Before subdividing any tract or parcel of land in the Village
and the unincorporated areas within 1 1/2 miles of the Village
limits, an owner or subdivider shall:
A.
Meet with the Planning Commission to secure information relative
to requirements of the Comprehensive Plan, Official Map, Zoning Ordinance,
Subdivision Ordinance, and any other applicable Village ordinance.
B.
Submit to the Planning Commission a tentative plat of the proposed
subdivision showing the street system, arrangement of lots, and location
of public use areas.
C.
Submit a certificate of ownership for the proposed property to be
subdivided. If the property is owned by someone other than the subdivider,
a letter of permission to subdivide shall be supplied by the property
owner.
D.
Submit a financial statement along with a credit report of the subdivider,
with a letter from the subdivider's bank indicating the approval
from that facility to provide necessary funds to the subdivider for
the proposed subdivision in its entirety.
[Amended 4-26-1999 by Ord. No. 99-2; 2-27-2006 by Ord. No. 06-05]
A.
The owner or subdivider shall file an application for approval of
the preliminary plat to the Village Clerk along with: a business plan
and construction schedule, soil report from a licensed soils engineer
for the site, 12 copies of the preliminary plat.
B.
The Village Clerk shall refer copies of the plat and application
to the Planning Commission at least 10 days in advance of the next
meeting of the Planning Commission.
[Amended 7-27-2016 by Ord. No. 16-16]
C.
The Planning Commission shall notify the owner or subdivider as to
the time and place of the Planning Commission meeting at which he
or she will be afforded an opportunity to be heard.
D.
The Planning Commission shall approve or disapprove the application
for preliminary plat approval within 90 days from the date of filing
the application or the filing by the applicant of the last item of
required supporting documents, whichever date is later, unless such
time is extended by mutual consent of the applicant and the Planning
Commission.
E.
The Village Board shall accept or reject said plat within 60 days
after its regular stated meeting following the action of the Planning
Commission, unless such time is extended by the mutual consent of
the applicant and the Village Board.
F.
Upon approval of the preliminary plat by the Village Board, the following
notice of approval shall be stamped upon four prints thereof, and
required signatures affixed:
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NOTICE OF APPROVAL OF PRELIMINARY PLAT
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|
Notice is hereby given that the preliminary plat of a subdivision
shown hereon has received approval by the Village Board of the Village
of Coal City, Illinois, and upon compliance by the subdivider with
requirements of qualifications governing the approval of preliminary
plats and with other revisions and stipulations that may be required,
the Village Board will receive the final plat for consideration when
submitted by the subdivider in such form and within such time as required
by this ordinance.
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|
The Village Board of the Village of Coal City, Illinois
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|
Date ______________, 20____
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|
By
President
| ||
|
Attest
Village Clerk
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G.
Four prints of such approved preliminary plat shall be distributed
by the Village Clerk as follows:
A.
Application.
(1)
Within one year after approval of the preliminary plat by the Village
Board, the owner or subdivider shall file an application for approval
of the final plat with the Village Clerk. In cases where the application
for approval of a final plat is made for a part or parts of an approved
preliminary plat, the Village Board may extend the time for application
of approval of final plats for other parts of the approved preliminary
plat until a date or dates beyond the foregoing one-year period. The
subdivider shall present a plat showing the proposed future phases
of the preliminary plat so that the Village Board, with the recommendation
of the Planning Commission, can set dates for future final plat submittals.
[Amended 7-27-2016 by Ord. No. 16-16]
(2)
If a final plat approval application is not received within one year,
the preliminary plat is no longer valid, and must be resubmitted for
approval.
B.
The application for final plat approval shall include the mylar final
plat or its equivalent measuring 24 inches by 36 inches with 12 copies
of the final plat, along with four copies of all supporting maps,
improvement plans, specifications, estimates of cost, other calculations
and required documents. The final plat shall retain the substantial
design characteristics of the approved preliminary plat, except that
the Planning Commission may recommend and the Village Board may require
such changes or revisions as are deemed necessary in the interest
and needs of the community, in keeping with the provision of this
chapter. Accordingly, the Village Board shall refer the application
for approval of the final plat to the Planning Commission for recommendation
and report relative to design characteristics of the final plat.
C.
When the subdivider or owner, submitting the application for final
plat approval, has filed with the Village Clerk all drawings, maps,
and other documents required by this chapter to be furnished in support
thereof, and when all such material meets all requirements of this
chapter and other applicable ordinances of the Village, the Village
Board shall approve or disapprove the proposed plat within 30 days
after its regular stated meeting following the action by the Planning
Commission. This is only if all submittals have been made. The developer
and Village Board may mutually agree on a time period greater than
30 days.
D.
Upon approval by the Village Board, the Village Clerk shall secure
four contact prints of the approved final plat, and four copies of
the approved supporting documents.
(1)
One contact print of the final plat and, when applicable, one copy
of the accompanying protective covenants, and one copy of the supporting
documents shall be delivered to the Planning Commission for the files;
(2)
One contact print and all specifications, drawings, and estimates
shall be delivered to the Village Engineer;
(3)
One contact print and all other supporting documents shall be retained
by the Village Clerk. The Clerk shall keep these copies and documents
until a recorded copy of the final plat is provided to the Village
by the subdivider; and
(4)
One copy shall be delivered to the subdivider.
E.
The final plat in exact form as approved shall be filed for record
in the Recorder of Deeds' office of Grundy County or Will County depending
on the county in which the subdivision exists. The developer shall
secure three print copies of the recorded plat containing recording
data and deliver them to the Village Clerk within two days after recording.
The subdivider shall pay all recording and printing fees.
[Amended 4-26-1999 by Ord. No. 99-2]
A.
In case of redividing or resubdividing a lot or lots in any recorded
subdivision, which does not involve new street dedications or easements
of access, and involves no roadway construction, and no Village utility
extensions to serve the proposed resubdivided lots, the Planning Commission
can accept a final plat for approval without having previously reviewed
a preliminary plat of subdivision.
B.
The final plat shall be submitted in the form provided in this chapter
and shall be approved or disapproved by the Planning Commission and
sent on to the Village Board for final approval in accordance with
the applicable final plat provisions in this chapter. The subdivider
shall follow the regulations set forth in this chapter for final plats,
except as it may require action and documentation with respect to
subdivision improvements, which improvements, in the case of a minor
subdivision, will not be required.
C.
Any division or redivision of land which does not meet the requirements
of the minor land division shall fulfill all requirements of the subdivision
regulations in order to be approved by the Village.
The preliminary plat shall be drawn on reproducible paper having
a minimum size of 18 inches by 24 inches, such that clear and legible
prints can be made. If requested by the Village, a disc of the drawing
shall be provided. The preliminary plat shall show the following:
A.
Identification and description.
(1)
Proposed name of subdivision not duplicating name of any plat heretofore
recorded in the Village or in Grundy County or Will County, Illinois.
(2)
Location by section, town, and range, or by other approved legal
description.
(3)
An accompanying boundary line survey map with accurate distances
and angles prepared and certified by a registered surveyor and an
accompanying topographic map with one-foot contour interval, indicating
source of survey, shall accompany the preliminary plat.
(4)
Names and addresses of the owner or subdivider of the proposed subdivision
and designer of such subdivision, and date of preparation.
(5)
Graphic (engineering) scale, which shall not exceed 100 feet to one
inch.
(6)
North point (designated as true North).
B.
Existing conditions.
(2)
Total acreage therein.
(3)
Existing zoning districts in proposed subdivision and adjacent tracts.
(4)
Location, widths, and names of all existing or previously platted
street or other rights-of-way showing type of improvement (if any),
railroad and utility rights-of-way, parks and other public open spaces,
permanent buildings and structures, easements and section and corporate
lines within the tract and to a distance of 100 feet beyond the tract.
(5)
Location and size of existing sewer lines, water mains, culverts,
or other underground facilities within the tract and to a distance
of 100 feet beyond the tract, along with locations of catch basins,
manholes, valves, and hydrants, and indicating such data as surface
and invert elevations.
(6)
Location map, if required by the Planning Commission, drawn at a
scale of not less than one inch equals 1,000 feet, showing boundary
lines of adjoining unsubdivided or subdivided land within an area
bounded by the nearest thoroughfare or other natural boundaries, identifying
type of use of surrounding land and showing alignments of existing
streets.
(7)
Topographic data, including existing contours at vertical intervals
of not more than one foot, unless otherwise approved by the Village
Board (topographic data shall refer to United States Geodetic Survey
or adjusted county datum); and location of watercourses, marshes,
wetlands, and one-hundred-year floodplains, and other significant
features. Soil boring data shall be submitted unless otherwise deleted
as a requirement by the Village Board.
(8)
Locations of or reference to locations of existing monuments or survey
markers used in preparation of survey and grade elevation of each
monument and marker.
C.
Subdivision design features.
(1)
The preliminary plan shall be in substantial accord with the Comprehensive
Plan as amended from time to time.
(2)
Layout of streets showing right-of-way widths and street names (not
duplicating the name of any street heretofore used in the Village
and its environs unless such street is of or in line with an already
named street, in which event that name shall be used) and showing
proposed through streets extended to boundaries of subdivision.
(3)
Location and width of alleys, pedestrianways, and utility easements.
(4)
Layout, total number of lots, and dimensions of the lot containing
the minimum width and the lot containing the maximum width and depth.
(5)
Minimum front and side street building setback lines, indicating
dimensions.
(7)
Typical cross-section of streets and alleys, together with an indication
of the stormwater run off.
(8)
Proposed location, size, and gradients and invert elevations of sanitary
and storm sewers, and open drainageways if any, and proposed method
of sewage and waste. The plat shall also show the location of any
one-hundred-year floodplains.
(9)
Proposed street, pavement widths, approximate street elevations and
gradients.
(10)
Proposed locations and sizes of water mains, valves, and hydrants.
(11)
Location of proposed streetlights and easements therefor.
(12)
The subdivider shall submit proposed detailed grading plans
of blocks and lots. The plan shall show proposed top of foundation
grades and proposed lot line grading, which, when completed, will
provide for overland stormwater flow from all lots to streets or storm
sewers without causing flooding or standing water. No land which is
subject to periodic flooding or which contains inadequate drainage
facilities or other topographic conditions which may increase danger
to health, life or property or aggravate erosion or flood hazard will
be subdivided unless the subdivider agrees to make improvements which
will, in the opinion of the Village Engineer and Planning Commission,
make such land safe for development and occupancy.
[Amended 1-28-2002 by Ord. No. 02-07]
A.
After the approval of the preliminary plat and prior to filing an
application for approval of a final plat, the subdivider shall submit
to the Village Clerk two complete copies of all plans and specifications
prepared by a licensed engineer, for required land improvements and,
as required by the Planning Commission and Village Board, detailed
grading plans of lots and blocks. The Village Clerk shall forward
one complete set of such copies of plans and specifications for land
improvements and grading plans to the Planning Commission and one
such set of plans and specifications to the Village Engineer. The
Village Engineer, Planning Commission and other public officials having
jurisdiction shall approve such plans and specifications or set forth
the revisions necessary for approval within 30 days after being provided
the plans by the Village Clerk. Based upon the conditions of approval
of the plans and specifications, the subdivider shall have the plans
and specifications revised accordingly to cover such required land
improvements. Such revised plans and specifications shall be approved
or disapproved by the Village Engineer and Village Board, within 30
days, and if approved, such approval shall be certified on the final
plat.
B.
A completion bond for the required land improvements shall be filed by the owner or subdivider with the Village Clerk prior to recording of the final plat. The amount of the bond shall be as set forth in § 10-99F of the Village Code, as the same shall be amended from time to time by the corporate authorities of the Village.
[Amended 7-27-2016 by Ord. No. 16-16]
C.
The bond shall be in the form of cash, irrevocable letter of credit
from the owner's or subdivider's bank, or surety bond from a
bonding or surety company reasonably acceptable to the Village Board,
and in a form approved by the Village Attorney.
D.
The bond may be reduced only by action of the Village Board after
certification by the Village Engineer that the improvement is complete,
except that, upon completion of the storm drainage, curbs, subgrade,
base course, and 1/2 of the thickness of the wearing surface course
of any street, alley, or parking area, the Village Board, with certification
of the Village Engineer, may reduce that portion of the bond or other
guarantee or deposit covering such land improvements by no more than
an amount equal to 90% of the estimated cost of the aforementioned
improvements.
E.
The bond shall be conditioned upon the completion of the improvements required by § 155-57 and the payment of any and all fees required by these regulations within two years after the approval of the final plat. If such improvements are not completed and a certification of said completion has not been received from the Village Engineer within said two years, or such other time as may be extended by the Board, then the Village may apply against said bond or surety to fund completion of the required improvements.
[Amended 4-26-1999 by Ord. No. 99-2]
The final plat shall show the following:
A.
General. All information required on the preliminary plat as herein set forth in § 155-24, except that required therein in Subsection B(2) through (8) and Subsection C(4), (7), (8), (9), (10), and (12), shall be shown accurately and drawn at a scale of not more than 100 feet to the inch with black waterproof drawing ink on transparent mylar on one or more sheets, each having a dimension of 36 inches by 24 inches, in such a manner that clear and legible transparent or contact prints and photostatic copies can be made.
B.
Additional delineation.
(1)
Accurate angular and lineal dimensions of all lines, angles, and
curvatures, with functions used to describe all boundaries, including
boundary line survey of tract; streets; alleys; easements; areas to
be reserved for public use; and other important features. The error
of closure of boundary line surveys shall not exceed one in 5,000
(one foot for each 5,000 feet of perimeter survey). Angular error
shall not exceed plus or minus 20 seconds. Lot lines shall show dimensions
in feet and hundredths, and when an angle occurs in any lot line between
lot corners, the measurement of the angle shall be shown in degrees,
minutes, and seconds. The final plat shall show accurately the location
of all permanent lot markers as actually installed.
(2)
An identification system for all blocks and lots using consecutive
numbers.
(3)
True angles and distances to the nearest established street line
and official monuments (not less than three), which shall be accurately
described in the plat by location, size, and elevation.
(4)
Municipal, township, or section lines accurately referenced to the
line of the subdivision by distance and angles of same are on the
boundary or within 100 feet of said subdivision.
(5)
Accurate location of all monuments, which shall be placed at all
block corners, angle points, and at intermediate points as shall be
required by the Village Engineer, and installed in such a manner that
they may be located by a registered surveyor. All USGS, state, county,
Village or other official benchmarks, monuments, or triangulations
stations in or adjacent to the property shall be preserved in precise
position.
(6)
Accurate outlines of any areas to be dedicated or reserved for public
use or for the exclusive use of property owners within the subdivision.
(7)
Protective covenants, or filed as an accompanying document.
(8)
Clearly show any areas that exist within a one-hundred-year floodplain.
C.
Certificates. The application for approval of the final plat shall
not be deemed completed until the following certificates, other than
the Village Clerk certificates, have been duly executed:
[Amended 7-27-2016 by Ord. No. 16-16]
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OWNER'S CERTIFICATE AND SCHOOL DISTRICT CERTIFICATE
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|---|---|---|---|---|
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STATE OF ILLINOIS
COUNTY OF GRUNDY
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) SS
)
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This is to certify that the undersigned is the legal owner of
record of the land described on the plat hereon drawn and shown hereon
as subdivided, and has caused said land to be surveyed, subdivided,
staked, and platted as shown hereon, for the purpose of having this
plat recorded as provided by law.
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The undersigned hereby dedicates for public use the land shown
on the plat for thoroughfares, streets and public services; and also
hereby reserves for Ameritech, ComEd, and Nicor Gas Company, or their
successors or assigns, the easement provisions which are stated on
their standard forms attached hereto.
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And to certify that as owners of the property herein described
in the Surveyor's Certificate, which will be known as ______________________
Subdivision, to the best of our knowledge, is located within the boundaries
of Coal City Unit School District #1, and Joliet Jr. College School
District, in Grundy County, Illinois.
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Dated this _____ day of ______________, 20__.
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|
Owner
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NOTARY CERTIFICATE
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|---|---|---|---|---|
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STATE OF ILLINOIS
COUNTY OF GRUNDY
|
) SS
)
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I, the undersigned, a Notary Public in and for the County and
State aforesaid, do hereby certify that _________________________,
personally known to me to be the same person whose name is subscribed
to the foregoing Owner's Certificate, did appear before me this
day in person, and acknowledged and affirmed that he or she has signed
and delivered said instrument as his or her free and voluntary act
and deed for the uses and purpose therein set forth.
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Given under my hand and official seal this day of __________
20__.
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Dated this _____ day of ______________, 20__.
| ||||
|
SEAL
|
Notary Public
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ENGINEER'S AND OWNER'S CERTIFICATE
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|---|---|---|---|
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STATE OF ILLINOIS
COUNTY OF GRUNDY
|
) SS
)
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To the best of our knowledge and belief, the drainage of surface
waters will not be changed by the construction of this subdivision
or any part thereof, or that if such surface water drainage will be
changed, reasonable provision has been made for the collection and
diversion of such surface waters into public areas or drains which
the Owner has the right to use and then such surface waters will be
planned for in accordance with generally accepted engineering practices
so as to reduce the likelihood of damage to the adjoining property
because of construction of the subdivision. It is also certified that
all improvements for this subdivision have been designed in compliance
with the Village of Coal City Subdivision Regulations with respect
to drainage.
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|
Professional Engineer # ____________
| |||
|
Owner
| |||
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SURVEYOR'S CERTIFICATE
| |||
|---|---|---|---|
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STATE OF ILLINOIS
COUNTY OF GRUNDY
|
) SS
)
| ||
|
This is to certify that I, ____________________, Registered
Illinois Land Surveyor #________________, have surveyed and subdivided
the following described property to be known as ________________ Subdivision:
| |||
|
as shown by the plat which is a correct representation of said
survey and subdivision. All distances are shown in feet and decimals
thereof. I further certify that all regulations enacted by the Village
of Coal City relative to plats and subdivisions have been complied
with in the preparation of this plat.
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|
Also, I do further certify that part of the property shown on
this plat of subdivision is/is not located within a Special Flood
Hazard Area as identified by the Federal Emergency Management Agency
(FEMA).
| |||
|
Given under my hand and seal this ____ day of __________ 20__.
| |||
|
Registered Illinois Land Surveyor
| |||
|
Number _____________
| |||
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VILLAGE BOARD CERTIFICATE
| |||
|---|---|---|---|
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STATE OF ILLINOIS
COUNTY OF GRUNDY
|
) SS
)
| ||
|
The President and Village Board of the Village of Coal City,
County of Grundy, State of Illinois, hereby certify that said Board
has duly approved the final plat of __________________ Subdivision
on the ____ day of __________, 20__.
| |||
|
Attest:
Village Clerk
|
President
| ||
|
COUNTY CLERK CERTIFICATE
| ||||
|---|---|---|---|---|
|
STATE OF ILLINOIS
COUNTY OF GRUNDY
|
) SS
)
| |||
|
I,_____________________, County Clerk of Grundy County, Illinois,
do hereby certify that there are no delinquent general taxes, no unpaid
forfeited taxes, and no redeemable tax sales against any of the land
included in this plat, known as _____________ Subdivision.
| ||||
|
Given under my hand and seal at Morris, Grundy County, Illinois
this _____ day of _________, 20__.
| ||||
|
County Clerk
| ||||
|
CERTIFICATE AS TO SPECIAL ASSESSMENT
| |||
|---|---|---|---|
|
STATE OF ILLINOIS
COUNTY OF GRUNDY
|
) SS
)
| ||
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I, ____________________, Treasurer of the Village of Coal City,
do hereby certify that there are no delinquent or unpaid current or
forfeited special assessments or any deferred installments thereof
that have been apportioned against the tract of land included in this
plat, known as _______________________ Subdivision.
| |||
|
Dated at Coal City, Grundy County, Illinois, this _____ day
of _____________, 20___.
| |||
|
Village Treasurer
| |||
|
VILLAGE ENGINEER CERTIFICATE
| |||
|---|---|---|---|
|
STATE OF ILLINOIS
COUNTY OF GRUNDY
|
) SS
)
| ||
|
I, ____________________ Village Engineer of the Village of Coal
City, Illinois, hereby certify that the land improvements described
in the attached plat of _______________ Subdivision, and the plans
and specifications thereof, meet with the minimum requirements of
the Village of Coal City ordinances and have been completed or a bond
has been placed on file with the Village Clerk to insure that said
improvements will be completed in accordance with the plans and specifications
on file with the Village of Coal City.
| |||
|
Dated this _____ day of _____________, 20___.
| |||
|
Village Engineer
| |||
|
COAL CITY PLANNING COMMISSION APPROVAL
| |||||
|---|---|---|---|---|---|
|
STATE OF ILLINOIS
COUNTY OF GRUNDY
|
) SS
)
| ||||
|
I, the undersigned, Chair of the Planning Commission of the
Village of Coal City, County of Grundy, and State of Illinois, hereby
certify that said Commission has duly approved the final Plat of _____________________
Subdivision, attached hereto, on the _____ day of _____________, 20__.
| |||||
|
ATTEST:
Secretary
|
Chairman
| ||||
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VILLAGE CLERK'S CERTIFICATE: SITE DONATION AND IMPACT FEE
| |||
|---|---|---|---|
|
STATE OF ILLINOIS
COUNTY OF GRUNDY
|
) SS
)
| ||
|
I, ____________________, Village Clerk of the Village of Coal
City, Illinois, do hereby certify that the Final Plat of _______________
Subdivision was presented to, and by resolution duly approved by,
the Village Board of said Village of Coal City at its meeting held
on _____________, 20__, and that the required bond or other guarantee
has been posted for the completion of the improvements required by
the regulations of said Village.
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I also do hereby certify that the Lots within this Subdivision
are subject to the School Site Donation Ordinance and Park Site Ordinance
Impact Fees, the amounts of which are on file in the Village Clerk's
office, and will be due and payable by a lot owner at the time a building
permit is issued.
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Given under my hand and seal at Coal City, Illinois, this _____
day of ____________, 20 ___.
| |||
|
Village Clerk
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