The preliminary plat shall be drawn on tracing paper or tracing
cloth having a minimum size of 24 inches by 18 inches (or approved
otherwise), in such a manner that clear and legible prints can be
made and shall show the following.
The preliminary plat shall include the following identification
and description. The graphic scale shall not exceed 100 feet to one
inch.
A.
Proposed name of subdivision, not duplicating the name of any plat
heretofore recorded in the City or in LaSalle County, Illinois.
B.
Location of subdivision by section, town, range, or by other approved
legal description.
C.
An accompanying boundary line survey plat with accurate distances
and angles prepared and certified by a professional licensed land
surveyor in the State of Illinois, and an accompanying topographic
map indicating the source of survey shall accompany the preliminary
plat. All survey and topography work shall have the Illinois State
Plane Coordinate System, East Zone, as the horizontal base datum and
the NAVD 88 as the vertical base datum.
D.
Names and addresses of the owner or subdivider of the proposed subdivision
or PUD and designer of such subdivision.
E.
North arrow.
F.
Date of preparation.
The preliminary plat shall include the following existing conditions:
B.
Total acreage therein.
C.
Existing zoning districts in proposed subdivision and adjacent tracts.
D.
Location, widths, and names of all existing or previously platted
streets or other rights-of-way, showing type of improvements (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.
E.
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; also, locations of catch basins, manholes,
valves, and hydrants and indicating such data as surface and invert
elevations.
F.
Location map 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, but not less than 1/2 mile beyond the subdivision boundaries.
G.
Topographic data, including existing contours at vertical intervals
of not more than two feet, except in unusual topographical conditions,
such vertical intervals may be required to be altered as determined
by the City Engineer, and locations of watercourse, marshes, and other
significant features. Soil boring data and soil tests may be required
at locations and depths as determined by the City Engineer.
H.
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.
I.
Any other requirement as determined by the City Engineer.
The preliminary plat shall include the following subdivision
design features:
A.
Layout of streets showing right-of-way widths and street names (not
duplicating the name of any street heretofore used in the City and
its environs unless such street is an extension of or in line with
an already named street, in which event that name shall be used) and
showing proposed through streets extended to the boundaries of the
subdivision.
B.
Location and width of alleys, pedestrian ways, and utility easements.
C.
Layout, total number of lots, and dimensions of the lot containing
the minimum width and depth and the lot containing the maximum width
and depth.
D.
Minimum front and side street building setback lines, indicating
dimensions.
F.
Typical cross-section of streets and alleys, together with an indication of the proposed stormwater runoff (see Chapter 257, Stormwater Management).
G.
Proposed location, size, and gradients and invert elevations of sanitary
sewers, storm sewers, and open drainage ways, if any, and proposed
method of sewage and waste disposal.
H.
Proposed street, pavement widths, approximate street elevations and
gradients.
I.
Proposed locations and sizes of water mains, valves and hydrants.
J.
Location of proposed streetlights and easements therefor.
K.
An overall grading plan for the development of the entire site will
be required. Also, an erosion control and stormwater pollution prevention
control plan shall be submitted to the City Engineer and the State
of Illinois Environmental Protection Agency for approval prior to
the start of any construction.
L.
Note: Unless otherwise agreed to, all utility extensions (electric,
telephone, etc.) shall be placed underground and a note to that effect
shall be placed on both the preliminary and final plat.
M.
No land will be approved for development 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 unless the subdivider
agrees to make improvements which will, in the opinion of the City
Engineer and Plan Commission, make such land safe for development
and occupancy.
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 City Clerk six complete copies of all preliminary plans
and specifications, prepared by a professional engineer in the State
of Illinois for engineering required land improvements, and detailed
grading plans of lots and blocks. The City Clerk shall forward one
complete set of such copies of preliminary plans and specifications
for land improvements and grading plans to the Plan Commission and
four such sets of plans and specifications to the City Engineer. The
City Engineer and other public officials having jurisdiction shall
approve such preliminary plans and specifications or set forth the
revisions necessary for approval. Based upon the conditions of approval
of the preliminary plans and specifications, the subdivider shall
have prepared, by a professional licensed engineer in the State of
Illinois, final plans and specifications covering such required land
improvements. Such plans and specifications shall be received by the
City Engineer and other public officials having jurisdiction and if
approved shall be certified as such on the final plat.
