Before preparing a proposed plat for an area, the owner, developer, or their representatives should have an informal pre-application meeting with the Plan Commission and/or the Village Engineer to determine applicable ordinance regulations and standards which must be complied with and whether an area general plan will be required. After the pre-application meeting(s), the subdivider should then prepare an area general plan as needed and a preliminary plat. As defined in this chapter, the preliminary plat must contain a substantial amount of data, and will thus be incomplete and cannot be considered as filed until all required data are submitted. The preliminary plat is received with filing fees by the Village Clerk's office, which, in turn, will forward the same to the Plan Commission for its review. Following its review (as well as comments from other appropriate agencies when required), the Plan Commission forwards its recommendation(s) to the Village Board, which then either approves, disapproves, or approves with modifications the preliminary plat.
A. 
Except as specifically provided otherwise below, every person who proposes to subdivide any land located within the subdivision jurisdiction of the Village shall file six copies of the preliminary plat of said subdivision with the Village Clerk.
B. 
He shall also file one copy of the preliminary plat and supporting data with the appropriate Soil and Water Conservation District. Said district shall have not more than 30 days to submit any comments it might wish to make to the Administrator. (See 70 ILCS 405/22.02a.)
C. 
Whenever a large tract is to be developed in stages and only a portion of that tract is to be submitted for final plat approval, nonetheless, a master development Plan of the entire tract shall be submitted.
D. 
All preliminary plats shall be reviewed and acted upon in accordance with 65 ILCS 5/11-12-8 and the provisions of the sections below.
E. 
Exceptions. The provision of this section shall not apply to:
(1) 
Minor subdivisions as defined at § 300-8; or
(2) 
Land that is specifically exempted from the Illinois Plat Act, as now or hereafter amended. [See 765 ILCS 205/1(b).]
(See Schedule A, included as an attachment to this chapter.)
Every preliminary plat shall be prepared by an Illinois registered land surveyor at any scale from one inch equals 20 feet through one inch equals 100 feet, provided the resultant drawing does not exceed 36 inches square. The applicant shall provide 11-inch-by-17-inch reduced-size copies for Village Board review. Each preliminary plat shall indicate on its face the following information:
A. 
A small key map showing the relation of the proposed subdivision to section or U.S. Survey lines and to platted subdivisions and dedicated roads within 300 feet of the proposed subdivision;
B. 
Names and addresses of the owner, subdivider (if not the owner), and registered professional engineer;
C. 
Proposed name of the subdivision;
D. 
Zoning district classification of the tract to be subdivided, and of the adjacent land;
E. 
North arrow, graphic scale, and date of map;
F. 
The gross and net acreage area of the proposed subdivision, the acreage of streets, and of any areas reserved for the common use of the property owners within the subdivision and/or for public use;
G. 
All lot lines adjacent to and abutting the subdivision;
H. 
Tract boundary lines showing dimensions, bearings, angles, and references to known land lines;
I. 
Topography of the tract to be subdivided as indicated by two-foot contour data for land having slopes of 0% to 4%, five-foot contour data for land having slopes between 4% and 12%, and ten-foot contour data for land having slopes of 12% or more;
J. 
Any proposed alteration, adjustment or change in the elevation or topography of any area;
K. 
Locations of such features as bodies of water, ponding areas, natural drainageways, railroads, cemeteries, bridges, parks, schools, etc.;
L. 
Streets and rights-of-way on and adjoining the site of the proposed subdivision; showing the names and including street right-of-way and paving widths; approximate gradients; types and widths of pavement, curbs, sidewalks, crosswalks, planting strips and other pertinent data, including classification of all existing or proposed streets as to function as collector, major, minor or county road;
M. 
A copy of the results of any tests made to ascertain subsurface rock and soil conditions and the water table;
N. 
Locations, widths, and purposes of all existing and proposed easements;
O. 
A copy of the description of all proposed deed restrictions and covenants;
P. 
Location and size of existing and proposed sanitary and storm sewers;
Q. 
Locations and types and approximate sizes of all other existing and proposed utilities;
R. 
Building setback or front yard lines and dimensions;
S. 
Locations, dimensions, and areas of all parcels to be reserved or dedicated for schools, parks/playgrounds, and other public purposes;
T. 
Locations, dimensions, and areas of all proposed or existing lots within the subdivision;
U. 
Information as defined in § 300-12B;
V. 
Delineated boundaries of any wetland;
W. 
Delineated boundaries of any Federal Emergency Management Agency identified floodplain, floodway or flood-prone areas.
A. 
The Plan Commission shall either approve or disapprove the application for preliminary plat approval within 90 days from the date of said application or the filing of the last item of required supporting data, whichever date is later, unless the Plan Commission and the subdivider mutually agree to extend this time limit. If the Plan Commission disapproves the preliminary plat, it shall furnish to the applicant within the ninety-day period a written statement specifying the aspects in which the proposed plat fails to conform to this chapter and/or the Official Map. If the Plan Commission approves the preliminary plat, it shall inform the Village Board that action can be taken at the next regularly scheduled Village Board meeting.
B. 
Notice of meeting. The Plan Commission shall give notice of its consideration of any preliminary plat and allow the opportunity to be heard to the following person(s) or groups during its preliminary review time span:
(1) 
Any person requesting notification of the meeting.
(2) 
Any property owner whose property is contiguous to the property, including property across the streets, railroads, creeks, and similar barriers; said information shall be provided by the applicant to the Village Clerk's office when filing the plat.
(3) 
Any governmental or taxing body which requests notification of the meeting.
(See 65 ILCS 5/11-12-8.)
A. 
The Village Board shall review the preliminary plat, along with the Plan Commission's recommendations and approve, disapprove or approve subject to certain conditions and/or modifications said preliminary plat within 30 days after its next regularly scheduled meeting following receipt of the written Plan Commission recommendations. If variances are needed from Zoning Code requirements, the Village Board has 60 days after its next regularly scheduled meeting to act on the preliminary plat.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
B. 
If the Village Board rejects the preliminary plat, its resolution shall specify the aspects in which the plat fails to comply with this chapter and/or the Official Map. The Village Clerk shall attach to the preliminary plat a certified copy of the Board's resolution of approval or disapproval. One copy of the resolution and plat shall be retained by the Clerk, one copy shall be filed with the Administrator, and one copy shall be sent to the subdivider by return receipt mail.
Preliminary plat approval shall confer the following rights and privileges upon the subdivider:
A. 
That the preliminary plat will remain in effect for a one-year period from the day the Village Board approves the same. The applicant may, during this period, submit all or part or parts of said preliminary plat for final approval. In the event that the subdivision is being developed in stages, the applicant may, by written mutual agreement with the Village Board, have final approval of the last part of the plat delayed for a period not to exceed five years from the date of the preliminary plat approval. Any part of a subdivision which is being developed in stages shall contain a tract of land at least one block in area or five gross acres.
B. 
That the general terms and conditions under which the preliminary plat approval was granted will not be changed for final approval.
C. 
The applicant may also proceed with any detailed improvement plans required for all facilities or utilities intended to be provided. Actual construction of such facilities and improvements may commence prior to final plat approval if the detailed improvement plans have been recommended by the Village Engineer and approved by the Village Board, provided that such facilities and improvements will be inspected throughout their construction, and final plat approval will be contingent in part upon acceptable compliance to Village improvement and facilities standards. If the applicant does not submit the improvement plans prior to the submission of the final plat, then he shall submit the improvement plans to the Village Clerk's office at the time that the final plat is submitted.