§ 62-42. Procedure for approval and recording of subdivision layout.

(a)

Generally. Except as outlined in section 62-6, the procedure detailed in this section shall be followed by subdividers in order to gain official approval for, and recording of, subdivision layout.

(b)

Zoning. Final approval shall not be granted to a subdivision unless it complies with all requirements of chapter 82 of this Code.

(c)

Preliminary conference. The subdivider shall contact the plats officer in order to schedule preliminary conference about his particular intentions and problems. A sketch map showing the following information shall be brought to such conferences: the boundaries of the property to be subdivided, existing easements and covenants affecting the property, land characteristics, such as natural drainage, swamp areas, wooded areas, and development characteristics such as surrounding streets, existing buildings, available community sewer, water and other utilities.

(d)

Tentative plat approval.

(1)

Within six months following the plats officer's conference or such greater time as the plats officer designates, the subdivision may submit a tentative plat of map of a subdivision and three reproductions thereof to the plat officer for conditional approval. Contemporaneously with the submission of the tentative plat to the plat officer, the party petitioning for the approval of the plat shall refer reproductions of the plat to any or all of the following review agencies as is appropriate:

County soil and water conservation district	County department of public health
Village attorney	Village engineer or designated engineer
Northern Illinois Gas Co.	Rockford Sanitary District
Commonwealth Edison Company	Rockford Board of Education
County highway department	State department of transportation
U.S. Post Office, address information	Village public works director
General Electric & Telephone	Cherry Valley Fire Protection District

 

Upon certification by the applicable agencies listed in this subsection (d) of their approval of the tentative plat, the plat officer shall schedule the tentative plat on the next available planning commission agenda for review and comment. In addition to the review of agency concerns and plat officer recommendations, conditional approval of a tentative plat shall be granted by the plat officer upon conformity with all of the pertinent laws, rules, regulations, and particularly with the technical requirements of section 62-161. Conditional approval shall be construed to be an expression of approval of the general layout submitted by the tentative plat as a guide to the preparation of the final plat and to act as assurance to the subdivider that his final plat will be approved if it conforms to the terms and conditions of the approved tentative plat.

(2)

The subdivider, contemporaneously with submitting a tentative plat to the village for review, shall pay to the village the sum equal to $200.00 plus $10.00 for each acre of land or any portion thereof, which constitutes the parcel of land described in the tentative plat. This fee is to reimburse the village for all costs incurred by the village associated with the review of the tentative plat. This fee contemplated by this chapter, shall be in addition to any other fee charged by the village as set forth in subsection (e)(4) of this section.

(e)

Tentative plat form and content. The tentative plat shall show the proposed layout for the whole tract of land owned or controlled by the subdivider and for any adjacent land, the design of which is dependent upon such tract. The tentative plat shall be drawn or printed on paper 24 inches wide by 36 inches long at a minimum scale of 100 feet to one inch, unless otherwise approved by the plat officer. The tentative plat shall show or be accompanied by the following information:

(1)

Title and certificates. The name under which proposed subdivision is to be recorded, location and position by quarter-quarter section, section, township, range, county and state; names and addresses of the subdivider; notation stating scale, north arrow, and the following certificate:

"State of Illinois

Village of Cherry Valley

Approved by ____________ Village

Plat Officer this ____________ day of

2 ____________ , A.D."

(2)

Topographic data and descriptions of existing conditions.

a.

Boundary lines. Approximate angles and distances with reference to a United States land survey corner.

b.

Easements. Location, width and purpose of easements and other existing restrictions, reservations or covenants.

c.

Streets on and adjacent to or extending from the tract. Name and right-of-way width and locations; walks, curbs, gutters, culverts, building setback lines.

d.

Utilities existing on and adjacent to the tract. Location and size of sanitary and storm sewers; location and size of water mains; location of gas lines, fire hydrants and electric and telephone lines. If water mains and sewers are not on or adjacent to the tract, indicate the direction and distance to, and size of nearest ones.

e.

Ground elevations on the tract. Based on the USGS datum plane benchmark, or based on a location concrete monument from which the datum plane is taken. For land that slopes less than approximately two percent show spot elevations at all breaks in grade, along all drainage channels or swales, and at selected points not more than 100 feet apart in all directions. For land that slopes more than approximately two percent, show two-foot contour intervals.

f.

Other conditions on the tract. Watercourses, marshes, areas subject to inundation, rock outcrop, wooded areas, isolated preservable trees (one foot or more in diameter), houses, barns, shacks, and other significant features.

g.

Other conditions on adjacent land. The approximate direction and gradient of ground slope, including any embankments or retaining walls (this can be shown on a small map at convenient scale or on the location map); character and location of buildings, railroads, power lines, towers, and other nearby nonresidential land uses or adverse influences.

h.

Proposed public improvements. Highways or other major improvements planned by public authorities for future construction on or near the tract according to the information received from the village engineer or designated engineer at the preliminary conference.

i.

Location map. A small scale drawing of the section in which the subdivision is situated, and showing the location of the subdivision. This map shall show any lake or stream or the portion thereof to which access is provided from the subdivision, indicating the relation of the subdivision thereto.

j.

Subsurface conditions of the tract. Location and results of tests made to ascertain subsurface soil, rock, and groundwater conditions.

(3)

All proposals of the subdivider. All proposals of the subdivider including:

a.

Streets: Names; right-of-way and roadway widths; similar data for alleys, if any. Further, the village reserves the sole and exclusive right to approve the names being submitted for approval by the developer for any public street or right-of-way. Should the village not approve any proposed name for a public street or right-of-way, the developer may resubmit a name, or in the alternative, the village may designate a name itself.

b.

Rights-of-way of easements. Location, width and purpose.

c.

Lot lines and approximate dimensions.

d.

Sites, if any, for the following: Multifamily dwellings, shopping centers, churches, industry, other uses exclusive of single-family dwellings.

e.

Minimum building setback lines.

f.

Site data: Tabulation of gross area, street area, not subdivided area, total number of lots, average lot size, typical lot dimensions, lineal feet of streets.

g.

Sites to be reserved or dedicated for parks, playgrounds and other public uses.

h.

A draft of any protective covenants by which the subdivider may propose to regulate land use in the subdivision and otherwise to protect the proposed development.

(4)

Other tentative plans. When required by the village board, the tentative plat should be accompanied by profiles showing ground surface and proposed street grades, including extensions for a reasonable distance beyond the limits of the proposed subdivision, typical cross sections of the proposed grading, roadway and sidewalk, and a tentative plan or proposed water mains, sanitary and storm sewers with approximate grades and sizes indicated. All elevation shall be based on the USGS datum. The village engineer or designated engineer shall review all constructions plans and specifications within the jurisdiction limits of the village for conformity to the preliminary plat, site plan and village codes. Principals and provisions set forth in this chapter will be reviewed for compliance. The cost incurred by the village from the village engineer or designated engineer shall, upon the engineer's completion, be reimbursed to the village by the developer, project owner, or site owner.

(Code 1974, § 18-10(a)—(d))