Code of Ordinances

of Union County, Illinois.

Ordinance Chapter: Chapter 34 - Subdivision Code [34-1]

The Plan­ning Com­mis­sion may grant a vari­ance or spe­cial excep­tion from all pro­vi­sions of Arti­cle V and Arti­cle VI of this Ordi­nance, except Sec­tion 34‑5‑12 of Arti­cle V, pro­vid­ed, in each case, that three (3) of the fol­low­ing pro­vi­sions, includ­ing (A) and (B) are met:

(A) the sub­di­vider shall apply in writ­ing for such a vari­ance or excep­tion upon fil­ing of the pre­lim­i­nary plat with the Zon­ing Offi­cer; and

(B) any vari­ance or excep­tion grant­ed shall com­ply with the Intent and Pur­pose declared in Sec­tion 34‑1‑4 of Arti­cle I; and

(C) the sub­di­vider shows that because of topo­graph­i­cal or oth­er phys­i­cal con­di­tions pecu­liar to the site the pro­vi­sions of this Ordi­nance would cause an unnec­es­sary hard­ship if strict­ly adhered to; or

(D) in the opin­ion of the Plan­ning Com­mis­sion, the vari­a­tion or excep­tion will afford bet­ter site design and land uti­liza­tion. 

34‑7‑1.1 Any vari­a­tion pro­posed or con­tained with­in a planned unit devel­op­ment shall be gov­erned by the applic­a­ble require­ments in The Union Coun­ty Zon­ing Code, rather than this Arti­cle. 

34‑7‑1.2 Any vari­a­tion grant­ed shall be in writ­ing and clear­ly state all con­di­tions requir­ing the vari­ance or spe­cial excep­tion and shall set forth the exact terms of the vari­ance; a copy of which shall be attached to the pre­lim­i­nary plats or final plats as the case may be. 

34‑7‑1.3 A copy of any vari­a­tion shall be part of the pub­lic record and shall be filed in the office of the Zon­ing Officer.

 

FIGURES

 

FIGURE 1                Vari­a­tions for Sub­di­vid­ing This 23 Acre Tract

FIGURE 2                Exam­ples of Sub­di­vi­sion Planning

FIGURE               Catch Basin Detail

FIGURE 4                Stan­dards for Sub­di­vi­sion Streets

FIGURE 5                Sub­di­vi­sion Land Access Street

The com­plet­ed improve­ments will not be accept­ed by the Road Dis­trict nor the Coun­ty until the devel­op­er pro­vides an affi­davit which cer­ti­fies that all sums of mon­ey due for labor, mate­r­i­al, freight, machin­ery, dam­ages, etc. have been paid.  See Fig­ure 5 for a sam­ple affi­davit.  The devel­op­er shall be respon­si­ble for main­tain­ing the com­plet­ed road­way, includ­ing seed­ing and drainage appur­te­nances, for a peri­od of one (1) year after the improve­ments are accept­ed by the Road Com­mis­sion­er or Coun­ty Engineer.

he Bond or an Irrev­o­ca­ble Let­ter of Cred­it shall remain in effect until such time as the Coun­ty Clerk shall, by writ­ten autho­riza­tion to the Coun­ty Trea­sur­er, release the sure­ty from the oblig­a­tion of the bond, which release may be par­tial and may occur from time to time, as improve­ments are com­plet­ed and approved; pro­vid­ed, however:

(A) Autho­riza­tion to release up to nine­ty per­cent (90%) of the bond amount or the Irrev­o­ca­ble Let­ter of Cred­it may be autho­rized by the­Coun­ty­Clerk upon writ­ten noti­fi­ca­tion from the Coun­ty Engi­neer.  Such autho­riza­tion by the­Coun­tyEngi­neer shall only be giv­en as improve­ments are installed equal in val­ue to funds released.

(B) The remain­ing ten per­cent (10%) may only be released when the­Coun­tyEngi­neer noti­fies the Zon­ing Offi­cer, in writ­ing, that all improve­ments have been com­plet­ed in a sat­is­fac­to­ry man­ner.  The Admin­is­tra­tive Offi­cer shall then noti­fy the Coun­ty Clerk that autho­riza­tion may be giv­en to release all funds. When­ev­er improve­ments are to be ded­i­cat­ed to anoth­er author­i­ty, school dis­trict, road dis­trict, park or oth­er gov­ern­ment, such improve­ments shall be accept­ed or approved before the release of all funds.

A sure­ty bond by an insur­ance com­pa­ny autho­rized to do busi­ness in the State of Illi­nois or Irrev­o­ca­ble Let­ter of Cred­it shall be post­ed by the appli­cant with the Coun­ty Clerk as approved by the Coun­ty Board before con­struc­tion of the improve­ments or facil­i­ties is start­ed. Such sure­ty bond shall be one and one‑half (1 1/2) times the amount deter­mined by the Coun­ty Engi­neer as equal to the esti­mat­ed con­struc­tion cost of all improve­ments intend­ed to de ded­i­cat­ed to the Coun­ty, oth­er pub­lic body or approved pri­vate legal enti­ty. Per­for­mance of work nec­es­sary to com­plete con­struc­tion and instal­la­tion of the required improve­ments to be ded­i­cat­ed to the Coun­ty, oth­er pub­lic body, or approved pri­vate legal enti­ty shall be com­plet­ed with­in two (2) years of the date of approval of the final plat, unless such time is extend­ed by writ­ten agree­ment between the appli­cant and the Coun­ty Board. If such improve­ments are not sat­is­fac­to­ri­ly installed with­in the time peri­od spec­i­fied or required, then such sure­ty bond or pro­por­tion there­of shall be for­feit­ed by the appli­cant, and the pro­ceeds of the sure­ty bond shall be used to pay for the com­ple­tion of installing such improve­ments in accor­dance with the require­ments spec­i­fied here­in. 

The cap­i­tal improve­ment or facil­i­ties intend­ed to be ded­i­cat­ed to the Coun­ty, Road Dis­trict, oth­er pub­lic body or accept­able pri­vate enti­ty have been com­plet­ed, inspect­ed and accept­ed pri­or to such approval; or 

Final plat shall be nei­ther approved by the Coun­ty Board nor record­ed by the­Coun­ty­Clerk unless the applic­a­ble fol­low­ing con­di­tions are met. 

When a sub­di­vi­sion con­tains sew­ers, sewage treat­ment plants, water sup­ply sys­tem, park area, streets or oth­er phys­i­cal facil­i­ties that have not been ded­i­cat­ed to and accept­ed by an exist­ing pub­lic agency, ade­quate pro­vi­sion shall be made for the con­tin­u­ous main­te­nance, super­vi­sion, oper­a­tion, and recon­struc­tion of such facil­i­ties by the lot own­ers in the sub­di­vi­sion, sub­ject to the reg­u­la­tions of the Depart­ment of Pub­lic Health and Com­merce Com­mis­sion of the State of Illi­nois and the Illi­nois Envi­ron­men­tal Pro­tec­tion Agency, where applic­a­ble. 

All traf­fic con­trol devices shall con­form to the lat­est edi­tion of the State of Illi­nois Man­u­al of Uni­form Traf­fic Con­trol Devices.  The Coun­ty Engi­neer will pro­vide writ­ten require­ments at the time of the improve­ment plan review. 

In addi­tions to the side­walk require­ments, devel­op­ers are encour­aged to include oth­er meth­ods of pedes­tri­an move­ment such as bike paths and nature trails in con­junc­tion with or par­tial­ly in sub­sti­tu­tion for side­walks, in accor­dance with the Depart­ment of Nat­ur­al Resources spec­i­fi­ca­tion. 

Side­walks, if pro­vid­ed, shall be of Port­land cement con­crete, with a min­i­mum thick­ness of four (4) inch­es and a min­i­mum width of four (4) feet.

(A) All walks shall be con­struct­ed at a grade no steep­er than ten per­cent (10%), unless steps of ade­quate design with handrails are pro­vid­ed and approved by the Coun­ty Engineer.

(B) Non‑residential side­walks with­in the non‑residential site shall be con­crete, four (4) inch­es thick and six (6) feet in width, except at dri­ve­ways where thick­ness shall be approved by the Coun­ty Engi­neer and shall be ade­quate for the intend­ed use.

(C) Side­walks shall be pro­vid­ed with num­ber six (6) rein­forc­ing mesh across the entire width and breadth of dri­ve­way aprons or the con­crete shall be at least six (6) inch­es in thick­ness. 

When a pub­lic or semi-pri­­­vate water dis­tri­b­u­tion sys­tem is pro­vid­ed, fire hydrants shall be installed by the sub­di­vider as part of the water dis­tri­b­u­tion sys­tem. Instal­la­tion of hydrants shall be accom­plished in such man­ner that each lot is with­in four hun­dred (400) feet of the fire hydrant when mea­sured along the cen­ter line of the right‑of‑way. No fire hydrant shall be placed on a main small­er than six (6) inch­es in diam­e­ter. Fire hydrants must be locat­ed no fur­ther than twen­ty (20) feet from the curb. Hydrants installed shall be of the type approved by the Fire Chief of the dis­trict hav­ing jurisdiction.

When pro­vid­ed, each lot in the sub­di­vi­sion shall be pro­vid­ed at the prop­er­ty line with a con­nec­tion to the semi-pri­­­vate or pub­lic water sys­tem. The con­struc­tion of the water sys­tem shall con­form to the approved plans and spec­i­fi­ca­tions and all work shall be prop­er­ly inspect­ed and approved by the Coun­ty Engi­neer. Water dis­tri­b­u­tion lines shall not be small­er than six (6) inch­es in diam­e­ter. 

When pro­vid­ed, each lot in the sub­di­vi­sion shall be pro­vid­ed at the prop­er­ty line with a con­nec­tion to the pri­vate or pub­lic san­i­tary sew­er sys­tem. The con­struc­tion of the sew­er sys­tem shall con­form to the approved plans and spec­i­fi­ca­tions and all work should be prop­er­ly inspect­ed and approved by the Coun­ty Engi­neer. 

All pro­posed water and san­i­tary sew­er facil­i­ties shall com­ply with the min­i­mum require­ments and rec­om­men­da­tions of the Envi­ron­men­tal Pro­tec­tion Agency of the State ofIll­i­nois. When a pro­posed sub­di­vi­sion is acces­si­ble to a pub­lic sew­er sys­tem and/or water dis­tri­b­u­tion sys­tem, the sub­di­vider shall pro­vide the sub­di­vi­sion with a com­plete san­i­tary sew­er sys­tem and/or water dis­tri­b­u­tion sys­tem to be con­nect­ed to the prop­er pub­lic system(s), when a per­mit can be secured from the pub­lic agency. Util­i­ties, when pos­si­ble, shall be placed in the back lot easements.

When­ev­er a pri­vate sys­tem of san­i­tary sew­ers and a treat­ment plant are pro­vid­ed, such sys­tem and plant shall con­form to all stan­dards, spec­i­fi­ca­tions and require­ments of the Illi­nois Envi­ron­men­tal Pro­tec­tion Agency and shall be approved by the agency and the Coun­ty Engineer.

When­ev­er a pri­vate sewage sys­tem is uti­lized, the sys­tem shall com­ply with applic­a­ble Coun­ty reg­u­la­tions or rec­om­men­da­tions of the Illi­nois Depart­ment of Pub­lic Health, whichev­er is greater. Any such pri­vate sewage sys­tem need not be con­struct­ed until the prin­ci­pal build­ing or res­i­dence is erect­ed on the lot. 

Elec­tri­cal, tele­phone, and CATV ser­vice lines shall be placed under­ground through­out the sub­di­vi­sion. The con­duit or cables shall be locat­ed with­in ease­ments or pub­lic rights‑of‑way in a man­ner which will not con­flict with oth­er under­ground ser­vices. All trans­form­ers and ter­mi­nal box­es shall be locat­ed so as not to be unsight­ly or haz­ardous to the pub­lic. The loca­tion of such ser­vices with­in any pub­lic right‑of‑way shall be approved by the Coun­ty Engi­neer. 

All across‑road cul­verts and entrance cul­vert shall com­ply with the spec­i­fi­ca­tions. No such pipe cul­verts, how­ev­er, shall be less than fif­teen (15) inch­es in diam­e­ter unless writ­ten approval is giv­en by the Coun­ty Engi­neer for a reduced size, a min­i­mum of twelve (12) inch­es in diam­e­ter. The sizes of all drainage struc­tures shall be com­put­ed by using “Talbot’s For­mu­la” for runoff. The design, instal­la­tion and con­struc­tion of all drainage struc­tures shall be com­put­ed by using con­struc­tion of all drainage struc­tures shall be sub­ject to the approval of the­Coun­tyEngi­neer and the Road Dis­trict High­way Com­mis­sion­er and/or Illi­nois Depart­ment of Transportation.

The flow line of any com­bi­na­tion curb and gut­ter sec­tion, as well as the flow line of any storm sew­er, shall have a fall of at least 0.5 of a foot per one hun­dred (100) lin­eal feet, except where ver­ti­cal curves in the grade line of the street make this pro­vi­sion inap­plic­a­ble with respect to the curb and gutter.

Storm sew­ers shall be required to pro­vide ade­quate drainage along any street and such storm sew­ers, man­holes, catch basins, inlets and out­lets shall be con­struct­ed in accor­dance with the applic­a­ble pro­vi­sions in the spec­i­fi­ca­tions.  Catch basins are to be con­struct­ed in accor­dance with Illi­nois Depart­ment of Trans­porta­tion stan­dards.  The storm water drainage sys­tem shall be sep­a­rate and inde­pen­dent of the san­i­tary sew­er sys­tem and shall be in accor­dance with the drainage laws of the State ofIll­i­nois.  The plans and spec­i­fi­ca­tions for the dis­pos­ing of storm water shall be approved by the Coun­ty Engi­neer. 

All streets shall be con­struct­ed as here­inafter provided:

(A) All new road­ways with­in a sub­di­vi­sion shall be designed and con­struct­ed accord­ing to the Illi­nois Depart­ment of Transportation’s “Stan­dard Spec­i­fi­ca­tions for Road and Bridge Con­struc­tion” (here­inafter referred to as the Stan­dard Spec­i­fi­ca­tions) and the accom­pa­ny­ing “High­way Stan­dards” man­u­al, which are in effect at the time the improve­ment plans are sub­mit­ted for approval.

(B) Grad­ing Road­way and Side Slope.  The width of all street sur­faces and road­way right-of-ways shall be as detailed in Sec­tion 34–5‑5.  The typ­i­cal road­way cross-sec­­­tion shall be as detailed in Fig­ures 3 and 4 of this Code.

  1. All dis­turbed areas shall be seed­ed in accor­dance with the Stan­dard Specifications.
  2. Alleys shall be designed and con­struct­ed the same as Land Access Streets except that the min­i­mum sur­face width shall be eigh­teen (18) feet, and curb and gut­ter will not be required.
  3. Cul‑de‑sacs shall have a min­i­mum diam­e­ter of eighty (80) feet.

(C) Street Con­struc­tion Stan­dards.  All streets with­in the juris­dic­tion­al author­i­ty of the Coun­ty oth­er than state high­ways shall be improved with pave­ments bound­ed by inte­gral con­crete curbs and gut­ters, in accor­dance with the fol­low­ing min­i­mum criteria:

  1. The Coun­ty Engi­neer shall be con­sult­ed for design and con­struc­tion stan­dards per­tain­ing to Area Ser­vice High­ways and Col­lec­tor Streets.
  2. The design and con­struc­tion of Land Access Streets shall be accord­ing to the Stan­dard Spec­i­fi­ca­tions and as detailed in Fig­ures 3 and 4 depend­ing on the lot sizes and aver­age lot density.
  3. Land access streets for large lot sub­di­vi­sions can be con­struct­ed, if approved by the Plan­ning Com­mis­sion, in accor­dance with the road­way cross sec­tion shown by attached Fig­ure 4.  A large lot sub­di­vi­sion shall be defined as hav­ing a min­i­mum lot den­si­ty of one (1) lot per acre based on the total sub­di­vid­ed area with no lot less than three-fourths (3/4) acre in size.

(D) Util­i­ty Lines.  Under­ground util­i­ty lines in util­i­ty ease­ments or rights‑of‑way shall be installed pri­or to the con­struc­tion of such streets and alleys.

(E) Guard Rails.  The admin­is­tra­tive offi­cer may require the place­ment of met­al guard rails at loca­tions where, in his opin­ion, the pub­lic safe­ty is involved. 

The sur­vey­or must at the time of mak­ing the sur­vey, set in such man­ner that they will not be moved by frost, good and suf­fi­cient mon­u­ments mark­ing the exter­nal bound­aries of the tract to be divid­ed and must des­ig­nate upon the plat the points where they may be found. These mon­u­ments must be placed at all cor­ners, at each end of all curves, at the point where a curve changes its radius, at all angle points in any line and at all angle points along a mean­der line, the points to be not less than twen­ty (20) feet back from the nor­mal water ele­va­tion of a lake or from the bank of a stream, except that when such cor­ners or points fall with­in a street, or pro­posed future street, the mon­u­ments must be placed in the right of way line of the street. These mon­u­ments, two of which must be of rein­forced con­crete and set at oppo­site extrem­i­ties of the prop­er­ty plat­ted. All lot cor­ners shall be mon­u­ment­ed in a like man­ner with iron pins or pipe.

Con­crete mon­u­ments shall be in accor­dance with State Plat Act. 

Util­i­ty and street improve­ments shall be pro­vid­ed by the sub­di­vider in each new sub­di­vi­sion in accor­dance with the stan­dards and require­ments described in the fol­low­ing Sec­tion. The require­ments set forth below shall be con­sid­ered as min­i­mum require­ments and noth­ing con­tained here­in shall be con­strued to mean that the sub­di­vider can­not con­struct or pro­vide improve­ments of a high­er type.

No final plat shall be approved unless:

  1. the improve­ments required in this Arti­cle have been com­plet­ed and approved pri­or to such approval, or
  2. the sub­di­vider shall file a per­for­mance guar­an­tee or bond as pro­vid­ed in Sec­tion 34‑6–16.2. 

All sub­di­vi­sions shall be planned, designed, con­struct­ed and main­tained so that:

(A) Exist­ing healthy trees and native veg­e­ta­tion on the site are pre­served to the max­i­mum extent fea­si­ble and are pro­tect­ed by ade­quate means dur­ing construction.

(B) Exist­ing native veg­e­ta­tion is not dis­turbed, injured or removed pri­or to site devel­op­ment, except to the extent necessary.

(C) Fol­low­ing con­struc­tion, veg­e­ta­tion suit­able to the site is plant­ed. Mul­ti­ple vari­eties should be used alter­nate­ly.  Trees should be plant­ed at inter­vals of at least one (1)every six­ty (60) feet and at a dis­tance of at least six (6) feet out­side of the road right-of-way.  No tree shall be plant­ed with­in the road right-of-way.

(D) Exist­ing trees are pre­served with­in any right‑of‑way when such trees are suit­ably locat­ed, healthy, and when approved grad­ing allows.

(E) No branch­es, dead trees, or uproot­ed stumps remain after development.

he fol­low­ing stan­dards shall be applied in the sub­di­vi­sion and con­struc­tion of land areas.

(A) The devel­op­ment shall con­form to the nat­ur­al limi­tations pre­sent­ed by topog­ra­phy and soil so as to cre­ate the least poten­tial for soil erosion.

(B) Nat­ur­al plant cov­er­ing shall be retained and pro­tect­ed so far as is con­sis­tent with devel­op­ing the site.

(C) When soil is exposed, the expo­sure shall be for the short­est fea­si­ble peri­od of time.

(D) Land shall be devel­oped in incre­ments of work­able size such that ade­quate ero­sion and sil­ta­tion con­trols can be pro­vid­ed as con­struc­tion pro­gress­es.  The small­est prac­ti­cal area of land shall be exposed at any one peri­od of time.

(E) Appro­pri­ate con­trol mea­sures shall be installed pri­or to devel­op­ment when nec­es­sary to con­trol erosion.

(F) Pro­vi­sion shall be made to effec­tive­ly accom­mo­date the increased runoff caused by changed soil and sur­face con­di­tions dur­ing and after development.

(G) Sed­i­ment basins, debris basins, desilt­ing basins, or silt traps shall be installed and main­tained to remove sed­i­ment from runoff waters under­go­ing development.

(H) Tem­po­rary veg­e­ta­tion or, where appro­pri­ate, mulching or oth­er ero­sion con­trol prod­uct shall be used to pro­tect areas exposed dur­ing development.

(I) Where the top­soil is removed, suf­fi­cient top­soil shall be set aside for respread­ing over the devel­oped area.  The soil shall be restored to a depth of four (4) inch­es and shall be of a qual­i­ty at least equal to the soil qual­i­ty pri­or to development.

(J) Per­ma­nent, final plant cov­er­ing or struc­tures shall be installed as soon as pos­si­ble. 

No plat shall be approved for any sub­di­vi­sion which is sub­ject to flood­ing as defined in the Coun­ty Zon­ing Ordi­nance, unless the plat con­forms to the applic­a­ble require­ments of the Ordinance.

(A) No plat shall be approved for any sub­di­vi­sion or part there­of which is sub­ject to peri­od­ic flood­ing or which con­tains inad­e­quate drainage facil­i­ties or which makes ade­quate drainage of streets impos­si­ble.  How­ev­er, if the sub­di­vider agrees in writ­ing to make improve­ments at his expense which will, in the opin­ion of the Plan­ning Com­mis­sion, make the area safe for human occu­pan­cy and use fur­ther pro­vides ade­quate drainage for streets, then the pre­lim­i­nary and final plat may be approved.

(B) Storm water drainage shall be dis­charged to marsh­ lands, swamps, reten­tion basins or oth­er treat­ment facil­i­ties.  Diver­sion of storm water to marsh­lands or swamps shall be con­sid­ered by the Plan­ning Com­mis­sion for exist­ing or planned sur­face drainage.  Marsh­lands and swamps used for storm water shall pro­vide for nat­ur­al or arti­fi­cial water lev­el control.

(C) No exist­ing ditch, stream, drain or drainage canal shall be deep­ened, widened, filled, rerout­ed or filled with­out writ­ten per­mis­sion from the prop­er authority.

(D) Where arti­fi­cial chan­nels must be con­struct­ed to aug­ment the nat­ur­al drainage sys­tem, such chan­nels as well as the nat­ur­al drainage ways may be planned as part of a recre­ation trail sys­tem.  Chan­nels shall be designed to be aes­thet­i­cal­ly com­pat­i­ble for recre­ation­al trail use.

(E) The drainage sys­tem shall be con­struct­ed and oper­a­tional dur­ing con­struc­tion; or as approved by theCountyEngineer.

(F) The nat­ur­al drainage sys­tem shall be used as far as is fea­si­ble for the stor­age and flow of runoff.

(G) The Coun­ty Board shall not approve the final plat unless in addi­tion to the require­ments of Sec­tion 34‑5‑17 above, the topo­graph­i­cal and pro­file stud­ies to be sub­mit­ted with the sub­di­vi­sion plat have on their face the cer­ti­fi­ca­tion of a Reg­is­tered Pro­fes­sion­al Engi­neer, and the own­er of the land or his duly autho­rized attor­ney.  The cer­ti­fi­ca­tion shall state in effect that to the best of their knowl­edge and belief:

  1. the drainage of sur­face waters will not be changed by sub­di­vi­sion con­struc­tion; or
  2.  if sur­face drainage will be changed, ade­quate pro­vi­sion has been made for col­lect­ing such water into des­ig­nat­ed pub­lic areas or approved drains. In addi­tion, cer­ti­fi­ca­tion must be made that such water will not cause dam­age to adjoin­ing prop­er­ties because of sub­di­vi­sion construction.

These topo­graph­i­cal and pro­file stud­ies shall not be record­ed but shall be filed as a pub­lic doc­u­ment. 

All streets pro­posed for either pub­lic or pri­vate main­te­nance shall be con­struct­ed to the min­i­mum stan­dards of this Code and be sub­ject to the improve­ment plan review procedures.

All indi­vid­ual sewage sys­tems shall be designed and installed in accor­dance with the cur­rent reg­u­la­tions of the Illi­nois Depart­ment of Pub­lic Health and the Coun­ty Health Depart­ment or their suc­ces­sor.  Sub­di­vider shall at time of sub­mit­ting the Pre­lim­i­nary Plat make appli­ca­tion to the Bi‑County Health Depart­ment for approval of the method pro­posed for sewage dis­pos­al on each indi­vid­ual lot.

(A) For sub­sur­face seep­age sys­tems the devel­op­er must demon­strate, by fur­nish­ing per­co­la­tion tests and soil sur­vey data that the pro­posed sys­tems would func­tion prop­er­ly at the loca­tions proposed.

(B) For sur­face dis­charge sys­tems, the devel­op­er shall sub­mit as part of the site drainage study report a dis­charge loca­tion pro­pos­al for each lot. Copy of the drainage study report is to be sub­mit­ted to the Coun­ty Health Depart­ment or their suc­ces­sor at the time the appli­ca­tion for approval of sewage dis­pos­al system(s) is made.

(C) Any sub­di­vi­sion allow­ing use of aer­o­bic dis­pos­al sys­tems, shall as part of the pro­tec­tive covenants for the sub­di­vi­sion, require that a main­te­nance agree­ment con­tract on the sys­tem be manda­to­ry.  The main­te­nance agree­ment must com­ply with reg­u­la­tions set forth in the Illi­nois Depart­ment of Pub­lic Health Pri­vate Sewage Dis­pos­al Code and the Union Coun­ty Sewage Code and pro­vide for a min­i­mum of one (1) doc­u­ment­ed inspec­tion every twelve (12) months by a qual­i­fied company.

(D) The Pre­lim­i­nary Plat shall not be approved by the Coun­ty Board until the Health Department’s writ­ten approval of the devel­op­ers sewage dis­pos­al pro­pos­al is obtained from the Health Depart­ment Admin­is­tra­tor. 

In areas where on‑site sewage dis­pos­al sys­tems will be installed, the size and rel­a­tive loca­tion shall be gov­erned by the Illi­nois Depart­ment of Pub­lic Health and Union Coun­ty Sewage Code reg­u­la­tions in effect at the time. In addi­tion, the fol­low­ing require­ments shall also apply:

(A) On each lot, there shall be an area pre­served for the con­struc­tion of an addi­tion­al drain field sys­tem should the orig­i­nal drain field fail.  The area set aside for a sec­ond drain field shall be of a size and so locat­ed that a drain field can be con­struct­ed that will meet all stan­dards on size and set­backs rec­om­mend­ed by the Illi­nois Depart­ment of Pub­lic Health and the Coun­ty Health Depart­ment or their suc­ces­sor. 

When a school board, park board or gov­ern­ing body of a Coun­ty or Munic­i­pal­i­ty goes on record as desir­ing to pur­chase ground in the sub­di­vi­sion for a school, park or oth­er pub­lic pur­pose, such area shall be reserved for acqui­si­tion with­in a twelve (12) month peri­od. If with­in this twelve (12) month peri­od, an acqui­si­tion price can­not be agreed upon or con­dem­na­tion pro­ceed­ings have not been insti­tut­ed, the own­er or sub­di­vider may sub­di­vide, sell, or dis­pose of the ground. 

The owner(s) may con­vey title to lots in the improved por­tions of the sub­di­vi­sion, pro­vid­ed that streets, storm and san­i­tary sew­ers, and sewage treat­ment plants be designed and built to serve the entire area or be ini­tial­ly devel­oped in such a man­ner that they can eas­i­ly be expand­ed or extend­ed, as the case may be to serve the entire development.

Lot area and dimen­sions shall con­form to the require­ments of the applic­a­ble dis­trict of the Zon­ing Code.

(A) The lot arrange­ment and design shall be such that all lots will pro­vide sat­is­fac­to­ry and desir­able build­ing sites, prop­er­ly relat­ed to topog­ra­phy and the char­ac­ter of sur­round­ing devel­op­ment.  (See Fig­ures One and Two)

(B) All side lines of lots shall be at right angles to straight street right‑of‑way lines and radi­al to curved street right‑of‑way lines, except where a vari­a­tion of this rule will pro­vide a bet­ter street and lot design.

(C) All rem­nants of lots below min­i­mum lot area size left over after sub­di­vid­ing a larg­er tract shall be added to adja­cent lots, rather than allow­ing to remain as unus­able land.

(D) Lots which can­not be served by either a pub­lic or pri­vate san­i­tary sew­er or a pub­lic water sys­tem, shall com­ply with the applic­a­ble pro­vi­sions of the Coun­ty Zon­ing Code.

(E) Lots with dou­ble frontage should be avoid­ed where pos­si­ble.  Cor­ner lots and lots with dou­ble frontage shall have extra dimen­sion suf­fi­cient to per­mit the estab­lish­ment of front build­ing or set­back lines on the adjoin­ing streets.

(F) The sub­di­vid­ing of the land shall be such as to pro­vide drainage away from build­ing locations.

(G) In the sub­di­vid­ing of any land, due regard shall be shown for all nat­ur­al fea­tures, such as tree growth, wet­lands, steep slopes, water cours­es, his­toric spots, or sim­i­lar con­di­tions, and plans adjust­ed to pre­serve those which will add attrac­tive­ness, safe­ty and sta­bil­i­ty to the pro­posed devel­op­ment.  (See Fig­ures One and Two) 

No block shall be longer than one thou­sand two hun­dred (1,200) feet or less than five hun­dred (500) feet in length.

(A) All blocks, when­ev­er it is deemed essen­tial by the Plan­ning Com­mis­sion to pro­vide access to schools, play­grounds, shop­ping cen­ters and oth­er com­mu­ni­ty facil­i­ties, shall have a cross­walk with a right‑of‑way of at least ten (10) feet in width near the cen­ter of the block.

(B) The length, width and shapes of blocks shall be deter­mined with due regard to build­ing sites, land use, zon­ing require­ments, access, safe­ty and convenience.

(C) Where a sub­di­vi­sion adjoins an area ser­vice high­er type road­way, the greater dimen­sion of the block shall gen­er­al­ly front or back upon such high­way to avoid unnec­es­sary mul­ti­plic­i­ty of points of ingress or egress. 

Ease­ments of not less than ten (10) feet in width shall be pro­vid­ed on each side of all rear lot lines, and along­side lot lines where nec­es­sary for storm and san­i­tary sew­ers, gas, water and oth­er mains, and for elec­tric and tele­phone lines for oth­er pub­lic util­i­ties. Ease­ments of greater width may be required along or across lots when nec­es­sary for the exten­sion of main sew­ers or oth­er util­i­ties or where both water and sew­er lines are locat­ed in the same ease­ment. A two (2) foot ease­ment shall be required on one (1) side of and adja­cent to an alley to accom­mo­date pole lines.

Ade­quate ease­ments for storm water drainage shall be estab­lished along any nat­ur­al drainage chan­nel and in such oth­er loca­tions as may be nec­es­sary to pro­vide sat­is­fac­to­ry dis­pos­al of storm water from streets, alleys and all oth­er por­tions of the sub­di­vi­sion. The loca­tion and min­i­mum widths of such ease­ments shall be approved by the Coun­ty Engineer.

If the project or sub­di­vi­sion is to be devel­oped with­in one thou­sand (1,000) feet of the cen­ter line of an exist­ing or planned high­way, with a fif­teen (15) year pro­ject­ed Aver­age Dai­ly Vol­ume in excess of two thou­sand (2,000) vehi­cles, con­sid­er­a­tion must be giv­en to the rela­tion­ship between high­way traf­fic noise and the pro­posed devel­op­ment. In order to alle­vi­ate exces­sive high­way noise impacts, the Plan­ning Com­mis­sion, in con­sul­ta­tion with the Illi­nois Depart­ment of Trans­porta­tion, may require the devel­op­er to con­form with addi­tion­al set­back require­ments or pro­vide ade­quate buffer­ing. 

If a sub­di­vi­sion is planned adja­cent to an exist­ing Coun­ty or Road Dis­trict road, the devel­op­er shall reserve a right-of-way that is a min­i­mum of fifty (50) feet wide from the cen­ter­line of any Coun­ty High­way and a min­i­mum of thir­ty (30) feet wide from the cen­ter­line of any Road Dis­trict road. 

Wher­ev­er any high­way, con­struct­ed by the Coun­ty, which is the main­te­nance respon­si­bil­i­ty of the Coun­ty, and tra­vers­es or adjoins the sub­di­vi­sion, the sub­di­vider shall reserve a right‑of‑way hav­ing a width of not less than fifty (50) feet from the cen­ter line of any Coun­ty high­way and thir­ty (30) feet from the cen­ter line of any road dis­trict high­way in the Coun­ty. 

When­ev­er the sub­di­vi­sion adjoins a non‑access high­way con­struct­ed by the Illi­nois Depart­ment of Trans­porta­tion, which is the main­te­nance respon­si­bil­i­ty of the Illi­nois Depart­ment of Trans­porta­tion, the Plan­ning Com­mis­sion, upon the rec­om­men­da­tion of the Illi­nois Depart­ment of Trans­porta­tion, may require the reser­va­tion of a ser­vice road with a min­i­mum right‑of‑way of not less than six­ty (60) feet which road shall par­al­lel the high­way and may have con­nec­tions there­to at loca­tions that are joint­ly approved by the Plan­ning Com­mis­sion and the Illi­nois Depart­ment of Transportation.

(A) Wher­ev­er any high­way, con­struct­ed by the Illi­nois Depart­ment of Trans­porta­tion, which is the main­te­nance respon­si­bil­i­ty of the Illi­nois Depart­ment of Trans­porta­tion, tra­vers­es or adjoins the sub­di­vi­sion, the sub­di­vider shall reserve a right‑of‑way hav­ing a width of not less than six­ty (60) feet from the cen­ter line of such highway.

(B) If any tract of land pro­posed to be sub­di­vid­ed (or any part there­of) lies adja­cent to any high­way over which the Illi­nois Depart­ment of Trans­porta­tion has juris­dic­tion with respect to main­te­nance and upkeep, and an access is desired from such high­way to any lot, street, road­way, alley or oth­er­wise in such pro­posed sub­di­vi­sion, then the sub­di­vider shall be required to obtain and sub­mit to the Zon­ing Offi­cer a writ­ten per­mit from the Illi­nois Depart­ment of Trans­porta­tion grant­i­ng him per­mis­sion to con­struct such access way. 

The fol­low­ing shall be the min­i­mum rights‑of‑way and sur­face width require­ments pro­vid­ed under the terms of this Code; how­ev­er, the Plan­ning Com­mis­sion may increase street rights‑of‑way because of lim­i­ta­tions imposed by topog­ra­phy and/or oth­er phys­i­cal fac­tors and spe­cif­ic design requirements.

Street Clas­si­fi­ca­tion -> Sur­face (A) -> Right‑of‑way

AreaSer­vice High­way -> (B) -> (B)

Col­lec­tor -> (B) -> (B)

Land Access Street:

Park­ing one Side -> 32 ft. -> 42 ft. (C)

Park­ing Both Sides -> 40 ft. -> 50 ft. (C)

No Park­ing (D -> 24 ft. -> 40 ft. (C)

Illi­nois Depart­ment of Trans­porta­tion Specifications

(A) Mea­sured from the back of the curb to the back of the curb.

(B) The Coun­ty Engi­neer shall be con­sult­ed for design and con­struc­tion stan­dards per­tain­ing to Area Ser­vice High­ways and Col­lec­tor Streets.

(C) If side­walks are required on one (1) side, add four (4) feet and if side­walks are required on both sides, add eight (8) feet to right‑of‑way requirements.

(D) This pave­ment and right‑of‑way width will only be allowed in areas hav­ing a den­si­ty less than one (1) dwelling unit per net acre and pro­vid­ing at least four (4)off‑street park­ing spaces per dwelling unit.  A twenty‑eight (28) foot roadbed must be pro­vid­ed; this will allow four (4) foot shoul­ders on each side of the pave­ment.  The admin­is­tra­tive offi­cer may also waive curb and gut­ter require­ments. 

The fol­low­ing require­ments shall also be met when plan­ning the street network:

(A) Streets shall inter­sect, as near­ly as pos­si­ble, at right angles.

(B) Land access street curb inter­sec­tions shall be round­ed by radii of at least fif­teen (15) feet; inter­sec­tions involv­ing col­lec­tor streets shall have radii of not less than twenty‑five (25) feet.

(C) Street jogs with cen­ter line off­sets of less than one hun­dred twenty‑five (125) feet are pro­hib­it­ed.

(D) “Unless topog­ra­phy indi­cates a need for a greater length, dead‑end streets, designed to be so per­ma­nent­ly, shall be no longer than five hun­dred (500) feet and shall ter­mi­nate a cir­cu­lar open space hav­ing a radius at the out­side of the pave­ment of at least fifty (50) feet and a diam­e­ter at the out­side of the right‑of‑way of at least one hun­dred twen­ty (120) feet.  This length may be increased where topog­ra­phy or exist­ing con­di­tions pro­hib­it a rea­son­able connection.”

(E) Land access streets shall be designed so as to dis­cour­age through traffic.

(F) No land access street shall be in excess of ten per­cent (10%) grade and no col­lec­tor street grade shall be in excess of eight per­cent (8%) grade, except as oth­er­wise approved by the Plan­ning Com­mis­sion due to adverse topo­graph­ic con­di­tions.  For ade­quate drainage, the min­i­mum grade of any new street shall not be less than one‑half (1/2) of one per­cent (1%).

(G) The Plan­ning Com­mis­sion shall not approve streets which will be sub­ject to fre­quent inun­da­tion or flooding.

(H) Alleys shall be avoid­ed in single‑family and two­-fam­i­­­ly dis­tricts; how­ev­er, alleys may be required in mul­ti­­­ple­-fam­i­­­ly dis­tricts and com­mer­cial or indus­tri­al dis­tricts unless oth­er def­i­nite and assured pro­vi­sion is made for ser­vice access, such as off‑street load­ing, unload­ing and park­ing, con­sis­tent and ade­quate for the use proposed.

(I) Dead‑end alleys shall not be per­mit­ted, except where pro­vid­ed with ade­quate turn‑around facil­i­ties at the dead‑end, or where such dead‑end alleys pro­vide the only access to off‑street park­ing or load­ing spaces.

(J) Alleys, where pro­vid­ed, shall have a right‑of‑way of not less than twen­ty (20) feet.

(K) Inter­sec­tion of more than two (2) streets at one (1) point shall be prohibited.

(L) Where sub­di­vi­sion abuts on or con­tains an exist­ing or pro­posed area ser­vice high­way, the Plan­ning Com­mis­sion may require that mar­gin­al access streets be pro­vid­ed in order that no lots front on such exist­ing or pro­posed area ser­vice highway.

(M) Wher­ev­er the Illi­nois Depart­ment of Trans­porta­tion or the Coun­ty of Union has gone on record as desir­ing the relo­ca­tion and/or the con­struc­tion of a new high­way or when­ev­er a munic­i­pal­i­ty has duly record­ed with the Coun­ty a com­pre­hen­sive plan and/or adopt­ed an offi­cial map defin­ing the loca­tion of streets, the sub­di­vider shall reserve rights‑of‑way for the align­ments and widths as pre­scribed by the appro­pri­ate juris­dic­tion­al agency. 

Pri­vate roads and streets shall be per­mit­ted only when the sub­di­vider sub­mits suf­fi­cient evi­dence to the Coun­ty Board that there can be no pub­lic inter­est in such pri­vate road or street. A sub­di­vi­sion of four (4) lots or less may be pro­vid­ed with a pri­vate street or road.

(A) The deed must clear­ly show that said pri­vate streets are not ded­i­cat­ed to the pub­lic but shall remain pri­vate, to be main­tained by the adjoin­ing lot owners.

(B) Pri­vate road and street con­struc­tion shall con­form to the design stan­dards estab­lished in Sec­tion 34‑5‑5.

(C) When such a pri­vate street is pro­vid­ed, the loca­tion and width must be shown on the plat; the street must con­form to the min­i­mum require­ments con­tained herein.

(D) No addi­tion­al sub­di­vi­sion may be devel­oped using such a pri­vate street as a means of access to a pub­lic road or street.

(E) The plat must con­tain a prop­er­ly exe­cut­ed cer­tifi­cate by the sub­di­vider con­tain­ing the following:

 

SAMPLE CERTIFICATE

 

I,______________, own­er of tract ______________ and the pri­vate road or street shown on the plat here­on do here­by declare that said pri­vate road or street is not ded­i­cat­ed to the pub­lic but shall remain pri­vate, to be main­tained by and for the adjoin­ing lot own­ers until such time that said street(s) are accept­ed for ded­i­ca­tion by the appro­pri­ate road dis­trict or Union Coun­ty, Illinois.

 

Signed______________

 

Date______________

The arrange­ment, char­ac­ter, extent, width and loca­tion of all streets shall be con­sid­ered in their rela­tion to exist­ing and planned streets, to rea­son­able cir­cu­la­tion of traf­fic, to topo­graph­ic con­di­tions, to runoff of storm water, to pub­lic con­ve­nience and safe­ty, and in their appro­pri­ate rela­tion to the pro­posed uses of the land to be served by such streets. Wher­ev­er pos­si­ble and nec­es­sary, the arrange­ment of streets in new sub­di­vi­sions shall pro­vide for the con­tin­u­a­tion of exist­ing streets in adjoin­ing areas. Where adjoin­ing unsub­di­vid­ed areas may be sub­di­vid­ed, the arrange­ment of streets in a new sub­di­vi­sion shall make pro­vi­sion for the prop­er pro­jec­tion of streets into adjoin­ing areas by car­ry­ing the new streets to the bound­aries of the new sub­di­vi­sion at appro­pri­ate loca­tions. No build­ing shall be allowed in areas with­in a pro­ject­ed street con­tin­u­a­tion. In no case shall land be sub­di­vid­ed in such a man­ner that adjoin­ing prop­er­ty be denied access.

(A) Exten­sions of Streets.  Where sub­di­vi­sion streets or rights‑of‑way are con­tin­u­a­tions or exten­sions of exist­ing streets or rights‑of‑way, the width there­of shall be of the same or greater width as the exist­ing street or right‑of‑way except that in no case shall the street or right‑of‑way in the sub­di­vi­sion be of less width than the min­i­mum as pro­vid­ed here­in.  Ded­i­ca­tion of half or por­tions of a street shall be dis­cour­aged, but may be per­mit­ted when­ev­er there is no oth­er log­i­cal method of plat­ting.  Reserve strips, of any type, shall not be allowed.

(B) Fre­quen­cy of Street Access.  Land access roads and pri­vate dri­ves onto a town­ship road, coun­ty road or state high­way shall not be clos­er than one‑eighth (1/8) mile (660 feet). 

The sub­di­vider shall con­form to the fol­low­ing prin­ci­ples and stan­dards of land sub­di­vi­sion in the design of each sub­di­vi­sion or por­tion there­of. No pre­lim­i­nary plat shall be approved unless it con­forms to the fol­low­ing min­i­mum stan­dards of design. The Plan­ning Com­mis­sion, in its review of the pre­lim­i­nary plat, will take into con­sid­er­a­tion the require­ments of the com­mu­ni­ty and the best use of the land being sub­di­vid­ed. 

If the improve­ment plans require sub­stan­tial alter­ation of the approved pre­lim­i­nary plat, then a new pre­lim­i­nary plat must be sub­mit­ted to the Zon­ing Offi­cer before the improve­ment plans can be approved.

After the pre­lim­i­nary plat is approved, improve­ment plans pre­pared by an engi­neer for the sub­di­vi­sion of all or any part of the tract shall be sub­mit­ted to the Zon­ing Offi­cer for Review by the Coun­ty Engi­neer. Improve­ment plans shall be pre­pared on an exhib­it not to exceed forty‑eight (48) inch­es by forty‑eight (48) inch­es and shall con­tain the fol­low­ing information:

(A) Title page, which shall include a key map show­ing the rela­tion­ship of the area to be sub­di­vid­ed to the project area and which shall reflect areas of the project area pre­vi­ous­ly sub­di­vid­ed plus adja­cent streets.

(B) North arrow and graph­ic scale.

(C) Title block show­ing name and address of devel­op­er and engi­neer­ing firm, as well as the engineer’s seal.

(D) One or more bench marks, in or near the sub­di­vi­sion, to which the sub­di­vi­sion is ref­er­enced.  The ele­va­tion shall be based on the sea lev­el datum.

(E) List of the stan­dards and spec­i­fi­ca­tions fol­lowed, cit­ing vol­ume, sec­tion, page or oth­er references.

(F) Paving details con­form­ing to Union Coun­ty stan­dards specifications.

(G) Details of streets, exist­ing and pro­posed san­i­tary sew­ers, water lines, drainage chan­nels, swales, and storm sew­ers as required by Arti­cle VI.

(H) Plans and pro­files of streets, storm and san­i­tary sew­ers, water lines and oth­er improve­ments required by Arti­cle VI.  The plans and pro­files shall be drawn at a scale not greater than one hun­dred to the inch (1″ = 100″) hor­i­zon­tal; and one inch equals ten feet (1″ = 10′) vertical.

(I) Any struc­tur­al or non‑structural mea­sure pro­posed to pre­vent soil ero­sion and sed­i­ment con­trol as required by Sec­tion 34‑5‑19 must be shown or includ­ed in a state­ment accom­pa­ny­ing the improve­ment plans.

(J) Exist­ing and pro­posed sur­vey mon­u­ments on street plans or on the pro­posed final plat as required by Sec­tion 34‑6‑2.

(K) As built draw­ings shall be sub­mit­ted to the Admin­is­tra­tive Offi­cer after the improve­ments have been installed. 

The final plat shall por­tray or present the following:

(A) Accu­rate bound­ary lines, with dimen­sions and bear­ings or angles, which pro­vide a sur­vey of the tract, clos­ing with an error of clo­sure of not more than one (1) foot in five thou­sand (5,000) feet.

(B) Accu­rate dis­tances and direc­tions to the near estab­lished offi­cial mon­u­ment. Ref­er­ence cor­ners shall be accu­rate­ly described on the final plat.

(C) Ref­er­ence to known and per­ma­nent mon­u­ments and bench marks from which future sur­veys may be made togeth­er with ele­va­tions of any bench marks; and the Sur­vey­or must, at the time of mak­ing his sur­vey, estab­lish per­ma­nent mon­u­ments (set in such a man­ner that they will not be moved by frost) which mark the exter­nal bound­aries of the tract to be divid­ed or sub­di­vid­ed and must des­ig­nate upon the plat the loca­tions where they may be found.

(D) Accu­rate metes and bounds descrip­tion of the bound­ary and the includ­ed area of the sub­di­vi­sion to the near­est one­ hun­dredth (1/100) of an acre.

(E) Accu­rate loca­tions of all exist­ing and record­ed streets inter­sect­ing the bound­aries of the tract.

(F) Right‑of‑way line of streets, ease­ments and oth­er rights‑of‑way and prop­er­ty lines and areas of lots and oth­er tracts, with accu­rate dimen­sions, bear­ings and curve  data, includ­ing radii, arcs and chords, points of tan­gency, and cen­tral angles.

(G) Name and right‑of‑way width for each pro­posed street or oth­er right‑of‑way.

(H) Loca­tion and dimen­sions of any ease­ment and a state­ment of pur­pose for each easement.

(I) Num­ber to iden­ti­fy each lot or site.

(J) Pur­pose for which sites, oth­er than res­i­den­tial lots, are ded­i­cat­ed or reserved.

(K) Lot dimen­sions and areas of each lot, and build­ing or set­back lines and dimensions.

(L) Loca­tion, type, mate­r­i­al and size of all mon­u­ments and lot markers.

(M) Cer­ti­fi­ca­tion, before a Notary Pub­lic, by the own­ers in fee of all prop­er­ty embraced with­in the final plat, acknowl­edg­ing the plat to be their free and vol­un­tary act, ded­i­cat­ing to the pub­lic use for­ev­er the streets and drainage ease­ments shown there­on, ded­i­cat­ing the ease­ments shown there­on for the con­struc­tion and main­te­nance of munic­i­pal and pub­lic util­i­ty ser­vices, and stat­ing that build­ing lines shown there­on will be ref­er­enced to in all future con­veyances of lots in the sub­di­vi­sion.  In addi­tion, the ded­i­ca­tion and reser­va­tion to the pub­lic of any right‑of‑way lying along any pub­lic road adja­cent to the bound­aries of the plat.

(N) Ref­er­ence to record­ed sub­di­vi­sion plats with­in three hun­dred (300) feet of adjoin­ing plat­ted land by record name, date and number.

(O) Restric­tions of all types which will run with the land and become covenants in the deeds for lots.

(P) Title or name of sub­di­vi­sion; iden­ti­fi­ca­tion of the por­tion of the Pub­lic Lands Sur­vey in which the sub­di­vi­sion is locat­ed; and north arrow, graph­ic scale and date drawn.

(Q) Cer­ti­fi­ca­tion by reg­is­tered land sur­vey­or with reg­is­tra­tion num­bers and seal affixed to all final doc­u­ments pre­pared by the surveyor.

(R) Cer­ti­fi­ca­tion of ded­i­ca­tion of all pub­lic areas.

(S) Indi­cate on plat whether or not any part of the prop­er­ty shown is locat­ed with­in a Spe­cial Flood Haz­ard Area as iden­ti­fied by Fed­er­al Emer­gency Man­age­ment Agency. 

The final plat to be pro­vid­ed by the sub­di­vider shall meet the fol­low­ing specifications:

(A) The final plat may include all or only part of the project area por­trayed on the pre­lim­i­nary plat which has received approval.

(B) The final plat shall be drawn on new linen trac­ing cloth, mylar or oth­er mate­r­i­al or com­pa­ra­ble sta­bil­i­ty with water­ proof black ink to a scale of not more than onehun­dred (100) feet to one (1) inch; pro­vid­ed that the result­ing draw­ing is at least eight and one‑half (8 1/2) inch­es by four­teen (14) inch­es but not more than thir­ty (30) inch­es by thirty‑six (36) inch­es.  Five (5) black or blue line prints shall be pro­vid­ed by the sub­di­vider, along with the orig­i­nal mylar or linen.

(C) All dimen­sions shall be shown in feet and dec­i­mals of a foot.

(D) The final plat shall be pre­pared under the active and per­son­al direc­tion of a reg­is­tered Illi­nois Land Sur­vey­or, who shall cer­ti­fy that the plat cor­rect­ly shows the results of his sur­vey of the bound­aries and plat­ting of parcels with­in the sub­di­vi­sion. 

 In order to pro­vide for a well informed review of the pre­lim­i­nary plat by the Plan­ning Com­mis­sion, the fol­low­ing infor­ma­tion shall also be required:

(A) The final land use plan for all uses in the project or project area phase under consideration.

(B) A project or project phase devel­op­ment sched­ule indicating:

  1. the approx­i­mate date when con­struc­tion of the project can be expect­ed to begin,
  2. the stages in which the project will be built and the approx­i­mate date when con­struc­tion of each stage can be expect­ed to begin,
  3. the antic­i­pat­ed rate of development,
  4. the approx­i­mate dates when the devel­op­ment of each of the stages in the devel­op­ment will be sub­stan­tial­ly com­plet­ed, and
  5. he area and loca­tion of com­mon or pub­lic open space that will be pro­vid­ed at each stage.

(C) The term or the text of agree­ments, pro­vi­sions, or covenants which will guar­an­tee the con­veyance and gov­er­nance of use, pro­vide prop­er main­te­nance, and con­tin­ued pro­tec­tion of the pro­posed devel­op­ment and any of its com­mon open areas or facilities.

(D) The fol­low­ing plans and dia­grams, in so far as the Plan­ning Com­mis­sion finds that the pro­posed devel­op­ment will cre­ate spe­cial prob­lems of traf­fic, park­ing and landscaping:

  1. An off‑street park­ing and load­ing plan.
  2. A land­scap­ing and tree‑planting plan. 

The pre­lim­i­nary plat shall por­tray or present the following:

(A) Name under which the pro­posed sub­di­vi­sion is to be record­ed and location.

(B) Small key map show­ing the rela­tion of the pro­posed sub­di­vi­sion to sec­tion or U.S. Sur­vey lines and to plat­ted sub­di­vi­sions and ded­i­cat­ed streets with­in three hun­dred (300) feet of the pro­posed sub­di­vi­sion. The key map shall show the loca­tion of any cor­po­rate lim­its of any munic­i­pal­i­ty lying with­in one and one‑half (1.5) miles or less of the subdivision.

(C) North arrow and date.

(D) Names and address­es of the own­er, sub­di­vider, land plan­ning con­sul­tant, and the reg­is­tered land sur­vey­or who pre­pared the pre­lim­i­nary plat.

(E) Tract bound­ary lines, show­ing their lengths and di­rections accord­ing to avail­able infor­ma­tion and ref­er­ences to lines of the pub­lic land sur­vey and of oth­er major land divisions.

(F) All lot lines adja­cent to and abut­ting the sub­di­vi­sion, and iden­ti­fi­ca­tion of adjoin­ing lots.

(G) Lay­out of pro­posed lots, show­ing their approx­i­mate dimen­sions, num­bers and their approx­i­mate min­i­mum area, show­ing an iden­ti­fy­ing num­ber for each lot, and stat­ing the zone dis­trict classification(s) of the pro­posed subdivision.

(H)  Streets or alleys and rights‑of‑way and adjoin­ing the site of the pro­posed sub­di­vi­sion and their names; the street road­way and right‑of‑way widths, approx­i­mate gra­di­ents, types and widths of pave­ment, curbs, side­walks, plant­i­ng strips and oth­er per­ti­nent data; the clas­si­fi­ca­tion of all exist­ing or pro­posed streets as to func­tion as estab­lished herein.

(I) Parcels of land pro­posed to be ded­i­cat­ed or reserved for schools, parks, play­grounds or oth­er pub­lic, semi‑public or com­mu­ni­ty pur­pos­es, the use(s) of the area to be sub­di­vid­ed, and on the man­ner and extent of cor­re­spon­dence of the pro­posed uses to the Com­pre­hen­sive Plan, as adopt­ed by the Coun­ty Board.

(J) Ease­ments, exist­ing and pro­posed, show­ing loca­tions, widths, and purposes.

(K) The gross and net area of the pro­posed sub­di­vi­sion, the area of street rights‑of‑way, and the area of any parcels reserved for the com­mon use of the prop­er­ty own­ers with­in the sub­di­vi­sion or for pub­lic use.

(L) Where the topog­ra­phy has a sig­nif­i­cant bear­ing upon the street grades, the plan of pub­lic util­i­ties and drainage ways or facil­i­ties in the pro­posed sub­di­vi­sion, ele­va­tion con­tour lines at inter­vals as shown on USGS topo­graph­i­cal maps.  Con­tour lines shall be shown for all hill­side areas and all oth­er areas of sig­nif­i­cant slope.

(M) Loca­tion of major water cours­es, pond­ing areas, nat­ur­al drainage ways and flood haz­ard areas.

(N) Loca­tion, size and avail­able capac­i­ty of exist­ing pub­lic util­i­ties and drainage ways or facil­i­ties with­in or adjoin­ing the pro­posed sub­di­vi­sion and the loca­tion and size of the near­est water trunk mains, inter­cep­tor sew­er lines and oth­er per­ti­nent utilities.

(O) Loca­tion, type and approx­i­mate size of util­i­ty improve­ments to be installed.

(P) “The pre­lim­i­nary plat shall be drawn to a scale not more than one hun­dred (100) feet to one (1) inch; and the result­ing plat is at least eight and one‑half (8 1/2) inch­es by four­teen (14) inch­es but not more than thir­ty (30) inch­es by thirty‑six (36) inch­es.”  (Ord. No. 86‑33; 03‑17‑86)

(Q) A state­ment to the effect that “this plat is not for record” shall be print­ed or stamped upon all copies of pre­lim­i­nary plat.

(R) Ten­ta­tive approval of the street names and house num­bers by Zon­ing and 911 Office with juris­dic­tion in the area being sub­di­vid­ed shall be endorsed upon the pre­lim­i­nary plat.  Dupli­ca­tion of street names, with­in the County’s juris­dic­tion shall be prohibited.

(S) Indi­cate on plat whether or not any part of the prop­er­ty shown is locat­ed with­in Spe­cial Flood Haz­ard Area as iden­ti­fied by Fed­er­al Emer­gency Man­age­ment Agency. 

All pub­lic improve­ments pro­posed to be made under the pro­vi­sions of this Ordi­nance shall be inspect­ed dur­ing the course of con­struc­tion by the County’s duly des­ig­nat­ed rep­re­sen­ta­tive. The fees and costs con­nect­ed with such inspec­tions and in review­ing improve­ment plans and spec­i­fi­ca­tions shall be paid by the devel­op­er. This fee shall not exceed five per­cent (5%) of the total cost for all improve­ments, based on the deter­mi­na­tion made by Coun­ty Engineer.

The review fee for the final plat shall be Fifty Dol­lars ($50.00), plus Fif­teen Dol­lars ($15.00) per lot, sub‑lot, or tract of land. The fee shall be col­lect­ed by the Zon­ing Offi­cer after the last item or required infor­ma­tion has been sub­mit­ted by the appli­cant. 

The review fee for the pre­lim­i­nary plat shall be One Hun­dred Dol­lars ($100.00), plus Fif­teen Dol­lars ($15.00) per lot, sub‑lot, or tract of land. The fee shall be col­lect­ed by the Zon­ing Offi­cer after the last item of required infor­ma­tion has been sub­mit­ted by the appli­cant.