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
(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.
FIGURE 1 Variations for Subdividing This 23 Acre Tract
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
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.
All disturbed areas shall be seeded in accordance with the Standard Specifications.
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.
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:
The County Engineer shall be consulted for design and construction standards pertaining to Area Service Highways and Collector Streets.
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.
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:
the improvements required in this Article have been completed and approved prior to such approval, or
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:
the drainage of surface waters will not be changed by subdivision construction; or
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 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 onethousand 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:
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.
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 fivethousand (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:
the approximate date when construction of the project can be expected to begin,
the stages in which the project will be built and the approximate date when construction of each stage can be expected to begin,
the anticipated rate of development,
the approximate dates when the development of each of the stages in the development will be substantially completed, and
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:
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.