Code of Ordinances

of Union County, Illinois.

Ordinance Chapter: Article III - Procedures for Submission of Plats

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. 

Minor sub­di­vi­sions (see def­i­n­i­tion, “SUBDIVISION, MINOR”) may be exempt­ed from the pro­ce­dures and require­ments for pre­lim­i­nary plats and the sub­di­vider may pro­ceed to file the final plat for review. Final plat pro­ce­dures and require­ments shall be as spec­i­fied in Sec­tions 34‑3‑11 to 34–3‑17. 

It shall be unlaw­ful for the Coun­ty Recorder to accept for record­ing any plat of a sub­di­vi­sion with­in the unin­cor­po­rat­ed area of Coun­ty until the plat has been approved as required here­in and such approval has been endorsed in writ­ing on the plat or as oth­er­wise pro­vid­ed here­in. 

The sub­di­vider shall file the approved final plat along with the Deed Restric­tions and Covenants of the sub­di­vi­sion with the Coun­ty Recorder of Deeds with­in six­ty (60) days after the Coun­ty Board have affixed their sig­na­ture there­to. One (1) copy of the final plat and the Deed Restric­tions shall be giv­en to the Admin­is­tra­tive Offi­cer by the Coun­ty Recorder of Deeds bear­ing the offi­cial stamp of the Coun­ty Recorder of Deeds attest­ing the record­ings with­in twen­ty (20) days of such action. 

No sub­di­vi­sion plat or re‑plat shall be filed for record or record­ed in the Office of the Recorder of Deeds, unless and until the approval of the Coun­ty Board is endorsed there­on. No lot shall be sold for such sub­di­vi­sion plat or re‑plat until it has been approved by the Coun­ty Board and filed for record in the Office of the Recorder of Deeds as here­in pro­vid­ed. 

The Coun­ty Clerk shall attach to a copy of the final plat a cer­ti­fied copy of the­Coun­ty­Board res­o­lu­tion cer­ti­fy­ing approval or disapproval.

If the final plat is approved, the chair­man of the Coun­ty Board shall affix his sig­na­ture to the plat and attach there­to a nota­tion that the plat has received final approval of the Coun­ty Board. The Coun­ty Clerk shall then attest the sig­na­ture of the Chair­man and affix the Coun­ty Seal there­to. If the final plat is dis­ap­proved, the rea­sons for such action and spe­cif­ic instances where the plat is not in con­for­mance with the require­ments here­in shall be not­ed. 

The Coun­ty Board shall review the final plat and shall either approve or dis­ap­prove the plat. Approval how­ev­er, shall not be grant­ed unless the fol­low­ing con­di­tions are met:

(A) The final plat con­forms to the pre­lim­i­nary plat approved previously.

(B) The final plat meets the design stan­dards and engi­neer­ing spec­i­fi­ca­tions set forth herein.

(C) The final plat meets all require­ments of the laws of the State ofIllinois.

(D) The sub­di­vider or appli­cant posts a per­for­mance bond or Irrev­o­ca­ble Let­ter of Cred­it with the Coun­ty equal to the esti­mat­ed cost of all improve­ments for con­struc­tion, main­te­nance and oper­a­tion, as the case may be. 

The Plan­ning Com­mis­sion shall review the final plat and doc­u­men­ta­tion and trans­mit their report on find­ings and rec­om­men­da­tions to the Coun­ty Board with­in thir­ty (30) days of the fil­ing date of the final plat. 

The Plan­ning Com­mis­sion may, if it believes that sub­stan­tial changes have been made from the pre­lim­i­nary plat, request that the Soil and Water Con­ser­va­tion Dis­trict review the final plat. 

If the appli­cant has not pre­vi­ous­ly sub­mit­ted improve­ment plans, then they shall be sub­mit­ted along with the final plat to the Zon­ing Offi­cer, who shall for­ward the final plat and improve­ment plans to the Coun­ty Engi­neer. 

Eleven (11) copies of the final plat shall be sub­mit­ted to the Zon­ing Offi­cer. He shall then trans­mit one (1) copy each to the Plan­ning Com­mis­sion and Coun­ty Engi­neer. The final plat shall include all plans and spec­i­fi­ca­tions as may be nec­es­sary to com­ply with all require­ments here­in and such infor­ma­tion as may be nec­es­sary con­cern­ing the form of guar­an­tee or per­for­mance bond to be used. 

Improve­ment plans do not require Plan­ning Com­mis­sion action, but shall be approved by the Coun­ty Engi­neer who shall cer­ti­fy to the Plan­ning Com­mis­sion that the plan is in con­for­mance with these reg­u­la­tions and require­ments. Vari­ance from these require­ments shall be per­mit­ted only by Plan­ning Com­mis­sion action pur­suant to Arti­cle VII. No devel­op­er, how­ev­er, shall pro­ceed with any con­struc­tion work in the project area before obtain­ing this approval. In minor sub­di­vi­sions, if in the opin­ion of the Coun­ty Engi­neer, this require­ment would cre­ate an unnec­es­sary hard­ship, the Coun­ty Engi­neer may waive improve­ment plan require­ments, pro­vid­ed he so noti­fies the Plan­ning Com­mis­sion in writing.

(A) To secure for­mal action on the improve­ment plans, the devel­op­er shall file three (3) blue line prints of the improve­ment plans with the Zon­ing Offi­cer who shall for­ward them to the Coun­ty Engineer.

(B) The Coun­ty Engi­neer shall review the pro­posed im­provement plans and noti­fy the Plan­ning Com­mis­sion, in writ­ing, of his approval, con­di­tion­al approval, or denial. Upon noti­fi­ca­tion by the Coun­ty Engi­neer, the Zon­ing Offi­cer shall noti­fy the appli­cant by mak­ing a copy of the Coun­ty Engineer’s report stat­ing the approval, con­di­tion­al approval or denial. If the notice is of denial, or con­di­tion­al approval, the Coun­ty Engi­neer shall, as a guide­line to appli­cant, state his reasons.

  1. Approval means the appli­cant is now autho­rized to pro­ceed with the phys­i­cal improve­ments in the sub­di­vi­sion, pro­vid­ed the Coun­ty Board accept the improve­ment plans.
  2. Con­di­tion­al approval means the devel­op­er may pro­ceed as out­lined in the pre­ced­ing para­graph, but only after he has sub­mit­ted three (3) copies of the cor­rect­ed improve­ment plans to the Zon­ing Offi­cer, who shall for­ward the plans to the Coun­ty Engineer.
  3. Denial means dis­ap­proval of improve­ment plans. For fur­ther con­sid­er­a­tion, the devel­op­er must rework his plans to con­form to the require­ments and then resub­mit the reworked plans to the Zon­ing Offi­cer as though they were a com­plete­ly new set of plans.

When a sub­di­vi­sion is locat­ed with­in one and one‑half (1 1/2) miles of the cor­po­rate lim­its of any munic­i­pal­i­ty that has adopt­ed and filed with the Coun­ty Recorder of Deeds an offi­cial com­pre­hen­sive plan, which plan has been imple­ment­ed by ordi­nance as pro­vid­ed by State Statutes, the plat shall be sub­mit­ted by the appli­cant to the Munic­i­pal­i­ty for approval. How­ev­er, the sub­di­vider shall sub­mit a copy of the pre­lim­i­nary plat as approved by the Munic­i­pal­i­ty to the Zon­ing Offi­cer of the Coun­ty for the Plan­ning Commission’s review and comment.

(A) The Plan­ning Com­mis­sion and the Coun­ty Engi­neer shall deter­mine if the pre­lim­i­nary plat com­plies with this Ordi­nance and whether the pre­lim­i­nary plat is in sub­stan­tial com­pli­ance with the County’s Trans­porta­tion Plan adopt­ed by the Coun­ty Board.  When­ev­er the pre­lim­i­nary plat does not com­ply with the above, the Zon­ing Offi­cer shall noti­fy the Munic­i­pal­i­ty in writ­ing of the spe­cif­ic instances of noncompliance.

(B) The Zon­ing Offi­cer shall also noti­fy the Coun­ty Super­in­ten­dent of High­ways in writ­ing when­ev­er the pre­lim­i­nary plat con­tains roads or streets that are less than the spec­i­fi­ca­tions and reg­u­la­tions pro­vid­ed here­in.  The Super­in­ten­dent of High­ways may refuse to accept any such non­com­ply­ing street or road for incor­po­ra­tion into or as part of the Coun­ty road sys­tem. 

Pre­lim­i­nary plat approval shall con­fer upon the sub­di­vider the fol­low­ing rights and privileges:

(A) That the pre­lim­i­nary plat approval will remain in effect for a one (1) year peri­od.  The appli­cant may, dur­ing this peri­od, sub­mit all or part or parts of the pre­lim­i­nary plat for final approval. In the event that the sub­di­vi­sion is being devel­oped in stages, the appli­cant may, by writ­ten mutu­al agree­ment with the Coun­ty Board, have final approval of the last part of the plat delayed for a peri­od not to exceed five (5) years from the date of the pre­lim­i­nary plat approval. Any part of a sub­di­vi­sion which is being devel­oped in stages shall con­tain a tract of land at least one (1) block in area.

(B) That the gen­er­al terms and con­di­tions under which the pre­lim­i­nary plat approval was grant­ed will not be changed for final approval.

(C) The appli­cant may also pro­ceed with any detailed im­provement plans required for all facil­i­ties or util­i­ties intend­ed to be pro­vid­ed. Actu­al con­struc­tion of such facil­i­ties and improve­ments may com­mence pri­or to final plat approval if the detailed improve­ment plans have been accept­ed by the­Coun­tyEngi­neer, pro­vid­ed that such facil­i­ties and improve­ments will be inspect­ed through­out their con­struc­tion, and final plat approval will be con­tin­gent in part upon accept­able com­pli­ance to Coun­ty improve­ment and facil­i­ties stan­dards.  If the appli­cant does not sub­mit the improve­ment plans pri­or to the sub­mis­sion of the final plat, then he shall sub­mit the improve­ment plans to the Zon­ing Offi­cer at the time that the final plat is submitted.

Two (2) copies of the approved pre­lim­i­nary plat shall be filed with the Zon­ing Offi­cer and a copy signed by the Coun­ty Board Chair­man be returned to the sub­di­vider by the Zon­ing Offi­cer. 

The Coun­ty Board shall review the pre­lim­i­nary plat and shall either approve or dis­ap­prove the plat. 

The Plan­ning Com­mis­sion shall review the pre­lim­i­nary plat with­in six­ty (60) days from the date of appli­ca­tion or the fil­ing of the last item of required sup­port­ing data, whichev­er is lat­er, and shall for­ward the plat to the Coun­ty Board with a rec­om­men­da­tion that the plat be approved, approved with mod­i­fi­ca­tions, or dis­ap­proved, and giv­ing the rea­sons for the rec­om­men­da­tions made. 

When the pre­lim­i­nary plat is being reviewed, the Plan­ning Com­mis­sion shall give notice and pro­vide an oppor­tu­ni­ty to be heard to the fol­low­ing per­sons or groups at its next reg­u­lar­ly sched­uled meeting:

(A) Any per­son who requests noti­fi­ca­tion of the meeting.

(B) Any prop­er­ty own­er whose prop­er­ty is con­tigu­ous to the prop­er­ty, includ­ing prop­er­ty across the streets, rail­roads, creeks and sim­i­lar bar­ri­ers; the infor­ma­tion shall be pro­vid­ed by the appli­cant to the Zon­ing Offi­cer when fil­ing the pre­lim­i­nary plat.

(C) Any gov­ern­men­tal dis­trict, agency, orga­ni­za­tion or tax­ing body which requests noti­fi­ca­tion of the meet­ing. 

The Coun­ty Soil and Water Con­ser­va­tion Dis­trict may com­ment on the pre­lim­i­nary plat with­in thir­ty (30) days after receiv­ing the appli­ca­tion. The com­ment shall be not­ed, in writ­ing, and filed with the Zon­ing Offi­cer. If com­ments are not received with­in thir­ty (30) days, the Plan­ning Com­mis­sion shall assume that the Soil and Water Con­ser­va­tion Dis­trict has no objec­tions to the pro­posed pre­lim­i­nary plat. (Sec. 301.0) 

Before sub­mit­ting a pre­lim­i­nary plat, the appli­cant is encour­aged to con­fer with the Coun­ty Zon­ing Offi­cer, Plan­ning Com­mis­sion, and oth­er offi­cial units of gov­ern­ment affect­ed there­by as well as those pro­vid­ing ser­vices to the area in ques­tion to ini­ti­ate pre‑planning activ­i­ties and obtain infor­ma­tion and guid­ance before enter­ing into bind­ing com­mit­ments or incur­ring sub­stan­tial expense in the prepa­ra­tion of detailed plans, sur­veys and oth­er data.