Code of Ordinances

of Union County, Illinois.

Ordinance Chapter: Article IV - Specifications for Plats

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.