ARTICLE IV – SPECIFICATIONS FOR PLATS

           34‑4‑1           PRELIMINARY PLAT REQUIREMENTS.  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 drainageways 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 drainageways and flood hazard areas.

           (N)               Location, size and available capacity of existing public utilities and drainageways 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. 

           34‑4‑2           PLANNING COMMISSION REQUIREMENTS.  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)      the 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 goverance 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. 

           34‑4‑3           FINAL PLAT REQUIREMENTS.  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 one hundred (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) inchesFive (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. 

           34‑4‑4           PLAT DATA. 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. 

           34‑4‑5           IMPROVEMENT PLANS. 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. 

           34‑4‑6           VARIANCE FROM THE PRELIMINARY PLAT.  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.