CHAPTER 152
SUBDIVISION CODE
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152.001 Title 152.002 Purpose; application; jurisdiction 152.003 Definitions 152.004 Subdivision outside the corporate limits within a mile and one-half 152.005 Entitlement of record upon approval 152.006 Water and sewer main extension policy 152.007 Condominium subdivisions
Procedures to be Followed for Submitting a Subdivision Plan 152.008 Common areas, buildings facilities 152.009 Preapplication 152.010 Preliminary plat 152.011 Plans, specifications and other requirements 152.012 Construction plans, specifications and other requirements 152.013 Bonds, fees, licenses and certificates
152.014 Alleys 152.015 Blocks |
152.016 Drainage plan 152.017 Easements 152.018 Gas mains and appurtenances 152.019 Lots 152.020 Power lines 152.021 Sanitary sewers and appurtenances 152.022 Sidewalks 152.023 Storm sewers and appurtenances 152.024 Storm water control and detention basins 152.025 Streets 152.026 Street lights 152.027 Street names, Signs and street numbering 152.028 Sump pump drain line system 152.029 Telephone and cable television lines 152.030 Water mains and appurtenances
152.031 Construction of storm water control facilities 152.032 Erosion control 152.033 Construction inspections and deviations from the plans and specifications |
§ 152.001 TITLE.
This chapter shall be known and may be cited as the subdivision code of the city and contiguous areas.
(Ord. 1831, passed 4-18-94)
§ 152.002 PURPOSE, APPLICATION AND JURISDICTION.
The purpose of this subdivision code, which is part of the Comprehensive Plan of the city, is to ensure that the subdivision and development of land is accomplished in a timely manner, in conformance with all city and state regulations and standards, and in a manner which minimizes or eliminates adverse impacts and encourages and facilitates the orderly development of Washington and its environs.
The provisions of this subdivision code shall be applicable to all subdivisions and developments within the city and within a mile and one-half of the city's corporate limits. It is the intent of this code to permit subdivision development within all zoning classifications except agriculturally zoned property.
The provisions of this subdivision code shall also apply to any other developments, whether a subdivision is required or not under the law, statutes, ordinances, or regulations of the governing body or agency having jurisdiction or control, and regardless of whether the same is labeled a subdivision or not, it being the intent of the chapter to apply to all types of development, both within the city and to areas lying within a mile and one-half of the city's corporate limits. This shall apply to all types of land subdivisions or developments which impact adjacent land, including but not limited to, the dedication or construction of public or private streets, storm sewers, sanitary sewers, storm water drainage facilities and similar types of improvements, whether a subdivision of land is required or not under the laws, statutes, ordinances or regulations of the governing bodies or agencies having jurisdiction.
(Ord. 1831, passed 4-18-94)
§ 152.003 DEFINITIONS.
For the purpose of this subdivision code the following definitions shall apply unless the context clearly indicates or requires a different meaning. When not inconsistent with the context, words used in the present tense include the future, words in the plural include the singular, and when any pertinent term is not expressly defined it shall be construed to have its usual legal definition. The word "shall" is always mandatory and not merely advisory.
ASSOCIATION. The owner's association to be formed for the owners of property in a subdivision to maintain any open space, common grounds or common buildings not dedicated to and accepted by a public agency.
BASE FLOOD. A flood having a one percent (1%) chance of being equaled or exceeded in any given year. The base flood is also known as the one hundred (100) year flood.
BOND, ETC. A performance bond issued by a surety company, a cash bond or a letter of credit issued by a financial institution, to guarantee a contract and the payment of all obligations for the construction of public improvements.
BYPASS CHANNEL. A channel formed in the topography of the earth's surface to carry storm water runoff through a specified area.
CERTIFICATE OF REGISTRATION. A certificate issued by the City Clerk indicating registration with the city to develop and/or construct public improvements which will be or have been dedicated to the city during a subdivision process. This certificate shall not be denied, suspended or revoked except by City Council action.
CITY ENGINEER. The Civil Engineer of the city.
COMPREHENSIVE PLAN. The official comprehensive plan and land use map of Washington adopted by the City Council, and amended from time to time.
CONDOMINIUM SUBDIVISION. Any subdivision or part of a subdivision which is intended for multi-family buildings to be constructed and sold by the subdivider as condominium units rather than as apartments.
CONSTRUCTION PLANS AND SPECIFICATIONS. Plans prepared by a registered engineer of the subdivider to show the types, location, lines and grades of the proposed streets, storm sewers, sanitary sewers, water mains, etc. in the subdivision.
CONSULTING ENGINEER. The consulting engineer appointed by the Mayor with the consent of the City Council to assist the city as described in the city's code of ordinances.
CONTROL STRUCTURE. A structure designed to control the flow of storm water runoff over a specific length of time.
COUNTRY ESTATES. A zoning classification which requires single family detached dwellings with lots at least two (2) acres in area and a lot width at the building setback line of two hundred twenty (220) feet or more.
DEVELOPMENT. Any manmade change to real estate, including:
Construction, reconstruction or placement of a building or any addition to a building valued at more than one thousand dollars ($1,000.00);
Installing a manufactured home on a site, preparing a site for a manufactured home, or installing a travel trailer on a site for more than one hundred eighty (180) days;
Drilling, mining, installing utilities or facilities, construction of roads, bridges or similar projects valued at more than one thousand dollars ($1,000);
Filling, dredging, grading, excavating, constructing parking lots, or other non‑agricultural alterations of the ground surfaces;
Storage of materials; or
Any other activity that might change the direction, height, or velocity of flood or surface waters.
Development does not include maintenance of existing buildings and facilities, gardening, plowing and similar agricultural practices.
DRY BOTTOM STORM WATER STORAGE AREA. A facility designed to be normally dry and contain water only when excess storm water runoff occurs.
DWELLING UNIT. One (1) or more rooms constituting all or part of a dwelling used exclusively as living quarters for one family and not more than two (2) roomers or boarders, and which contain cooking facilities, sink, or other kitchen facilities.
EASEMENT. A right or privilege to enter and use private land for specified purposes.
EXCESS STORM WATER. That portion of storm water runoff which exceeds the transportation capacity of storm sewers or natural drainage channels serving a specific watershed.
FINAL ACCEPTANCE. Acceptance of the subdivision improvements by the City Council.
FINAL PLAT. The final map or drawing on which the subdivider's plan of subdivision is presented to the City Council for approval, and which, if approved, shall be recorded in the Tazewell County Recorder's office for the purpose of conveying land.
FLAG LOT. A lot, the main or principal use, or the building area, of which does not abut or adjoin a public street, but is connected to such public street by a narrow strip of land which is part of the lot.
FLOOD HAZARD AREA. Areas susceptible to the base flood and delineated as "A" zones on a Flood Insurance Rate Map prepared by the Federal Emergency Management Agency (FEMA). Flood hazard areas of unincorporated Tazewell County that are within the extraterritorial jurisdiction of the city are identified on a Flood Insurance Rate Map prepared for Tazewell County by FEMA.
LOT. A portion of a subdivision or parcel of land considered a unit intended for transfer of ownership or for building development.
NATURAL DRAINAGE. Channels formed in the existing surface topography prior to changes made by unnatural causes.
OUTLOT. A remnant of land which remains from a subdivision which, by reason of lot width, depth, area, frontage, topography or lack of access, cannot be built upon or zoned for use.
PRELIMINARY PLAT. A preliminary map or drawing indicating the proposed layout of the subdivision as submitted to the Planning Commission for recommendation to the City Council for action.
PLAT OFFICER. An officer appointed by the Mayor with the consent of the City Council whose vested duty is to administer and enforce the regulations and standards of this subdivision code.
PLANNING COMMISSION. The Washington Planning Commission.
PUBLIC WATER SUPPLY. A potable water system serving at least fifteen (15) service connections or which regularly serve at least twenty five (25) persons at least sixty (60) days per year, as more specifically defined by the Illinois Environmental Protection Act (415 ILCS 5/3.28).
RESERVE STRIP. A strip of land, usually the boundary of a subdivision, that is withheld from sale or dedication to control the development of adjacent land.
REVERSE FRONTAGE. A lot that is bounded in front and in back by a street or thoroughfare.
SANITARY SEWER. A constructed conduit to collect and carry liquid and solid sewage wastes, other than storm waters, to a sewage treatment plant.
SELECTED GRANULAR BACKFI1LL. Selected backfill as defined by the state water and sewer main specifications and as approved by the Civil Engineer.
SIDEWALKS. The paved portion of the right-of-way designed and intended for the movement and use of pedestrian traffic.
STATE ROAD SPECIFICATIONS. The most recent edition of the Standard Specifications for Road and Bridge Construction, as adopted by the Illinois Department of Transportation.
STATE WATER AND SEWER MAIN SPECIFICATIONS. The most recent edition of the Standard Specifications for Water and Sewer Main Construction in Illinois.
STREETS AND ALLEYS. A way for vehicular traffic, whether designated as a street, highway, thoroughfare, parkway, road, avenue, boulevard, lane, or however designated, in the following hierarchy:
ARTERIAL STREETS and highways are used to provide the through movement of a high volume of traffic.
COLLECTOR STREETS are those which carry traffic from minor streets to major arterial streets, including the principal entrance streets of a residential development and streets for circulation within such a development.
MINOR STREETS are those local streets which are used primarily for access to abutting properties.
ALLEYS are a public way used primarily for service access to the rear or side of properties otherwise abutting on a street.
SUBDIVIDER. Any individual, association, corporation or other legal entity who is an owner or agent responsible for subdividing or developing land and who is responsible for requirements outlined in these regulations for the subdividing of land.
SUBDIVISION CODE. This subdivision code of the city and contiguous areas.
SUBDIVISION. The division of a parcel of land into two (2) or more lots or parcels for the purpose of transfer of ownership or building development, shall be deemed a subdivision. The term includes resubdivision, provided that the division of not more than five (5) lots or tracts of record into not more than three (3) lots, and not involving a new street, shall be eligible for record without approval of the City Council, but with the written approval of the Plat Officer, who shall first determine that the new lots comply with the area regulations and other requirements, including sanitation of the zoning regulations of the city. When appropriate to the context, the term subdivision shall relate to the process of subdividing or to the land subdivided. The term also applies to the following, which, while not requiring submission of a subdivision plat nor approval of the City Council, requires city approval through the Plat Officer and compliance with the other requirements of this subdivision code:
Division or subdivision of land into lots of five (5) acres or more which do not involve any new streets or easements of access;
Division of lots or blocks of less than one (1) acre in any recorded subdivision which does not involve any new streets or easements of access;
The sale or exchange of parcels of land between owners of adjoining and contiguous land;
The conveyance of parcels of land or interests therein for use as a right-of-way for railroads, utilities or pipe lines which do not involve any new streets or easements of access;
The conveyance of land owned by a railroad or other public utility which does not involve any new streets or easements for access;
The conveyance or dedication of land for highway or other public purposes or the vacation of land dedicated for a public use;
Conveyance made to correct descriptions in prior conveyances;
The sale or exchange of parcels following the division into no more than two (2) parts of a particular parcel of land existing on July 17, 1959, and not involving any new streets or easements of access; or
It is the intent of the section to eliminate the exception stated at Section 1(b) (9) of the Plat Act and thereby require compliance with the Plat Act in transactions involving the sale of a single lot of less than five (5) acres from a larger tract in all instances except that specified in subdivision (1) above.
SUBSTANTIAL CONFORMANCE. No changes in a subdivision's street configuration, the number, sizes and configuration of lots, and the configuration of storm water drainage plans or the configuration of any other utility services.
STORM DRAINAGE CAPACITY. The flow of storm water runoff that can be transported by a channel or conduit without causing a rise of the water surface over the top of the conduit or adjacent to the channel.
STORM WATER RUNOFF. The flow of water resulting from precipitation which was not absorbed by the soil or plant material.
STORM WATER RUNOFF RELEASE RATE. The rate at which storm water runoff is released to adjacent land.
STORM WATER STORAGE AREA. Areas designated to store excess storm water.
STORM SEWER. A constructed conduit to collect and carry surface waters to a drainage course.
TRIBUTARY WATERSHED. All the area that contributes storm water runoff to a given point.
WET BOTTOM STORM WATER STORAGE AREA. A facility designed to be maintained as a pond with a free water surface and which has capacity to contain excess storm water runoff.
X YEAR STORM. The average recurrence interval within which a rainfall of given intensity and duration will be equaled or exceeded only once. A one hundred (100) year storm would have an intensity of rainfall which would, on average, be equaled or exceeded only once in one hundred (100) years. This does not imply that it will occur only once in one hundred (100) years, or having occurred, will not happen again for one hundred (100) years.
(Ord. 1831, passed 4-18-94; Am. Ord. 1984, passed 4-1-96; Am. Ord. 2738, passed 6-4-07)
§ 152.004 SUBDIVISION OUTSIDE THE CORPORATE LIMITS WITHIN A MILE AND ONE-HALF.
Subdivisions located outside the city's corporate limits, but within a mile and one-half of the corporate limits, shall meet all requirements of the city's subdivision code and standards, in addition to the requirements of the township and county.
Storm sewers, sanitary sewers and water mains shall not be extended to users located outside the city's corporate limits except when the City Council votes to allow such an extension after affected property owners file a petition for water or sewer service and sign an agreement to annex to the city when requested.
Streets and other public improvements constructed
outside the corporate limits of the city but within one and one-half (1½)
miles extraterritorial jurisdiction must meet city requirements and shall
also conform to the rules, specifications, and regulations regarding
location, width, grades, surface and drainage structures applicable to the
township road system. The review and approval of streets and public
improvements in the township is performed by both the city and the Township
Highway Commissioner, with bonds, etc. for public improvements, including
streets, assigned jointly to the city and county and held by the county.
Final acceptance shall be filed with the
(Ord. 1831, passed 4-18-94; Am. Ord. 2738, passed 6-4-07)
§ 152.005 ENTITLEMENT OF RECORD UPON APPROVAL.
Each subdivider who seeks the Council's approval of a subdivision shall follow these procedures and conform to the city's approved Comprehensive Plan, as amended from time to time. All requests for preliminary plat of a subdivision shall be referred to the Planning Commission for review and recommendation before action by the City Council.
No owner or agent of the owner of any parcel of land located in a proposed subdivision shall transfer or sell such a parcel until a final plat of the subdivision has been approved by the City Council and filed with the Tazewell County Recorder of Deeds.
Amendments to the Subdivision Code become effective with approval by the City Council. Any final plat requests, based on preliminary plats which were approved by the City Council within one (1) year of the date of the request for final plat approval, shall not be required to comply with the amendments to the subdivision code made within that one (1) year period. All other final plats must comply with the then existing subdivision code requirements in effect on the date of the request for final plat approval. All requests for final plat approval must be made in compliance with the provisions of this subdivision code.
If a plat has been approved and afterward it is desirable to change or vary the lot lines as shown, this constitutes a resubdivision and replatting of the lots is required following these subdivision procedures.
Upon the approval of a final plat by the city, the subdivider thereby grants the city, its officers, employees, and agents, access to the subdivision for the purpose of inspecting improvements.
(Ord. 1831, passed 4-18-94; Am. Ord. 2738, passed 6-4-07)
§ 152.006 WATER AND SEWER MAIN EXTENSION POLICY.
It has been, and continues to be, the policy of the city that land developers within the city or within a mile and one-half of the corporate limits are required to extend water, storm sewer, and sanitary sewer mains to their developments at their own expense.
In certain situations in which the corporate authorities deem it to be necessary or desirable to protect the public health, safety, and welfare by insuring that adequate public facilities exist to serve new developments and to promote orderly development, the city may elect, in its sole discretion, to extend water, storm sewer or sanitary sewer mains at the city's expense to desirable areas and to recoup its expense by charging a connection fee to the owners/developers of the property benefited by said main extensions.
In the event the city elects to extend mains at its own expense, it shall be done so by ordinance and each such ordinance shall contain, at a minimum, the following:
An estimate of the cost to the city to extend the main or mains;
A designation of the area which the city reasonably believes will be benefited by the main extension; and,
A formula or fee schedule setting forth the way in which the connection fee will be determined.
Nothing herein shall be construed to prohibit or limit the city from collecting the fees provided for in § 52.53 of its code of ordinances in addition to the connection fee proposed herein.
The following areas have been designated by separate ordinances as areas in which the city will, or has, paid for the construction of public water, public sanitary sewer or public storm sewer main extensions and for which reimbursement will be collected from developers or property owners, by the city, upon connection to the main.
(Ord. 1831, passed 4-18-94)
§ 152.007 CONDOMINIUM SUBDIVISIONS.
In addition to all other requirements relating to new subdivisions, the requirements of this section shall apply to any subdivision or part of a subdivision intended to be developed by the construction of two‑family or multi‑family building(s) and the sale of the building by selling individual condominium units. Conversions of existing two-family, multi-family, office, commercial, or industrial buildings into individual condominium units shall not be permitted.
Except as specifically limited in subparagraph (A) above, and expanded by subparagraph (C) below, the provisions of the Illinois Condominium Property Act (765 ILCS 605/1, et seq.) ("C.P.A.") shall apply to all condominium subdivisions.
In addition to the requirements of the C.P.A.:
Each developer of a proposed condominium subdivision shall submit to the City for public inspection purposes only, the following information:
- Plans and specifications indicating where each condominium is to be and what public areas are to be owned by the association of condominium owners.
- Proposed articles of incorporation and by-laws for the association of condominium owners which will manage the common areas.
- A detailed description of proposed financing to be available to purchasers of the condominium units.
- Information indicating financial responsibility and financial ability of the builders or developers to complete the project as proposed, including a projected operating budget for the condominium.
- A copy of all proposed covenants relating to the real estate.
- An agreement by the developer specifying the improvements to be completed by the developer, including recreational facilities, bicycle trails, and other common areas. The agreement shall also indicated the percentage of ownership interest in each of the common areas allocated to each unit or shall specifically state that it is an "add on condominium" that allows a reallocation of the percentage ownership interest in the existing and additional common elements pursuant to Section 605/25 of the C.P.A.
- If the construction is to be financed in whole or in part by escrow funds put up by purchasers, or if escrow funds of any kind are required from purchasers, then the following information will be provided:
A description of the escrow arrangements.
A copy of all escrow documents.
Provision for the return of funds to purchasers if the matter is not completed by the date specified.
The name and address of the institution to hold the escrow.
- Title information insuring all liens, easements, and interest of record including all ownership concerning the real estate. All mortgages and mechanics' liens and other financial liens of any kind shall be listed.
- In connection with the common areas and recreational areas, a proposed management agreement and proposed rules will be furnished.
- The forms to be used for agreements, promissory notes, deeds, and other documents of title and documents related to the sale of the condominium units.
- No person may be denied the right to purchase or lease a unit based on race, religion, sex, sexual preference, marital status, or national origin.
- Unit owners may not be required to be members of or participate in recreational or similar facilities that are not owned in fee by the unit owners or by an association in which the unit owners are members.
- Unit owners must be allowed to inspect financial books and records of the condominium association within seven (7) business days after written request for examination is received by the association.
(Ord. 1831, passed 4-18-94; Am. Ord. 2914, passed 12-20-10)
§ 152.008 REPEALED UNDER ORDINANCE 2914, ADOPTED 12-20-2010
PROCEDURES TO BE FOLLOWED FOR SUBMITTING A SUBDIVISION PLAN
§ 152.009 PREAPPLICATION.
Prior to filing a preliminary plat, the subdivider may confer with the Plat Officer so general information about the subdivision and its location may be conveyed to the Planning Commission. The preapplication is optional and does not require formal application, nor any fee, nor the filing of a plat with the city.
Fifteen (15) copies of any preapplication materials requested shall be submitted to the Plat Officer no later than the fifteenth (15th) day of the month prior to the meeting at which the Planning Commission shall review the preapplication materials.
The Plat Officer may request all or a portion of the following at the time of preapplication:
Land characteristics and existing condition of the site.
A sketch plan of the proposed subdivision layout showing the following:
Street and lot layout and other features in relation to existing conditions.
Number of lots with typical widths and depths.
Available utilities.
Any additional information and data necessary for proper consideration of the proposed subdivision.
(Ord. 1831, passed 4-18-94)
§ 152.010 PRELIMINARY PLAT.
The subdivider shall prepare and submit fifteen (15) copies of the preliminary plat of the proposed subdivision. An application for subdivision shall be filed with the preliminary plat.
Preliminary plat materials shall be submitted to the Plat Officer no later than the fifteenth (15th) day of the month prior to the meeting at which the Planning Commission shall review and recommend action on the preliminary plat. Fifteen (15) additional copies of the preliminary plat, as recommended by the Planning Commission, shall be submitted to the Plat Officer within five (5) days following recommendation.
The Planning Commission shall approve or disapprove the application for preliminary plat within forty five (45) days from the date of the application or the filing by the applicant of the last item of required supporting data, whichever date is later, unless such time is extended by mutual consent.
If such preliminary plat is disapproved, within fifteen (15) days the Planning Commission shall furnish the applicant or subdivider, in writing, a statement setting forth the reason for disapproval and specifying with particularity the aspects in which the proposed plat fails to conforrn to the ordinances including the official map. The Planning Commission will recommend denial to the City Council unless the subdivider requests reconsideration by the Planning Commission in writing prior to the first meeting of the City Council following written denial by the Planning Commission. If the subdivider requests reconsideration by the Planning Commission, the Planning Commission shall have an additional forty five (45) days to consider the subdividers request.
If the preliminary plat is recommended for approval, the Planning Commission shall submit it to the City Council, which in turn shall accept or reject the preliminary plat within thirty (30) days after its first regular scheduled meeting following action by the Planning Commission.
The preliminary plat shall contain the following information:
EXISTING CONDITIONS
A detailed drawing of the proposed subdivision at a scale not smaller than one hundred (100) feet per inch.
Existing topographical data. For all land that slopes less than two percent (2%), show contours with an interval of one (1) foot. For land that slopes more than two percent (2%), show contours with an interval of two (2) feet. All elevations shall be based on State Plane Coordinates.
Other site conditions and significant features including flood hazard areas, water courses, marshes and wooded areas.
Conditions on land adjacent to the site including approximate direction of ground slope including embankments and retaining walls, buildings, railroads, towers and all other nearby nonresidential land uses.
Zoning on and adjacent to the tract, including land separated by a transportation feature. Designation of any lots for duplex development.
Names of owners of adjacent unplatted land and names of adjacent platted subdivisions.
Existing easements on or adjacent to the tract showing locations and purpose.
Existing streets and roads on or adjacent to the tract showing the location, name, right-of-way width and street surface width. All existing walks, curbs, gutters, culverts, etc.
Existing utilities on or adjacent to the tract including:
The location and size of all water mains. If water mains are not adjacent to the tract, indicate the direction and distance to the nearest main, and its size.
The location and size of all sanitary and storm sewer mains, manholes and inlets. If sanitary sewer mains are not adjacent to the tract, indicate the direction, distance and invert elevation of the nearest sanitary sewer and its size.
The location of all gas mains.
The location of all electric and telephone poles and street lights.
PROPOSED CONDITIONS
Proposed improvements or other major projects planned by public authorities to be constructed on or near the tract.
Sites and acreage, if any, for multi-family dwellings, shopping centers, churches, industry or other non-public uses exclusive of single-family dwellings.
Sites and acreage, if any, to be dedicated for parks, playgrounds, bikeways, schools and other public uses.
Proposed streets including right-of-way and pavement widths.
Location and dimensions of all other proposed rights-of-way and easements and their purpose.
Lot lines, block and lot numbers and lot sizes shall be shown.
Minimum building setback lines.
Location and sizes of all proposed utilities.
Storm water control facilities including storm water retention basins.
Title, scale, north arrow, and date.
Additional information, if required by the Plat Officer, including:
Profiles showing existing ground surface and proposed street extensions showing grades and cross sections for a reasonable distance beyond the limits of the proposed subdivision.
Preliminary plans of proposed sanitary and storm sewers with grades and sizes indicated for a reasonable distance beyond the limits of the proposed subdivision.
Draft of restrictive covenants (if any) whereby the subdivider proposes to regulate land use in the subdivision and otherwise protect the proposed development.
(Ord. 1831, passed 4-18-94; AM. Ord. 2738, passed 6-4-07)
§ 152.011 FINAL PLAT.
Within one (1) year of approval of the preliminary plat by the City Council, the subdivider may prepare and submit a final plat of the proposed subdivision, or a portion thereof, along with other supplementary information required. The final plat shall be in substantial conformance with the approved preliminary plat and shall comply with the construction standards and subdivision code requirements in effect at the time the preliminary plat was approved. The subdivider shall have an additional four (4) year period in which to prepare and submit a final plat of the proposed subdivision or portion thereof, along with other supplementary information required, but any such final plat must comply to those construction standards and subdivision code requirements in effect at the time of final plat submission. Following this five (5) year period, the subdivider may request an extension of the period the preliminary plat remains in effect by submission of an application for extension presented for City Council action.
Fifteen (15) copies of the final plat application along with the construction plans and specifications and an estimate of expenditure, shall be submitted to the Plat Officer no later than twenty (20) days before the regular meeting of the City Council at which the approval of the subdivision final plat is sought.
The final plat shall be a reproducible ink drawing at a scale of two hundred (200) feet equals one (1) inch or larger. The drawing may be on more than one (1) sheet with an index sheet, if required.
For large subdivisions, the final plat may be submitted for approval progressively in contiguous sections satisfactory to the Plat Officer.
The final plat shall contain as a minimum, the following information:
Primary control points and ties to such control points to which all dimensions and bearings and similar data shall be referred. At least one (1) of the control points shall be an established section corner.
Subdivision boundary lines, street right-of-way lines, easements and lot lines shall be shown with accurate dimensions and bearings. Radii, arcs and central angles of all curves shall also be shown. The location and description of all monuments used to identify points shall be included.
The name and right-of-way width of each street or other right-of-way.
The location, dimensions and purpose of all easements, including easements provided for sump pump drains, gas lines, electric lines, etc.
The minimum building setback lines.
A number to identify each lot or site.
The purpose for which sites other than residential lots are dedicated.
The names of recorded owners of adjoining unplatted land.
Reference to recorded subdivision plats adjoining the site with recorded name, date and number.
All reserve strips.
Identification of all flood hazard areas.
Plat title, scale, north arrow and date.
Final plats of sites located entirely within the city limits shall contain the following certificates:
A certificate from a registered land surveyor, acknowledged by the owner of the land or duly authorized attorney, as required by the Plat Act.
A certificate to be signed by the Plat Officer stating that the plat conforms with the subdivision code.
A certificate to be signed by the City Clerk stating that the plat was approved by the City Council.
A certificate to be signed by the Tazewell County Clerk stating that the subdivision is not subject to delinquent real estate taxes or special assessments.
A certificate containing a dedication by the owner of the property dedicating to the public in perpetuity the right‑of‑way for public streets, alleys, watermains, and sanitary and storm sewers, and that easements are granted for the uses specified, and that other lots are dedicated for public purposes, as specified and applicable.
A certificate for a notary public attesting to the property owner's free and voluntary act of endorsing the owners certificates.
Final plats of sites located outside the city but within a mile and one-half of the city's corporate limits shall contain the following certificates and statements in addition to all of those required for sites within the city limits:
All certificates required by Tazewell County.
A certificate to be signed by the Washington Township Road Commissioner.
A certificate to be signed by the Tazewell County Highway Superintendent.
Final plats for subdivisions that are bounded by state right-of-way shall contain a certificate for use by the District Engineer of the Illinois Department of Transportation.
Within ninety (90) days after approval of the final plat by the City Council, the subdivider shall record the final plat with the Tazewell County Recorder. If the plat is not so recorded, it shall have no validity and shall not be recorded without subsequent approval of the City Council. The City Council may extend the filing date an additional ninety (90) days if the subdivider can demonstrate unique circumstances or conditions whereby the recording of the final plat cannot be accomplished.
Subdivider shall execute, upon request by the city, a bill of sale conveying to the city personal property located in the rights-of-ways and easements which are dedicated to the city.
Restrictive covenants (if any) in a form acceptable for recording, and other data, such as other certificates, affidavits, etc. as may be required by the Plat Officer to enforce the subdivision code, design standards, or other regulations shall be submitted at this time.
No final plat of any subdivision shall be
approved for recording if the subdivider or any one working under or through
the subdivider is in violation of any of the provisions of the subdivision
code. Furthermore, the Planning Commission and City Council have the right
to refuse to consider any additional plat or plats covering any subdivision
or subdivisions of said subdivider through preapplication procedure, or
otherwise, until such time as such violation, or violations, cease and the
subdivider is in full compliance with all of the provisions of this code.
(Ord. 1831, passed 4-18-94; Am. Ord. 2738, passed 6-4-07)
§ 152.012 CONSTRUCTION PLANS, SPECIFICATIONS AND OTHER REQUIREMENTS.
Drainage plans, including the calculations for
storm water control, shall be submitted as
part of the construction plans and specifications.
The drainage plan shall be recorded
“To
the best of our knowledge and belief, the drainage of surface waters will
not be changed by the construction of such subdivision or any part thereof,
or that if such surface water drainage will be changed, reasonable provision
has been made for the collection and diversion of such surface waters into
public areas or drains which the subdivider has the right to use, and that
such surface waters will be planned for in accordance with generally
accepted engineering practices so as to reduce the likelihood of damage to
the adjoining property because of the construction of the subdivision.”
(Ord. 1831, passed 4-18-94; Am. Ord. 2193, passed 8-16-99; Am. Ord. 2565, passed 10-18-04; Am. Ord. 2738, passed 6-4-07)
§ 152.013 BONDS, FEES, AND CERTIFICATIONS.
All subdividers shall obtain a certificate of registration from the city prior to the submittal of preliminary plats.
All public improvement contractors shall obtain a certificate of registration from the city prior to the start of construction of any public improvements.
The applicant for a condominium subdivision shall furnish a bond with a corporate surety licensed to do business in this state, guaranteeing that all common areas and facilities and all common recreational facilities will be completed.
The subdivider, prior to approval of the final plat by the City Council, shall furnish surety that public improvements shall be completed satisfactorily. Surety shall be provided to the city when development occurs within the boundaries of the city and jointly to the city and Tazewell County when development occurs within the one and one-half (1½) mile jurisdiction of the city. The surety shall take any of three (3) separate forms:
The subdivider may elect to furnish a corporate surety bond approved by the City Council, in the amount of one hundred percent (100%) of the verified estimate of expenditure.
In lieu of a surety bond, the subdivider may provide a cash bond in the form of a cashier's check or certified check payable to the city in an amount equal to one hundred percent (100%) of the verified estimate of expenditure. The cash bond will be invested by the city and the subdivider shall receive the interest earned on the cash bond when final repayment is made to the subdivider.
In lieu of a surety or cash bond, the subdivider may provide an irrevocable letter of credit from a bank or other financial institution in an amount equal to one hundred percent (100%) of the verified estimate of expenditure and in the form acceptable to the city.
If the subdivider obtains guaranteed contracts from the contractors for all improvements in the subdivisions that total less than ninety percent (90%) of the verified estimate of expenditure, the subdivider may petition the City Council to reduce the amount of the bond, etc. to the amount of the contract.
Bond, etc. reductions to the subdivider may be made upon the subdivider's written request following fifty percent (50%) completion of the improvements, provided, however, that storm water control features, approved by the City Engineer, shall be serviceable, if not entirely completed. Reduced bond, etc. amounts will be based upon completed quantities and applicable unit costs as contained in the verified estimate of expenditure and will require a written recommendation by the City Engineer to the City Council. Based upon the Citi Engineer's written recommendation, the City Council may authorize a reduction of the bond, etc. A maximum of three (3) requests for reduction will be considered. Sufficient surety shall be maintained by the city to cover all remaining construction costs with a minimum amount retained of twenty percent (20%) until final approval and acceptance of the subdivision. Reductions of bonds, etc. shall not be considered as acceptance of all or part of a subdivision.
Public improvements shall be substantially completed in a satisfactory manner within a two (2) year period following the recording of the final plat with the Tazewell County Recorder and shall also be conditioned upon the subdivider fully complying with the provisions of the subdivision code. The subdivider, the subdivider's engineer and all public improvement contractors shall submit to the city a certificate of compliance stating that all public improvements being dedicated to the city comply with all applicable city requirements. The certificate shall further state that any deviation from the construction plans and specifications have received approval of the City Engineer.
Upon completion and conditional approval of all subdivision improvements, the subdivider shall provide a one (1) year written maintenance agreement/guaranty of the improvements against structural failure. During this period, the subdivider shall provide financial surety as follows:
If a surety bond is used, it shall provide the surety has agreed to maintain such improvements constructed under the bond for a period of one (1) year for one hundred percent (100%) of the estimated costs of the improvements.
If the subdivider provides a cash bond or an irrevocable letter of credit, the bond or letter of credit shall be twenty percent (20%) of the amount of the estimated costs of the improvements.
Final amounts retained shall be released to the subdivider, with accrued interest, if any, following written recommendation by the City Engineer for final approval and acceptance by the City Council. Following the one year maintenance period, and finding by the City Engineer that all of the public improvements are in good and satisfactory condition, the City Council shall take formal action at a meeting to approve and accept public improvements. At such time, the final amounts of surety shall be released to the developer, with accrued interest, if any.
Each applicant for approval of a condominium subdivision shall pay a review fee of twenty dollars ($20.00) per unit to help defray the cost to the city of reviewing the plans and making a determination as to whether or not the proposed condominium subdivision complies with all applicable ordinances. This review fee will not be refundable, whether or not the condominium subdivision is approved.
Fees shall be paid by the subdivider to the city for the review of final plats and construction plans and specifications in the amount of twenty five dollars ($25.00) per lot for the first ten (10) lots in a final plat, twenty dollars ($20.00) per lot for the next ten (10) lots in a final plat, seventeen dollars and fifty cents ($17.50) per lot for the next twenty (20) lots in the final plat, and twelve dollars and fifty cents ($12.50) per lot for each additional lot over forty (40) on the final plat. This fee shall be paid to the City Clerk at the time of submittal of the final plat to the Plat Officer.
The subdivider shall pay a subdivision development fee for water and sewer system upgrades and extensions necessary to support new development. Such fee shall be calculated by the Plat Officer and paid by the subdivider according to the provisions of Section 50.53 et. seq. The development fee shall be paid when the final plat is approved by the City Council.
The subdivider shall pay the cost of materials for street and traffic signs. The signs shall be installed by the city.
(Ord. 1831, passed 4-18-94; Am. Ord. 2490, passed 11-3-03; Am. Ord. 2738, passed 6-4-07)
All subdivision or development of land subject to the subdivision code shall conform to these design standards and the comprehensive plan.
§ 152.014 ALLEYS.
The minimum width of alley right-of-way shall be sixteen (16) feet.
Alley intersections and sharp changes in alignment shall be avoided. Where they are required, corners shall be cut off sufficiently to permit safe vehicular movement.
Dead-end alleys shall be avoided where possible. If unavoidable, they shall be provided with adequate turn around facilities acceptable to the City Engineer and Planning Commission.
Alley surfaces shall be constructed to the requirements of the city construction standards and the state road specifications.
(Ord. 1831, passed 4-18-94)
§ 152.015 BLOCKS.
The length, width and shape of blocks shall be determined with due regard to the following:
Zoning requirements as to lot size.
Limitations of topography.
Needs for convenient access, traffic movement, control and safety of street traffic.
Provisions of adequate building sites suitable to the special needs of the type of subdivision contemplated.
Pedestrian crosswalk or walkways shall be required to provide circulation, access to schools and playgrounds, shopping centers, transportation and other community facilities. Walkways shall not be less than ten (10) feet wide.
(Ord. 1831, passed 4-18-94)
§ 152.016 DRAINAGE PLAN.
A drainage plan shall be submitted along with the construction plans for all subdivisions as defined herein. For developments which do not require a final plat, a drainage plan shall be submitted and approved prior to the issuance of a building permit. The plan must be reviewed and approved by the City Engineer.
The drainage plan shall be comprehensive in nature and shall show all components of the storm water drainage system. Each plan shall have as a minimum, the following items:
Natural land contours at minimum two (2) foot intervals.
Final grading contours at minimum two (2) foot intervals.
A construction pad for each lot with spot elevations. The construction pad shall be the proposed finished ground elevation at the building perimeter. The top of building foundation or basement wall elevation shall be a minimum of six (6) inches above the ground elevation adjacent to the foundation or wall.
- A finished grade on each lot allowing for a minimum slope of five percent (5%) for a minimum of then (10) feet from any building foundation and a minimum of two percent (2%) away from any building beyond the ten (10) foot limit. Where a swale is used to convey drainage from two (2) or more lots, the swale may have a minimum slope of one and one-half percent (1.5%) provided the swale is constructed as part of the larger development and is final graded and seeded prior to issuance of any building permits.
Exception: Where lot lines, walls, slopes, or other physical barriers prohibit six (6) inches of fall within ten (10) feet, the final grade shall slope away from the foundation at a minimum slope of five (5) percent and the water shall be directed to drains or swales to ensure drainage away from the structure. Swales shall be sloped a minimum of two percent (2%) when located within ten (10) feet of the building foundation. Impervious surfaces within ten (10) feet of the building foundation shall be sloped a minimum of two percent (2%) away from the building.
Any and all swales, ditches or other features that may be used to convey storm water. Spot elevations, grades and typical cross sections shall be shown for all swales, ditches and defined overland drainage ways.
The lot lines, numbers and building setback lines for all lots.
All storm water runoff controls and storm water retention basins.
The location and direction of all storm water flow into the subdivision and the location and direction of all storm water flow out of the subdivision.
(Ord. 1831, passed 4-18-94; Am. Ord. 2738, passed 6-4-07; Am. Ord. 2920, passed 12-20-10)
§ 152.017 EASEMENTS.
Easements shall be provided for utilities centered on rear and/or side lot lines and along street right-of-ways where necessary. Easements for sump pump drain lines and street lights shall be located as approved by the City Engineer. Easements shall be a minimum of ten (10) feet in width. Water main easements shall be a minimum of fifteen (15) feet in width. Storm sewer and sanitary sewer easements shall be a minimum of twenty (20) feet in width.
Where a subdivision is traversed by a water course, drainage way, channel, stream, stormwater or detention facility where the runoff from a base flood storm exceeds one (1) cubic foot per second, a water course easement or drainage way easement shall be provided conforming substantially with the lines of the water course and/or detention facilities. The width of the easement shall be sufficient for the water course and future maintenance access to the drainage way.
A planting screen easement of at least ten (10) feet in width shall be provided along the lines of lots abutting a traffic artery of reverse frontage lots.
(Ord. 1831, passed 4-18-94; Am. Ord. 2738, passed 6-4-07)
§ 152.018 GAS MAINS AND APPURTENANCES.
Gas main design and installation shall be approved by Central Illinois Light Company.
Gas mains shall be located between the proposed sidewalk and the proposed curb on the opposite side of the roadway from the water mains.
All gas main trenches located below street surfaces, curb and gutters and sidewalks shall be backfilled with selected granular backfill.
(Ord. 1831, passed 4-18-94)
§ 152.019 LOTS.
The area, width and depth of all lots shall not be less than required by the city zoning code. No outlot, remainder or remnant of land which is part of the tract being subdivided shall be created which, by reason of the lot width, depth, area, frontage, topography, or lack of access, or otherwise, cannot be used as a zoning lot, or be subject to further subdivision in accordance with the terms of this subdivision code. Any remaining parcel or outlot which cannot be made to comply with this code shall be eliminated by combining the area with one or more adjoining lots which do comply or by conveying it to a public body for an appropriate public use, subject to acceptance, or by conveyance to an association of homeowners as set forth in this subdivision code.
All properties reserved or laid out for commercial and/or industrial purposes shall be adequate to provide off street service and parking. The area required for these uses shall be determined by the type of use and development contemplated and as required by the zoning code.
If public sanitary sewers are not available and individual on-lot sewage systems are to be used for sewage disposal, the minimum lot size shall be twenty thousand (20,000) square feet.
If neither a public sanitary sewer nor a public water system is available, the minimum lot size shall be one (1) acre with a lot width at the setback line of one hundred ten (110) feet or more.
Reverse frontage lots shall be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation.
Corner lots in residential subdivisions shall have extra width to permit building orientation to either street.
Lots in residential subdivisions with pedestrian crosswalk easements shall have the minimum side yard dimensions increased in width equal to the projection into the easement on the lot.
All residential lots shall conform to the following general standards, in addition to all other requirements of this chapter:
All such residential lots shall have access and frontage on a public street. The Planning Commission may recommend this requirement be waived where, due to unique circumstances or topographical limitations, access to a public street must be provided by either a private drive or an ingress/egress easement.
If zero lot line multi-family lots or structures have any shared elements, the developer shall submit to the City all maintenance and management agreements for any such shared elements including, but not limited to, driveways and roofs. Additionally, all applicable regulations within §152.007 (Condominium Subdivisions) shall be in effect for any shared elements.
Flag lots will not be permitted, except where it is found that another lot configuration is not practical due to adjacent waterways, topography, or existing development and that a street cannot reasonably serve the portion of the property intended for flag lots. Such flag lots must satisfy all of the following requirements:
Each lot provides for a minimum width at the right of way line of sixty (60) feet, with the exception of zero lot line multi-family lots. The minimum width shall be maintained from the right of way line to the main or principal use area, or building area, of such lot; and
The length of such access portion of the lot connecting to the street does not exceed three hundred (300) feet.
Side lot lines shall be substantially at right angles or radial to street right-of-way.
Building set back lines shall be established on all lots. The set back lines shall be appropriate for the location of the subdivision and for the type of development and use contemplated. Minimum set back lines shall be established by the zoning code.
All lot corners shall be marked with a monument that conforms to the requirements of the Plat Act, as amended.
(Ord. 1831, passed 4-18-94; Am. Ord. 1984, passed 4-1-96; Am. Ord. 2389, passed 7-1-02; Am. Ord. 2738, passed 6-4-07; Am. Ord. 2903, passed 9-20-10)
§ 152.020 POWER LINES.
All power lines shall be
installed underground. All main power lines shall be installed in a utility
easement at the front, rear, or side lot lines.
(Ord. 1831, passed 4-18-94; Am. Ord. 278, passed 6-4-07)
§ 152.021 SANITARY SEWERS AND APPURTENANCES.
The size of sanitary sewers and appurtenances shall be determined by the City Engineer. The minimum size of sewer mains shall be eight (8) inches and the minimum size of sewer laterals shall be six (6) inches. The type of material used for sewers greater than eighteen (18) inches in diameter or laid at depths exceeding twenty-eight (28) feet or at stream crossings and in unstable ground shall be approved by the City Engineer.
Sanitary sewers and appurtenances shall be in accordance with city construction standards and state water and sewer main specifications. Connection of new sanitary sewers to the existing system shall not be made until approved by the City Engineer. The connection of the new sanitary sewer shall be sealed with a water tight plug at all times until final testing is complete.
Sanitary sewers and service lines shall be ductile iron, polyvinyl chloride (PVC) or vitrified clay. PVC pipe shall be a standard dimension ratio (SDR) of at least 26.
Ductile iron or PVC sewer joints shall be bell and spigot joints. Vitrified clay pipe joints shall be with PVC bell material.
Sanitary sewer manholes shall be precast concrete components or monolith concrete as shown on the city construction standards. Bases shall be cast in place concrete or precast concrete. Wherever possible manholes shall be provided with a corbel section to reduce the inside diameter of the manhole to twenty four (24) inches.
All sanitary sewers and service lines shall be laid with a minimum cover of four (4) feet.
All sanitary sewers shall be installed on granular cradle bedding.
All sanitary sewer main and service line trenches located below or within two (2) feet of street surfaces, sidewalks, and curbs and gutters shall be backfilled with select granular backfill and mechanically compacted to ninety-five (95) percent Standard Proctor Density (SPD) in minimum twelve (12) inch loose layers.
All other sanitary sewer trenches shall be compacted by mechanical compaction, jetting and water soaking or another means, as approved by the City Engineer.
All new sanitary sewers and appurtenances shall be tested for leakage by air exfiltration under pressure or other methods approved by the City Engineer, tested for deflection, lamped for straightness, and visually inspected. All tests shall be performed by the subdivider's engineer or an independent testing company or under the observation of the City Engineer and test results documented and submitted to the City Engineer for review.
(Ord. 1831, passed 4-18-94; Am. Ord. 2738, passed 6-4-07)
§ 152.022 SIDEWALKS.
(Ord. 1831, passed 4-18-94; Am. Ord. 2764, passed 1-22-08)
§ 152.023 STORM SEWERS AND APPURTENANCES.
The size of storm sewers and appurtenances shall be as approved by the City Engineer. Minimum capacity of storm sewers shall be adequate to carry a twenty-five (25) year storm, as defined in publications of the State Water Survey, Division of the Department of Natural Resources.
Storm sewers and appurtenances shall be installed in accordance with city construction standards and state water and sewer main specifications. Connection of new storm sewers to the existing system shall not be made until approved by the City Engineer.
Storm sewers located under streets shall be reinforced concrete with bell and spigot or tongue and groove joints. Storm sewers not located under streets may be PVC or other materials approved by the City Engineer.
Storm sewer manholes and inlets shall be precast concrete components or monolith concrete. Bases shall be cast in place concrete or precast concrete.
All storm sewers shall be installed on granular cradle bedding.
All storm sewers and appurtenances located below or within two (2) feet of street surfaces, sidewalks, curbs, and gutters shall be backfilled with select granular backfill and mechanically compacted to a minimum of ninety-five percent (95%) SPD in minimum twelve (12) inch loose lifts.
All other storm sewer trenches shall be compacted by mechanical compaction, jetting and water soaking or another means, as approved by the City Engineer.
All storm sewers shall be lamped for straightness and visually inspected. All tests shall be performed by the subdivider's engineer or an independent testing company or under the observation of the City Engineer and test results documented and submitted to the City Engineer for review.
(Ord. 1831, passed 4-18-94; Am. Ord. 2738, passed 6-4-07)
§ 152.024 STORM WATER CONTROL AND DETENTION BASINS.
See Chapter 53 (Am. Ord. 2565, passed 10-18-04)
§ 152.025 STREETS.
The arrangement of streets in new subdivisions or developments shall make provisions for the continuance of existing streets in adjoining areas. Where adjoining areas are not subdivided, the arrangement of streets in new subdivisions or development shall make provision for proper projection of dedicated streets to the boundaries of the subdivision or development.
The arrangement, width, grade and location of all streets shall be considered in their relation to existing topographical conditions and safety.
Principal streets shall conform to the Comprehensive Plan and local streets shall be designed to discourage through traffic.
When a subdivision abuts or contains an existing or proposed major thoroughfare, the Planning Commission may require marginal access streets, reverse frontage lots with screen plantings, rear service alleys or such other treatment as may be necessary to provide separation of through and local traffic.
Reserve strips controlling access to streets shall be prohibited except where their control is placed with the city under conditions approved by the Planning Commission.
Street jogs with centerline offsets of less than one hundred twenty five (125) feet shall be avoided.
A tangent at least one hundred (100) feet long shall be introduced between reverse curves on major and secondary thoroughfares.
Streets shall be laid to intersect as nearly as
possible at right angles.
When connecting streets lines deflect from each other by more than ten (10) degrees, they shall be connected by a curve with a radius adequate to insure a sight distance of not less than one hundred (100) feet along intersecting streets. Greater radii may be required for special cases by the Planning Commission.
Property lines at street intersections shall be rounded with a fifteen (15) foot radius. The radius may be increased when deemed necessary by the Planning Commission.
Surface grading at street intersections shall be such as to insure a sight distance of not less than one hundred (100) feet along intersecting streets.
Minimum street right-of-way width shall be as follows:
Major thoroughfares: as required by the appropriate authority;
Secondary thoroughfares: eighty (80) feet;
Country estates streets: eighty (80) feet;
Collector streets: seventy (70) feet;
Industrial streets: sixty (60) feet;
Local streets: sixty (60) feet;
Private access streets: as required by the appropriate authority.
Dead end streets shall be provided with a turn around cul-de-sac having an outside pavement diameter of at least eighty (80) feet and a street right-of-way diameter of at least one hundred (100) feet. The length of a dead end street shall not exceed six hundred (600) feet measured from the center point of the turn-around to the centerline of an intersecting street, except where unusual topography or other unique circumstances may allow greater length.
Street grades shall not be less than five tenths percent (0.5%). All changes in grade for major and secondary streets shall be connected by a vertical curve of a minimum length equal to twenty (20) times the algebraic difference in the rates of grade. The length of curve for all other streets shall be not less than ten (10) times the algebraic difference in the rates of grade.
Street grades shall not exceed the following:
Major thoroughfares: six percent (6%);
Secondary thoroughfares: seven percent (7%);
Collector streets: seven percent (7%);
Local streets: ten percent (10%).
Access to state and county highways at intervals of less than one thousand three hundred twenty (1,320) feet shall not be allowed except where impractical or impossible due to existing property divisions or topography. Streets within new subdivisions shall be arranged to permit access to adjacent future subdivisions to meet this requirement.
Streets in residential subdivisions shall be a minimum of thirty four (34) feet wide from the face of curb to face of curb. The width of secondary thoroughfares and streets in industrial and commercial subdivisions shall be as determined by the City Engineer. All major thoroughfares street widths shall conform to the state road specifications.
All construction materials shall be governed by the state road specifications unless otherwise directed by the City Engineer.
All streets shall be constructed in conformance with the city subdivision standards and the state road specifications.
The location of trees planted in parkways or street rights‑of‑way is subject to approval of the City Engineer. Trees should be a minimum of two (2) inch caliper. The recommended types of trees are: Norway Maple, Red Maple, Green Ash, Amur Cork‑Tree, Little Leaf Linden, Siberian Elm, Common Hackberry, Honey Locust or American Linden.
Driveway entrances shall be constructed per the city's subdivision standards.
All underground utilities that lie or cross under the proposed pavement shall be constructed prior to any street construction. Trenches shall be backfilled with approved select granular backfill and compacted mechanically to ninety-five percent (95%) SPD in minimum twelve (12) inch loose lifts to a point two (2) feet behind the curb. Street pavement in residential subdivisions shall not be installed until the trenches for underground utilities have settled through a winter and spring season.
Streets constructed outside the corporate limits of the city but within the mile and one‑half extraterritorial jurisdiction shall also conform to the rules, specifications, and regulations regarding location, width, grades, surface and drainage structures applicable to the township road system. The review, approval and acceptance of roads or streets in the township is performed by the township Highway Commissioner, in coordination with the city, and acceptance shall be filed with the County Clerk and County Superintendent of Highways.
The base coarse of streets shall be tested by compaction to not less than ninety five percent (95%) of standard laboratory density and with not more than one hundred twenty percent (120%) of optimum moisture content a minimum of every one hundred (100) linear feet of roadway or increment thereof. Subgrade compaction shall be performed every one hundred (100) linear feet of roadway or increment thereof. The use of fill dirt or other unusual soil conditions may cause a need to increase the number of tests performed.
Pavement shall have each lane of both the binder course and surface course tested. Each pavement course shall be tested every four hundred (400) linear feet for density by nuclear test methods indicating average density not less than ninety three percent (93%) of maximum theoretical density. One (1) test result shall be indicated by the average of five (5) readings from a cross section of a lane.
Concrete curb and gutter shall have slump and air tests performed at least once a day. Compressive strength tests shall be performed by sampling, preparing, and testing at least one (1) set of cylinders a minimum of every four hundred (400) feet of curb and gutter.
(Ord. 1831, passed 4-18-94; Am. Ord. 1887, passed 11-7-94; Am. Ord. 2022, passed 8-5-96; Am. Ord. 2738, passed 6-4-07)
§ 152.026 STREET LIGHTING.
A lighting system shall be provided for each residential subdivision with either street lights or yard lights. If street lights are installed they are required at each intersection and along straightaways at a maximum spacing of one (1) every five hundred (500) feet. In lieu of street lights a yard light shall be required in each lot. All wiring for street or yard lights shall be buried underground a minimum depth of twenty four (24) inches in accordance with the national electrical code. All poles, fixtures and wiring shall be approved by CILCO. Street lights are not required outside the city's corporate limits.
(Ord. 1831, passed 4-18-94)
§ 152.027 STREET NAMES, SIGNS AND NUMBERING.
The subdivider shall provide all street names. No street name shall be used which will duplicate or be confused with the name of any existing street. All street names shall be approved by the Plat Officer.
The city shall install all street signs. The subdivider shall pay the cost of all materials.
Street numbers shall be assigned by the Plat Officer.
(Ord. 1831, passed 4-18-94)
§ 152.028 SUMP PUMP DRAIN LINE SYSTEM.
The subdivider shall provide sump pump drain lines to drain the sump pump discharge lines from each lot or parcel in the subdivision where a sump pump drain line cannot be discharged directly into a drainage ditch. No sump pump drain lines are required for lots one (1) acre or greater.
Manholes or cleanouts shall be provided on the sump drain lines at a maximum spacing of five hundred (500) feet and shall be located in street right-of-way or easements adjacent to street right-of-way accessible for maintenance.
Sump drain lines shall discharge into drainage ditches, storm sewer inlets or storm sewer manholes.
A tee and lateral shall be provided in sump drain lines in each lot.
All sump drain line construction shall be in accordance with the city's construction standards and shall become a part of the city's storm sewer system. Outside the city's corporate limits sump pump drain lines shall be maintained by the property owner.
All sump drain lines located below street surfaces, curb and gutters shall be backfilled with selected granular backfill.
All sump drain line trenches in or adjacent to street right-of-way shall be compacted by mechanical compaction to ninety-five percent (95%) SPD in minimum twelve (12) inch loose lifts, or another means, as approved by the City Engineer.
(Ord. 1831, passed 4-18-94; Am. Ord. 2738, passed 6-4-07)
§ 152.029 TELEPHONE AND CABLE TELEVISION LINES.
All main telephone and cable television lines in subdivisions shall be installed along either the front or rear lot lines. All lines shall be installed underground. All main lines shall be installed in a utility easement.
(Ord. 1831, passed 4-18-94)
§ 152.030 WATER MAINS AND APPURTENANCES.
The size of water mains shall be as determined by the City Engineer. The minimum size for water mains shall be six (6) inches.
Water mains shall be located between the proposed sidewalk and the proposed curb. A locating tape shall be installed with all water mains.
Water mains and appurtenances shall be installed in
accordance with the city construction standards and with the most recent
edition of Standard Specifications for Water and Sewer Main Construction in
Water mains shall be ductile iron or polyvinyl chloride (PVC) pipe as approved by the City Engineer. All fittings shall be ductile iron. Specialty valves and fittings shall be approved by the City Engineer.
Water main pipe shall have pressure slip bell and spigot joints. All fittings shall have mechanical joints.
Fire hydrants and appurtenances shall be furnished and installed by the subdivider. Hydrants shall be Mueller Model A423 5-1/4" diameter three (3) way hydrants. All hydrants shall be valved.
All service lines shall be copper water tube type K. Stops and fittings shall be brass.
All water mains and service lines shall be laid with a minimum cover of four (4) feet.
All water main and service line trenches located below street surfaces, curbs and gutters shall be backfield with selected granular backfill.
All water main and service line trenches located below or within two (2) feet of street surfaces, sidewalks, curbs and gutters shall be backfilled with select granular backfill and mechanically compacted to a minimum of ninety-five percent (95%) SPD in minimum of ninety-five percent (95%) SPD in minimum twelve (12) inch loose lifts.
All other water main trenches shall be compacted by mechanical compaction, jetting and water soaking or another means, as approved by the City Engineer.
All new water mains and appurtenances shall be visually inspected, pressure tested and leak tested. The testing shall be done by the subdivider's engineer or an independent testing company under the observation of the City Engineer.
All new water mains and appurtenances shall be disinfected and flushed and meet all state requirements prior to placing the new system in operation.
(Ord. 1831, passed 4-18-94; Am. Ord. 1863, passed 9-6-94; Am. Ord. 2738, passed 6-4-07)
§ 152.031 CONSTRUCTION OF STORM WATER CONTROL FACILITIES.
Where development of a subdivision presents, in the opinion of the City Engineer, the threat of flooding or damage by runoff to downstream properties, the storm water runoff control facilities shall be constructed as part of the first phase of construction.
During the construction of the subdivision, measures shall be provided to prevent the erosion of soil in all storm water runoff facilities.
All flood control components such as earthen embankments, conduits, outlet structures, flood control structures, spillways and bypass channels shall be built as permanent facilities.
Provisions shall be made for proper maintenance of detention facilities, bypass channels, outlet structures and related flood control facilities.
(Ord. 1831, passed 4-18-94; Am. Ord. 2738, passed 6-4-07)
§ 152.032 EROSION CONTROL.
During construction and until such time as permanent vegetation is established, the subdivider shall employ soil erosion control measures in accordance with generally accepted engineering practices. Soil erosion control measures shall protect storm sewer facilities and streets from sedimentation and prevent the flow of sediments outside the subdivision.
(Ord. 1831, passed 4-18-94)
§ 152.033 CONSTRUCTION INSPECTIONS AND DEVIATIONS FROM THE PLANS AND SPECIFICATIONS.
The city or the designated representative of the city shall have access to the subdivision site at all times to observe the improvements during and after construction. A pre-construction conference to be held with the City Engineer, subdivider, subdivider’s engineer and subdivider’s general contractor is encouraged to discuss the requirements for public improvements, including but not limited to, construction specifications, bonding, scheduling, and testing.
The subdivider shall notify the city at least twenty four (24) hours in advance of any underground construction of improvements.
The subdivider shall be responsible for the inspection of all improvements to insure that all construction is done in accordance with city and state codes and requirements. The subdivider shall provide sufficient engineering inspection so that the subdivider's engineer can certify that all construction was completed in accordance with the approved plans and specifications.
No significant deviation from the approved construction plans and specifications shall be permitted without the written approval of the City Engineer. In the event of a discrepancy between sets of plans and specifications for the subdivision, the official copy on file with the city shall take precedence.
The subdivider shall certify that all improvements have been constructed in accordance with city and state codes and requirements and with the approved plans and specifications. This certification shall be required for each improvement made prior to the release by the city of the subdivision bond, cash deposit or any portion thereof. The engineer for the subdivider shall also certify that all improvements have been constructed in accordance with city and state codes and requirements and with the approved plans and specifications. This certification shall be required for each improvement made prior to the release by the city of the subdivision bond, etc. cash deposit or any portion thereof.
The contractor or subcontractor responsible for installing each improvement shall also certify that all improvements have been constructed in accordance with city and state codes and requirements and with the approved plans and specifications. This certification shall be required for each improvement prior to the release by the city of the subdivision bond, etc. cash deposit or any portion thereof.
One copy of "as built" construction plans must be submitted to the city prior to the release of the subdivision bond, etc.
(Ord. 1831, passed 4-18-94; Am. Ord. 2738, passed 6-4-07)
CITY OF WASHINGTON CONSTRUCTION STANDARDS
SUBDIVISION CERTIFICATES
PRELIMINARY PLAT CERTIFICATES
1. Surveyor's Certificate
STATE OF ILLINOIS )
COUNTY OF TAZEWELL )
I, ________ , a professional land surveyor, do hereby certify that I have prepared the above Preliminary Subdivision Plat and the above plat is a true and correct representation of said subdivision as drawn to a scale of 1 inch = 100 feet. I further certify that the above tract of land is located within an incorporated city, town or village or within 1½ miles of the corporate limits of an incorporated city, town or village which has adopted a city plan and is exercising the special powers authorized by Division 12 of Article 11 of the Illinois Municipal Code as now or hereafter amended, and not included in any municipality.
Dated at Washington, Illinois this _____ day of ___________, 2____ .
Illinois Land Surveyor #
2. Plat Officer's and Planning Commission's Certificate
This Preliminary Plat of Subdivision, on the ______ day of ______________, 2_____, received the recommendation of the City of Washington Plat Officer and Planning Commission. This recommendation is subject to acceptance or rejection by City Council within thirty (30) days after its first regular scheduled meeting.
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_______________________________ Plat Officer |
_______________________________ Chairman, Planning Commission |
3. City Clerk's Certificate
STATE OF ILLINOIS )
COUNTY OF TAZEWELL )
I, Carol K. Moss, Clerk of the City of Washington, Illinois, do hereby certify that by Resolution No. ____, adopted by the City Council of the City of Washington, Tazewell County, Illinois, at a regular meeting held on the ____ day of __________, 20___, the Preliminary Plat of ________________ was approved and the streets shown thereon were accepted.
___________________________
City Clerk
FINAL PLAT CERTIFICATES
1. Surveyor's Certificate
STATE OF ILLINOIS )
COUNTY OF TAZEWELL)
I, _______________, a professional land surveyor, do hereby certify that I have prepared the above Final Subdivision Plat and the above plat is a true and correct representation of said subdivision as drawn to a scale of 1 inch = 100 feet. I further certify that the above tract of land is located within an incorporated city, town or village or within 1½ miles of the corporate limits of an incorporated city, town or village which has adopted a city plan and is exercising the special powers authorized by Division 12 of Article 11 of the Illinois Municipal Code as now or hereafter amended, and not included in any municipality.
Dated at Washington, Illinois this _____ day of _____________, 2____ .
_____________________________
Illinois Land Surveyor # _________
2. Owner's Certificate
STATE OF ILLINOIS )
COUNTY OF TAZEWELL)
I, ____________________, owner and proprietor of the land shown on the above plat, do hereby certify that I/we have caused this survey and subdivision to be made as shown on this plat, to be known as ____________________ Subdivision. I/we acknowledge this survey to be correct to the best of my knowledge and belief, and I/we hereby dedicate the streets shown herein to the public use forever.
A permanent non-exclusive easement is hereby reserved for and granted to the CITY OF WASHINGTON, TAZEWELL COUNTY, ILLINOIS, and to those public utility companies, if any, operating under franchise from the City of Washington, including, but not limited to General Telephone, Central Illinois Light Company, cable television companies, and to their successors and assigns in, upon, across, over, under, and through the areas shown and designed on the attached plat of subdivision for the purpose of installing, constructing, inspecting, operating, replacing, renewing, altering, enlarging, removing, repairing, cleaning, and maintaining electrical, gas, telephone or other utility lines or appurtenances, sanitary sewers, storm sewers, water mains, and any and all manholes, hydrants, pipes, connections, catch basins, buffalo boxes, and without limitation, such other installations as may be required to furnish public utility service to the attached area, and such appurtenances and additions thereto as said City and utilities may deem necessary, together with the right of access across the lot and real estate included in the attached document for the necessary men/women and equipment to do any or all of the above work. The right is also hereby granted to said City and utilities to cut down, trim, or remove any trees, shrubs, or other plants that interfere with the operation of or access to said sewers or, without limitation, utility installations in, or upon, or across, under or through said easements. No permanent buildings or trees shall be placed on said easements, but same may be used for gardens, shrubs, landscaping, and other purposes that do not then or later interfere with the aforesaid uses and rights. Where an easement issued for storm or sanitary sewers, other utility installations shall be subject to the prior approval of the said City of Washington so as not to interfere with the gravity flow in said sewer or sewers.
Optional: Each lot or part hereof in this Subdivision shall be subject of restrictions as recorded in a Declaration of Restrictions placed on record in the Tazewell County Recorder's Office. Each contract for sale, conveyance or lease of any lot or part thereof, shall be made expressly subject to these restrictions, and each purchaser, grantee or lessee in the acceptance of such contract, conveyance or lease, shall thereby subject himself, his heirs, executors, administrators, and assigns to these restrictions.
IN WITNESS WHEREOF, _______________________, has caused this certificate to be subscribed this ____ day of ______, 2____ .
3. Notary Public's Certificate Attesting to Owner of Plat
STATE OF ILLINOIS )
COUNTY OF TAZEWELL)
I, the undersigned, a Notary Public in and for the said County in the State aforesaid, do hereby certify that ___________________________ is/are personally known to me to be the same person(s) whose names are subscribed to the foregoing instrument, appeared before me this day in person and acknowledged that they signed, sealed and delivered the Plat Certificate as their free and voluntary act for the uses and purposes set forth, and on their oath stated that they are duly authorized to execute said instrument.
Given under my hand and Notarial Seal this ____ day of __________________, 2___.
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___________________________ Notary Public |
___________________________ Commission Expires |
4. Plat Officer's Certificate
STATE OF ILLINOIS )
COUNTY OF TAZEWELL)
I, ______________, Plat Officer of the City of Washington, do hereby approve this Final Plat and acknowledge that it meets the requirements of the City's Subdivision Code and Comprehensive Plan, this _____ day of __________________, 20___.
__________________________
City of Washington Plat Officer
5. City Clerk's Certificate
STATE OF ILLINOIS )
COUNTY OF TAZEWELL)
I, _____________, Clerk of the City of Washington, Illinois, do hereby certify that by Resolution No.___, adopted by the City Council of the City of Washington, Tazewell County, Illinois, at a regular meeting held on the _____ day of ___________, 2___, the Final Plat of _________________ was approved and the streets shown thereon were accepted.
_________________________
City Clerk
6. Tazewell County Clerk's Certificate
STATE OF ILLINOIS )
COUNTY OF TAZEWELL)
I hereby certify that I find no delinquent general taxes, unpaid current general taxes, delinquent special assessments or unpaid current special assessments against any of the real estate embraced in the accompanying Plat of ______________________.
Given under my hand and Seal this _____ day of _____________, 2___.
___________________________
County Clerk
FINAL PLAT CERTIFICATE REQUIRED
FOR SUBDIVISIONS BOUNDED BY STATE HIGHWAYS
7. I, _________________, Illinois Department of Transportation District Engineer, hereby certify that the above plat meets with my approval. Dated this _____ day of ______, 2___.
_________________________________
Illinois Department of Transportation
District Engineer
FINAL PLAT CERTIFICATES REQUIRED
FOR SUBDIVISIONS OUTSIDE CORPORATE LIMITS
8. Township Road Commissioner's Certificate
STATE OF ILLINOIS )
COUNTY OF TAZEWELL)
I, _________________, Township Road Supervisor for Washington Township hereby certify that the above plat meets with my approval. Dated this ___ day of _____________, 2___.
_____________________________
Township Road Supervisor
9. Certificate by Tazewell County Highway Supervisor
STATE OF ILLINOIS )
COUNTY OF TAZEWELL)
I, ________________, Superintendent of Highways for Tazewell County hereby certify that the
above plat meets with my approval. Dated this _____ day of _____________, 2___.
_____________________________
County Superintendent of Highway.
ADDITIONAL EXHIBITS
10. Letter of Credit (attached)
11. Bill of Sale for Public Improvements (attached)
LETTER OF CREDIT
City of Washington
115 West Jefferson Street
Washington, IL 61571
Date:
Number:
Account:
Expiration Date:
(Two Year Maximum)
IRREVOCABLE LETTER OF CREDIT
We hereby establish our Irrevocable Letter of Credit in your favor for the account of (Developer), , Illinois, in the aggregate amount of $ available by your draft drawn on sight and marked "Drawn Under (financial institution) # dated and accompanied by the following document:
A signed statement by the City Administrator, or any other duly authorized official of the City of Washington, certifying that any portion of the improvements on the Subdivision Extension, as specified in the plans and specifications for the subdivision known as , approved by the City Administrator, have not been complied with in accordance with said plans and specifications or that fails to conform to the rules, specifications and regulations regarding location, width, grades, surface and drainage structures applicable to the City of Washington road system.
The development is legally described as follows:
The improvements in the above described Subdivision shall be completed on or
before
. If said improvements have not been completed and approved by the City
Administrator of the City of Washington (hereinafter referred to as
"City") on or before that date, the City is hereby granted authority
to draw on this Irrevocable Letter of Credit for the purpose of completing said
improvements, in accordance with the following provisions.
The (name of issuer of Letter of Credit/Bank) will make payments for materials and labor to contractors or subcontractors retained by the municipality if:
Such payments will be made to the contractors and subcontractors who completed the improvement, on the City's request in substantial accordance with the original plans and specifications. Such payments shall be made upon certification from the City Administrator that the work has been completed and submission of proper lien waivers.
This Irrevocable Letter of Credit shall not operate as a limitation on the obligations of (Developer) to install all improvements required by the City.
The City may submit its sight drafts as herein and above provided without the consent of (Developer) or any other party. If, within ten (10) days of the date such draft is presented in conformance with the terms of this Irrevocable Letter of Credit, we fail to honor same, we agree to pay all attorneys' fees, court costs, and other expenses incurred by the City enforcing the terms hereof.
The principal amount of this Irrevocable Letter of Credit shall not be reduced for any improvements installed unless such reduction is approved by the City Administrator. This Irrevocable Letter of Credit may only be reduced upon the following terms and conditions:
We hereby agree this Irrevocable Letter of Credit shall expire
on
, as stated herein above, or at such time as said subdivision improvements
are 100% completed and approved by the City, whichever occurs first; provided,
however, that we shall notify the City Administrator by certified mail, return
receipt requested, at least ninety (90) days prior to said expiration date or
completion of subdivision improvements that said Letter of Credit is about to
expire. In no event shall this Irrevocable Letter of Credit or the obligations
contained herein expire except upon prior written notice, it being expressly
agreed that the above expiration date shall be extended as shall be required to
comply with this notice provision.
We hereby agree that upon the expiration of this letter of credit, we shall
immediately issue a new letter of credit or cash bond in your favor in the
amount of $
(20 % of the cost of the improvements) for a period of one year. The terms of
this new letter of credit shall be in substantially the same form as the
attached exhibit. See Exhibit "A", attached hereto and expressly made
a part hereof.
The undersigned further agrees that this credit shall remain in full force
and effect and pertain to amendments and modifications which may be made from
time to time to the plans and specifications.
(Name of Bank)
By
Its
Subscribed and sworn to before me
this
day of
,20 .
Notary Public
This Irrevocable Letter of Credit is subject to the "Uniform Customs and Practice for Documentary Credit, the International Chamber of Commerce Publication #400 (Latest Revision)," except as herein and above modified.
Exhibit "A"
City of Washington
115 West Jefferson Street
Washington, IL 61571
Date:
Number:
Account:
Expiration Date:
(One year from date of completion of improvements)
IRREVOCABLE LETTER OF CREDIT
We hereby establish our Irrevocable Letter of Credit in your favor for the account of (Developer), , Illinois, in the aggregate amount of $ available by your draft drawn on sight and marked "Drawn Under (financial institution) # dated and accompanied by the following document:
A signed statement by the City Administrator, or any other duly authorized official of the City of Washington, certifying that any portion of the improvements on the Subdivision Extension, as specified in the plans and specifications for the subdivision known as , approved by the City Administrator, have not been complied with in accordance with said plans and specifications or that fails to conform to the rules, specifications, and regulations regarding location, width, grades, surface and drainage structures applicable to the City of Washington road system.
The development is legally described as follows:
The improvements in the above described Subdivision were completed
on
. If said improvements have not been completed correctly and/or incur
structural failure, the City Administrator of the City of Washington
(hereinafter referred to as "City"), the City is hereby granted
authority to draw on this Irrevocable Letter of Credit for the purpose of
completing or repairing said improvements, in accordance with the following
provisions.
The (name of issuer of Letter of Credit/Bank) will make payments for materials and labor to contractors or subcontractors retained by the municipality if:
Such payments will be made to the contractors and subcontractors who completed the improvement, on the City's request, in substantial accordance with the original plans and specifications. Such payments shall be made upon certification from the City Administrator that the work has been completed and submission of proper lien waivers.
This Irrevocable Letter of Credit shall not operate as a limitation on the obligations of (Developer) to install or repair all improvements required by the City.
The principal amount of this Irrevocable Letter of Credit shall not be reduced for any improvements installed unless such reduction is approved by the City Administrator. The City may submit its sight drafts as herein and above provided without the consent of (Developer) or any other party. If, within ten (10) days of the date such draft is presented in conformance with the terms of this Irrevocable Letter of Credit, we fail to honor same, we agree to pay all attorneys' fees , court costs, and other expenses incurred by the City enforcing the terms hereof.
We hereby agree this Irrevocable Letter of Credit shall expire on , as stated herein above; provided, however, that we shall notify the City Administrator by certified mail, return receipt requested, at least ninety (90) days prior to said expiration date that said Letter of Credit is about to expire. In no event shall this Irrevocable Letter of Credit or the obligations contained herein expire except upon prior written notice, it being expressly agreed that the above expiration date shall be extended as shall be required to comply with this notice provision.
The undersigned further agrees that this credit shall remain in full force and effect and pertain to amendments and modifications which may be made from time to time to the plans and specifications.
(Name of Bank)
By
Its
Subscribed and sworn to before me
this
day of
,20 .
Notary Public
This Irrevocable Letter of Credit is subject to the "Uniform Customs and Practice for Documentary Credit, the International Chamber of Commerce Publication #400 (Latest Revision)," except as herein and above modified.
BILL OF SALE FOR WATER, STORM SEWER
AND SANITARY SEWER SYSTEMS
KNOW ALL MEN BY THESE PRESENTS, that ____________________ (the "Developer") in consideration of One Dollar and other valuable consideration does hereby grant, sell, transfer and deliver unto the CITY OF WASHINGTON, TAZEWELL COUNTY, ILLINOIS (the "City"), the following goods, chattels and other items of personal property located in_____________________________ (Subdivision and extension thereof) namely:
(1) Each and every part and item of a system of storm sewers, lined culverts and paved drainage ways, and other items of personalty for the retention or detention of storm and surface waters installed at the direction of the City by the Developer for the purpose of the collection, transport, and flow of surface and storm waters.
(2) Each and every part and item of a system for the collection, transportation and treatment of sewage installed at the direction of the City by the Developer with the exception of those pipes which transport the sewage of a single building into a common sewer commonly known as a house service.
(3) Each and every part and item of a system for the distribution of water installed at the direction of the City by the Developer except the pipe which transports water from the buffalo box to a single building commonly known as a house service.
(4) The object of this Bill of Sale is to grant, sell, transfer and deliver to the City, with the exceptions noted, the ownership in all items of personalty which comprise the storm sewer, sanitary sewer and water distribution systems installed by the Developer in the above referenced subdivision within the City. The storm and surface water retention and detention areas are specifically not included in this Bill of Sale and shall remain the sole property of Developer.
The Developer does hereby covenant it is the lawful owner of the aforesaid goods, chattels and personalty; that such items are free from all encumbrances; that the Developer has the right to sell the same as aforesaid; and that the Developer warrants and will defend the same against the lawful claims and demands of all persons; and that the execution of this Bill of Sale is an authorized act of said corporation, individual or partnership.
DATED at Washington, Illinois, this ____ day of ___________, 2___.
_______________________________
Developer
CITY OF WASHINGTON, ILLINOIS
PRELIMINARY PLAT REVIEW CHECKLIST
(Click above for printable format)
(Adobe Acrobat Reader required- Download the free viewer here)
Name of Subdivision:
Owner of Subdivision:
Address of Owner:
City: State: Zip:
Name of Person Completing This Checklist:
Address of Person Completing This Checklist:
City: State: Zip:
Telephone Number:
Date of Submittal of This Preliminary Plat to the City of Washington:
WHAT IS THE ZONING CLASSIFICATION OF THIS SUBDIVISION?
DO THE PROPOSED USES AND LOT-SIZES COMPLY WITH THE CITY'S ZONING CODE OR THE COUNTY'S ZONING CODE, AS APPLICABLE?
IF NOT, WHAT ACTIONS ARE BEING MADE TOWARDS COMPLIANCE?
Complete the following checklist. Generally, items on the checklist will be checked under the "YES" or "N/A" (not applicable) column. Those items checked "YES" will be shown on the plat or on supporting documentation. For those items that are checked under the "NO" column, explain why this plat should be approved without those items, in the Letter of Request for Preliminary Plat Review.
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ITEM |
YES |
NO |
N/A |
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1. Application for Subdivision with Owner and Developer Identified. |
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2. 15 Copies of Preliminary Plat. |
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3. Submitted No Later than the 15th Day of the Month Prior to Planning Commission Meeting. |
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4. Legal Description and Area of Subdivision. |
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5. Zoning On and Adjacent the Site, Including Identification of Non-residential Land Uses. |
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6. Names of Owners and Property Identification Numbers of Adjacent Unplatted Land. |
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7. Names of Adjacent Platted Subdivisions. |
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8. Topography On and Adjacent the Site with 2' Contours Based Upon State Plane Coordinates. |
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9. 100 Year Flood Plain, Flood Hazard Areas, Water Courses, and Wooded Areas. |
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10. Lot Lines and Sizes, Block and Lot Numbers and Minimum Building Setback Lines. |
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11. Easements On and Adjacent the Site, with Purpose, Location and Dimensions. |
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12. Streets and Roads On and Adjacent to the Site, Including Location, Name, Right-of-Way Width. |
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13. Utilities On and Adjacent to the Site, Including Location, and Size of Water, Storm and Sanitary Sewers, and Location of Gas, Electric, Telephone and Street Lights. |
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14. Existing and Proposed Location of Storm Water Controls. |
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15. Registered Land Surveyor's Certificate. |
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16. Plat Officer's Certificate. |
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17. City Clerk's Certificate. |
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18. Scale not Smaller than 100' Per Inch. |
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19. Title, North Arrow, and Date. |
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20. Restrictive Covenants, if any. |
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21. Certificate of Registration on File with City Clerk. |
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FOR CITY OF WASHINGTON USE ONLY:
Reviewer:
Date of Plat Submittal: Date of Review:
Date to Go Before Planning Commission:
Comments to Planning Commission:
Recommendation of Planning Commission:
Action of City Council:
CITY OF WASHINGTON, ILLINOIS
(Click above for printable format)
(Adobe Acrobat Reader required- Download the free viewer here)
Name of Subdivision:
Owner of Subdivision:
Address of Owner:
City: State: Zip:
Name of Person Completing This Checklist:
Address of Person Completing This Checklist:
City: State: Zip:
Telephone Number:
Date of Submittal of This Preliminary Plat to the City of Washington:
Date of City Council approval of Preliminary Plat:
WHAT IS THE ZONING CLASSIFICATION OF THIS SUBDIVISION?
DO THE USES AND LOT SIZES PROPOSED IN THIS SUBDIVISION COMPLY WITH THE CITY'S ZONING CODE OR THE COUNTY'S ZONING CODE, AS APPLICABLE?
IF NOT, WHAT ACTIONS ARE BEING MADE TOWARDS COMPLIANCE?
Complete the following checklist. Generally, items on the checklist will be checked under the "YES" or "N/A" (not applicable) column. Those items checked 'YES" will be shown on the plat or on supporting documentation (construction plans, restrictive covenants, etc.), included with this submittal. For those items that are checked under the "NO" column, provide reasons why they are checked as such, and, provide reasons as to why this plat should be approved without those items, in the Letter Requesting Plat Review.
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ITEM |
YES |
NO |
N/A |
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1. 15 Copies of Final Plat. |
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2. Plat Substantially Conforms to the Approved Preliminary Plat. |
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3. Submitted No Later Than 20 Days Before Regular Meeting of City Council. |
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4. Legal Description and Area of Subdivision. |
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5. Subdivision Boundary Lines with Bearings and Dimensions to Primary Control Points, with Location and Description of all Monuments to Identify Points. |
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6. Easements On and Adjacent the Site, with Purpose, Location and Dimensions. |
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7. Streets and Roads On and Adjacent to the Site, Including Location, Name, Right-of-Way Width and Pavement Width. |
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8. Lot Lines and Sizes, Lot areas in acres, Block and Lot Numbers, Minimum Building Setback Lines. |
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9. Names of Owners of Adjacent Unplatted Land. |
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10. Names of Adjacent Platted Subdivisions. |
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11. Flood Hazard Areas and the Purpose for any Non-residential Sites. |
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12. Owner's Certificate Included on Plat, Signed and Notarized, Evidencing Free and Clear Ownership without Delinquent Taxes, Assessments or Other Encumbrances. |
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13. City Clerk's Certificate. |
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14. Plat Officer's Certificate. |
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15. County Clerk's Certificate. |
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16. County Plat Officer's Certificate. |
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17. IDOT District Engineer's Certificate, if required. |
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18. Township Road Commissioner's Certificate, if required. |
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19. County Highway Superintendents Certificate, if required. |
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20. Registered Land Surveyor's Certificate. |
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21. Drainage Acknowledgement Certificate Included on Plat or on Construction Plans. |
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22. IDNR Endangered Species Consultation Process Completed with Satisfactory Clearance. |
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23. Construction Plans and Specifications, Estimate of Expenditure and Drainage Plans Approved by Civil Engineer. |
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24. Scale Not Smaller than 200' Per Inch. |
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25. Title, North Arrow and Date. |
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26. Surety Provided that Public Improvements will be Completed Satisfactorily. |
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27. Bill of Sale Conveying Public Utilities. |
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28. Subdivision Fees and Development Fees Paid. |
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FINAL PLAT FEES CALCULATION WORKSHEET
Subdivision Review Fee: For plat review the fee schedule is as follows:
Lots 1 - 10: ___ x $25.00 = __________
Lots 11 - 20: ___ x $20.00 = __________
Lots 21 - 40: ___ x $17.50 = __________
Lots 41 & Up: ___ x $12.50 = __________
TOTAL SUBDIVISION FEE
Subdivision Development Fee. For extensions, improvements, or upgrades to the municipal water and sanitary sewer systems needed to support future growth and development the fee schedule is as follows:
Residential Development:
Total number of individual dwelling units in Subdivision: X $1312.00 =
Non-Residential Development:
Total lot area in subdivision (in acres): X $3920.00 =
Other Fee(s). Roadway improvement fees or other assessments as agreed upon by Annexation Agreement, Development Agreement, etc.
NOTE: All applicable fees must be paid prior to final plat signing and recording.
FOR CITY OF WASHINGTON USE ONLY:
Reviewer:
Date of Plat Submittal: Date of Review:
Date to Go Before City Council:
Comments to City Council:
Action of City Council: