THE SUBDIVISION ORDINANCE ACCESSIBLE ON THIS SITE IS A DRAFT VERSION AND IS CURRENTLY UNDER REVISION.

The Plan Commission will review the Subdivision Ordinance through public hearings. Upon final review of each document, the Plan Commission will make a recommendation to the City Council for final approval regarding the proposed changes.

Please contact Building and Zoning Official Mike Sutfin or City Planner Tami Huftel at 815-433-0161 with any questions regarding subdivision issues.

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* Cross References: Any ordinance dedicating or accepting any plat or subdivision in the city, or providing regulations for the subdivision of land saved from repeal, § 1-16(10); buildings and building regulations, ch. 22; manufactured homes and trailers, ch. 58; planning, ch. 74; streets, sidewalks and other public places, ch. 86.

State Law References: Subdivision powers, 65 ILCS 5/11-12-5(1)(a); Plat Act, 765 ILCS 205/0.01 et seq.
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Sec. 90-6.1: Content of Final Plat

A. General Information

The following general information shall be shown on the Final Plat.

1. The proposed name of subdivision.

2. The date, scale, north point, and legend

3. An identification clearly stating that the plat is a Final Plat.

4. A legal description of the subdivision boundaries, tied to state plane coordinates.

5. The names, post office addresses, and telephone and facsimile numbers of the owner, the subdivider and the licensed surveyor who prepared the plat.

6. Seal and signature of licensed surveyor.

B. Delineation

Reference points of existing surveys identified, related to the plat by distances and bearings and reference to a field book or map as follows:

1. Adjoining corners of all adjoining subdivisions, including the Recorder of Deeds reference of such subdivision.

2. Section, Township, and Range.

3. All other monuments found or established in making the survey of the subdivision or required to be installed by the provisions of this ordinance.

4. Lot lines with dimensions, bearings and curve data, plat boundary lines, right-of-way lines, arcs, points of curvature, and tangent bearings, and the basis of bearings. All distances shall be shown to the nearest 0.01 feet. No ditto marks shall be used to replicate dimensions.

5. The width of any street being dedicated, the width of any existing right-of-way, and the width on each side of the centerline if asymmetrical.

6. All easements shall be denoted by fine dotted lines, clearly identified and if already on record, the Recorder of Deeds reference of such easements. If an easement is not definitely located of record, a statement of such easements shall be included. The width of the easement, its length and bearing and sufficient ties to locate it definitely with respect to the subdivision must be shown. If the easement is being dedicated by the plat, it shall be properly referenced in the owner's certificate of identification.

7. Lot numbers shall begin with the number one, and are numbered consecutively.

8. Land parcels to be dedicated for any purpose, public or private, shall
be distinguished from lots intended for sale.

9. Building setback lines, with dimensions.

10. The name of each street shown on the subdivision plat.

11. The names of existing and proposed adjoining streets.

12. The Final Plat Certificates as required by the City Standards.

13. Proposed covenants, restrictions and evidence of a Dormant Special Service Area that addresses any common features.

Sec. 90-6.2: Supplemental Information to be submitted with Final Plat

The following additional data shall be submitted with the Final Plat:

A. A Preliminary title commitment by a title insurance company, or an attorney's opinion of title, showing the name of the owner of the land and all other persons who have an interest in, or an encumbrance on it. The consent of all such persons shall be shown on the Plat.

B. Sheets and drawings showing ties to section corners and ties to existing monuments, proposed monuments, adjacent subdivisions and street corners.

C. Evidence of formation of a Property Owner’s Association for perpetual maintenance of stormwater detention ponds and open space as applicable. A copy of any deed restrictions applicable to the subdivision.

D. The following certificates, which may be combined where appropriate:

1. A certificate signed and acknowledged by all parties having any record, title, or interest in the land subdivided, and consenting to the preparation and recording of the said plat of subdivision.

2. A certificate signed and acknowledged as above, dedicating all parcels of land shown on the Final Plat and intended for any public use except those parcels which are intended for the exclusive use of the lot owners of the subdivision, their licensees, visitors, tenants and servants.

3. A certificate signed by the licensed surveyor responsible for the survey and final plat. The signature of the said surveyor shall be accompanied by his seal.

4. Notarized certification, by owner or owners, or by any mortgage holder on record, of the adoption of the Plat and the dedication of streets and other public areas.

5. Certifications showing that, all taxes and special assessments due on the property to be subdivided, have been paid in full.

6. Agreement to pay all required City fees.

Sec. 90-6.3 Contingency for Street Addressing:

Addressing will not commence until receipt of the Final Plat meeting the above requirements. House numbers will be issued by the Department of Community Development following the receipt of the recorded plat. Building permits cannot be issued until establishment of addresses.