§ 32-22. Final plat of a subdivision.

(a)

Submission. The subdivider shall cause to be prepared a final plat and a subsidiary drainage plat and supporting documents as required by this chapter and the Manual of Practice. The subdivider shall submit to the zoning administrator:

(1)

The following final plat prints for all subdivisions: three full-sized prints and ten reduced prints (11 inches by 17 inches) or the number of final plat prints the zoning administrator requests.

(2)

Three full-sized subsidiary drainage plat prints and supporting materials and ten reduced prints (11 inches by 17 inches) or the number of final plat prints the director of public works requests.

(3)

A copy of all new waiver requests in writing and presented in the manner required for a preliminary plat.

(4)

A county clerk's certificate substantially in the form set out in Exhibit A of the Set of Approved Forms (on file with the village).

(5)

A village comptroller's certificate substantially in the form set out in Exhibit B of the Set of Approved Forms (on file with the village) (not required for any subdivision in the extraterritorial jurisdiction).

(6)

A notarized school district statement substantially in the form set out in Exhibit C of the Set of Approved Forms (on file with the village).

(7)

A construction bond, if required, in the form of Exhibits F-1 or F-2 of the Set of Approved Forms (on file with the village).

(8)

Three complete sets of prints of engineering plans and specifications required to be prepared in accordance with section 32-30 of this chapter and the Manual of Practice.

(9)

A soil erosion and sedimentation control plan, if required.

(10)

Provision for the perpetual maintenance of common areas, facilities and equipment. The perpetual maintenance of any common areas, facilities and equipment shall be provided for by a declarant legal entity. Prior to final approval of the subdivision, the planning and zoning commission shall approve the subdivider's selected method of perpetual maintenance. The subdivider shall make no change in the approved method unless the planning and zoning commission and corporate authorities approve any such change.

a.

Homeowner's association. If a homeowner's association is to be (or is) formed, the articles of incorporation must minimally contain the following provisions:

1.

Legal description which geographically defines the area, facilities and/or equipment to be owned and controlled by the homeowner's association.

2.

That all owners of property to be owned and controlled by the homeowner's association shall automatically become members of the homeowner's association and shall be required to incur all costs necessary to maintain any common area, facilities and/or equipment of the homeowner's association.

b.

Single ownership or other. In the event that the entire subdivision is to remain under a single ownership, land trust, other similar unified arrangement, the subdivider shall then include in the owner's certificate a covenant that cannot be amended or revoked without the express written consent of the village that provides for such legal entity to be responsible for the maintenance of all common areas, facilities and/or equipment.

c.

Any method for maintenance of common areas, facilities and/or equipment shall require that no common area open space within the subdivision shall be converted to any other use unless the owners of all property within the subdivision, the planning and zoning commission, and corporate authorities authorize such change.

(11)

An owner's certificate stating that the subdivider holds sole title to the land being subdivided and that the land has been surveyed. The owner's certificate shall be substantially in the form of Exhibits E-1 or E-2 of the Set of Approved Forms (on file with the village) and shall be acknowledged before a notary, shall contain dedications of rights-of-way and grants of easements to the village (or the public if any such rights-of-way within the extraterritorial jurisdiction of the village) and any proposed covenants to run with the property and shall be dated and signed by the owner or the owner's designee. Where land is proposed to be subdivided for common-lot-line dwelling units, the subdivider shall include a notation in the owner's certificate indicating such intent and the owner's certificate shall provide for the requirements stated in section 32-26 of this chapter.

(12)

The appropriate fee in accordance with the fee schedule established by corporate authorities.

(13)

A completed application form.

(b)

Review and comment. The administrative review committee shall review the final plat for any additional detail and for adherence to the approved preliminary plat. If the final plat of a subdivision substantially differs from the previously approved preliminary plat of the subdivision or if the owner is requesting new and different waivers than those included with the approval of the preliminary plat, the preliminary plat shall be resubmitted to the planning and zoning commission for review. If the final plat substantially conforms to the previously approved preliminary plat and no new waivers are requested, the final plat shall be submitted directly to the corporate authorities for approval.

(c)

Planning and zoning commission. If required, the zoning administrator shall transmit the final plat and any related items to the planning and zoning commission within 20 working days of receipt of the final plat, supporting materials or additional waiver requests, whichever is last received. The planning and zoning commission shall recommend approval or denial of the final plat and all new waiver requests within 45 days from the date of submission to the planning and zoning commission of the final plat and all supporting material, including new waiver requests. The planning and zoning commission may recommend denial if the final plat deviates substantially from the approved preliminary plat. If the planning and zoning commission recommends denial of any such final plat, the planning and zoning commission shall state the reasons for such denial of a final plat or new waiver request. If the subdivider or a representative thereof is not present at the time the planning and zoning commission states its reasons for such denial, the zoning administrator shall notify the subdivider that the final plat has been recommended for denial and the reasons for such denial.

(d)

Corporate authorities. The zoning administrator shall forward the final plat, and if required, the recommendation of the planning and zoning commission to the corporate authorities. The corporate authorities shall approve or deny such final plat including new request(s) for waiver(s), if any, within 30 days of the next regularly scheduled meeting of the corporate authorities following direct submittal by the zoning administrator or the action of the planning and zoning commission, whichever is applicable, unless the corporate authorities and subdivider mutually agree to extend such time. In all cases of denial, the corporate authorities shall state the reasons for such denial of a final plat or new waiver request. If a final plat or new waiver request is denied, the zoning administrator shall notify the subdivider of the denial by the corporate authorities. The approval of such final plat shall constitute absolute acceptance by the corporate authorities of all dedications of public rights-of-way and permanent easements within such final plat unless otherwise stated in the ordinance approving such final plat.

(e)

Recording. The zoning administrator shall retain the original of the final plat, together with the supporting documents and certificates, for recording. Within 180 days of the date the ordinance approving the final plat is passed and approved by the corporate authorities, the zoning administrator shall cause the recording of the final plat and any such supporting documents. Any such recording shall only occur after any required improvements are made or a construction bond has been posted in accordance with section 32-37 of this chapter. At the time of recording, the subdivider shall pay such recording fee as established from time to time by the recorder of deeds. Upon recording, the zoning administrator shall notify the office of the village clerk that the original of the final plat has been recorded.

(f)

Limitation on final plat approval. Neither the village, nor the county shall issue a building or zoning permit until any approved final plat is recorded. If such final plat has not been recorded within the time stipulated above in subsection (e) of this section, any such approval of such final plat shall become void unless during the 180-day period the corporate authorities approve a written application for an extension of such time.

(g)

Final plat and subsidiary drainage plat drafting requirements.

(1)

The original of the full-sized final plat shall be drawn in ink on dimensionally stable translucent drafting material, not to exceed 24 inches by 36 inches, and presented in a scale not larger than one inch to 100 feet, except as the director of public works may approve otherwise.

(2)

In addition to the original, a digital computer aided drafting file shall be submitted in accordance with the provisions of Section 1.12 of the Manual of Practice.

(h)

Required content of a final plat. The final plat shall show reasonable conformity to the approved preliminary plat. The corporate authorities may deny approval of a final plat if it deviates substantially from the approved preliminary plat.

(1)

The final plat shall contain the following on its face:

a.

Subdivision, development or replat name.

b.

Graphic scale, north arrow and date of preparation.

c.

The location and position of the subdivision indicated in one or more of the following ways:

1.

By quarter section (or part thereof), section, township, range, median, village, county and state.

2.

By a written legal metes and bounds description of the perimeter of the subdivision.

3.

By reference to a corner or corners established in the United States Public Land Survey System with distances and bearings from an assumed or astronomic north.

4.

In the case of a replat, by reference to a lot(s) in a previously approved and recorded subdivision.

d.

Location and description of cardinal points to which all dimensions, angles, bearings and similar data on the final plat shall be referenced; a minimum of two corners of the subdivision boundary shall be tied by course and distance to a horizontal control monument.

e.

Survey data sufficient to reproduce any line or re-establish any survey monument in the subdivision.

f.

All highways, streets, alleys, blocks, lots, parcels, tracts, public grounds, rights-of-way and easements.

g.

The length of boundary lines of all streets, alleys, blocks, lots, parcels, tracts, public grounds and rights-of-way. Where a boundary line is the arc of a circle, the radius, the length of the arc, the chord and chord bearing shall be shown. All dimensions shall be shown to hundredths of a foot, except in the case of riparian boundaries which may be shown with less precision.

h.

The width of all rights-of-way and easements.

i.

All lots and outlots, consecutively numbered.

j.

Abutting street lines of existing platted subdivisions as shown by dashed lines.

k.

Easements dedicated or to be dedicated to the village by the final plat.

l.

One of the following notations, as applicable:

1.

"The land subdivided is situated within the corporate limits of the Village of Rantoul, Champaign County, Illinois"; or

2.

"The land subdivided is within the extraterritorial jurisdiction of the Village of Rantoul, Champaign County, Illinois."

m.

Names and signatures of the owner(s) and the Illinois registered land surveyor.

n.

A notation outlining any waivers, conditions or restrictions or a notation that such exist and are recorded as separate recording documents.

o.

The surveyor's certificate prepared in accordance with the Plat Act, including the surveyor's seal and statement that all monuments are set as shown.

p.

The engineer's certificate of drainage prepared in accordance with the Plat Act and in substantially the form of Exhibit D of the Set of Approved Forms, (on file with the village) including the engineer's seal.

q.

Appropriate signature blocks to appear on the plat in accordance with Appendix A-2.

r.

A statement by the Illinois Department of Transportation with respect to roadway access where such access is to a state highway or by the relevant local highway authority with respect to all other highway access.

s.

The boundary of the special flood hazard area (SFHA), if applicable.

t.

The boundary of the floodway, if applicable.

u.

The base flood elevation (BFE) for each building site, if applicable.

(i)

Required content of a subsidiary drainage plat and supporting documents.

(1)

The subdivider's engineer shall prepare a subsidiary drainage plat study in accordance with the Plat Act.

(2)

The subsidiary drainage plat shall include finished yard grades at building setback lines. Generally, finished yard grades at building setback lines shall be a minimum of 12 inches and a maximum of 36 inches above the top of any street or street curb. Should topography and/or parcel configuration characteristics make this requirement impractical, a greater degree of variance may be permitted only as authorized by the director of public works.

(3)

The subsidiary drainage plat shall include:

a.

Typical lot drainage details to show the manner in which drainage will be accommodated between or among lots.

b.

The boundary of the special flood hazard area (SFHA), if applicable.

c.

The boundary of the floodway, if applicable.

d.

The base flood elevation (BFE) for each building site, if applicable.

e.

The location of natural vegetation to be maintained and protected.

(4)

The subsidiary drainage plat shall be subject to the approval of the director of public works.

(Ord. No. 2439 , § 1, 8-11-2015; Ord. No. 2512, § 1, 2-14-2017)