All subdivisions hereafter planned within the incorporated limits of the city and for a distance of one and one-half miles beyond the city limits, shall, in all respects, be in full compliance with the regulations hereinafter contained in this code.

(1975 Code, § 34.01)

   The language set forth in the text of this chapter shall be interpreted in accordance with the following rules of construction.

   (A)   Whenever a word or term defined hereinafter appears in the text of this chapter, its meaning shall be construed as set forth in the definition thereof; and any word appearing in parentheses, directly after a word herein defined, shall be construed in the same sense as that word.

   (B)   All measured distances, expressed in feet, tenths and hundredths.

   (C)   See Chapter 10 for other definitions.

(1975 Code, § 34.02)

   For the purpose of this chapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning.

   ARTERIAL STREET. Also called thoroughfare, major street, highway, is a public right-of-way with the highest degree of traffic continuity and serving as a major traffic-way for fast or heavy traffic between the various districts of the city, as shown in the official plan.

   BUILDING SETBACK LINE. A line within a lot or other parcel of land, so designated on the preliminary plan, between which line and the adjacent street, the erection of an enclosed structure is prohibited.

   CHECKLIST. A list of all necessary data and information required to be shown on or submitted along with each preliminary plan, engineering plan or final plat, as appropriate.

   COLLECTOR STREET. A street of considerable continuity which carries traffic from minor streets to an arterial street, including the principal entrance streets of residential developments and the principal circulating streets within such a development.

   CUL-DE-SAC. A minor street having one open end and being permanently terminated at the other by a vehicular turnaround.

   EASEMENT. A grant by a property owner of the specific use of land by others.

   ENGINEERING PLAN. A set of plans and specifications prepared by a registered engineer, showing in detail all data required in §§ 153.060 through 153.064.

   FINAL PLAT. A surveyor’s plat of a proposed subdivision as described in §§ 153.018 and 153.090.

   LAND IMPROVEMENTS. Sewer and water systems, including all appurtenances thereto, curbs, paving, street lights, sidewalks, street signs, seeding and tree plantings required under this chapter.

   LOT. A portion of a subdivision or other parcel of land intended as a unit for the purpose, whether immediate or future of transfer of ownership or for building development.

   MARGINAL STREET. A minor street which is parallel to and adjacent to, or in the immediate vicinity of an arterial street and which has, for its purposes, the relief of such thoroughfares from the local service of abutting properties.

   MINOR STREET. A street of limited continuity used primarily for access to abutting properties and the local needs of the neighborhood.

   OFFICIAL PLAN. The composite of the functional and geographic elements of the official plan or any segment thereof, in the form of plans, maps, charts and textual material, as adopted by the city.

   OFFICIAL SURVEY MONUMENT. One-half inch diameter iron rod cast in the center of a Portland cement monument four by six by 24 inches, or approved equal.

   OWNER. Any individual, firm, association, partnership, corporation, trust or any other legal entity having sufficient proprietary interest in the land sought to be subdivided to commence and maintain proceedings to subdivide the same under this chapter.

   PEDESTRIAN WAY (CROSSWALK). A right-of-way across a block or providing access within a block, to be used primarily by pedestrians.

   PERSON. Any individual, firm, association, partnership, corporation, trust or any other legal entity.

   PRELIMINARY PLAN. A tentative map or plan of a proposed subdivision, as described in § 153.030.

   PROTECTIVE COVENANTS. Contracts entered into between private parties and constitute a restriction on the use of all private property within a subdivision for the benefit of property owners, and to provide mutual protection against undesirable aspects of development which would tend to impair stability of values.

   STREET. Also called avenue, highway, road, boulevard, lane, court, drive, parkway, place, terrace, is a right-of-way which affords means of access by pedestrians and vehicles to abutting properties.

   STREET WIDTH. The shortest distance between lines delineating the right-of-way of a street.

   SUBDIVIDER. Any person commencing proceedings under this chapter for himself or herself or for another.

   SUBDIVISION. A described tract of land which is to be or has been divided into two or more lots or parcels, with the exception of lots and blocks in recorded subdivisions, any of which resultant parcel is less than five acres in area, or, if a new street is involved, any division or a parcel of land.

(1975 Code, § 34.03)

   “Know all men by these presents that we _____________________________ (name of individual, corporation, etc.) as principal, and the ___________________________ (name of bonding company), a corporation, authorized to do business in the State of _________, as in the penal sum of ______ Dollars, lawful money of the United States for the payment of which we and each of us bind ourselves, our heirs, executors, administrators, successors and assigns jointly, by these presents:

   The condition of this obligation is such that whereas, the said _________, (name of individual, corporation or principal) has agreed to construct and/or install at its expense the following improvements:

      Street base and paving

      Concrete curb and gutters

      Water mains, appurtenances and house services

      Storm sewers, appurtenances and house services

      Sanitary sewers, appurtenances and house services

      Concrete sidewalks

      Street lights

      Site improvements

   all in accordance with the specifications and codes of the City, and contained in plans and specifications prepared by ____________ (named engineer), and approved by the City Council at the following location:

      ___________________________________________ _________

      (Description of Property)

   And has agreed to maintain such improvements constructed under this bond for a period of one year from the date of acceptance of the same by the City.

   Now, therefore, if the said principal shall well and truly perform in all respects in strict accordance with the requirements, and shall save the City harmless from all loss, cost or damage, by reason of their failure to complete said work, or maintain said improvements, relating to the above-described work, then this obligation to be void, otherwise, to remain in full force and effect.”

(1975 Code, § 34.39)

   In order to subdivide any tract of land (with the exception of division or subdivision of land into parcels or tracts of five acres or more in size and not involving a new street or easement of access, or the sale or exchange of existing parcels or tracts of land, or the division of lots and blocks in recorded subdivisions) an owner or subdivider shall follow the procedure set forth in this chapter.

(1975 Code, § 34.04) Penalty, see § 153.999

   (A)   The subdivider shall file with the City Council at the office of the City Clerk, six copies of the preliminary plan, at least ten days prior to the regularly scheduled Plan Commission meeting and pay a filing fee in accordance with the following rates:

      (1)   For one to 50 lots a fee of $25;

      (2)   For 50 to 100 lots, a fee of $50; and

      (3)   For more than 100 lots, a fee of $100.

   (B)   The City Clerk shall immediately distribute two copies to the Superintendent of Public Works, one copy to the Superintendent of Schools, and one copy to the City Council.

   (C)   The recommendation of the Plan Commission shall be due within 45 days after receipt of the preliminary plan by the Plan Commission and the recommendation shall be returned to the City Clerk for referral to the City Council.

   (D)   In the event of disapproval of any preliminary plan by the City Council, the same shall be immediately returned, so marked to the City Clerk for return to the subdivider. The subdivider may then file a revised preliminary plan in accordance with division (A) above.

   (E)   A preliminary plan for a specific area of land shall be held valid, as applicable to this Code, for a period of three years after the date of approval by the City Council. The period of validity of such preliminary plan may be extended for periods of one year only after request for such extension has been submitted to and approved by the City Council within the final 60 days of any aforementioned period of validity.

(1975 Code, § 34.06)

   Within 12 months after receiving approval of the preliminary plan by the City Council, there shall be submitted to the City Clerk by the subdivider, four copies of the engineering plans and specifications as required in §§ 153.060 through 153.064. The City Clerk shall immediately refer two copies to the Plan Commission and two copies to the Superintendent of Public Works and shall notify the City Council of this section at the next regular City Council meeting. In the event of a special problem, the Plan Commission shall notify the owner or subdivider of the time and place at which he or she shall be afforded an opportunity of being heard. The Plan Commission shall make its recommendation to the City Council within 45 days after receipt of the engineering drawings and specifications. In the event of disapproval of the engineering plans and specifications by the Plan Commission, the same shall be immediately returned so marked to the City Clerk, for return to the subdivider, and may be refiled with the City Clerk after necessary revisions are made.

(1975 Code, § 34.07)

   (A)   Within six months after receiving approval of the engineering plans and specifications by the Plan Commission, or a period of time beyond six months that may be granted by the City Council, there shall be submitted to the City Clerk by the subdivider, the original drawing, one transparency print and four copies of the final plat, which shall also contain all required signed certifications, other than signed certificates of approval by the Plan Commission, the City Council and the Superintendent of Public Works. The final plat shall retain the overall characteristics of the preliminary plan and may include all or part of the area shown on the preliminary plan. The City Clerk shall refer the original drawing and two copies of the final plat to the Plan Commission and one copy of the final plat to the Superintendent of Public Works, at least ten days prior to their next regularly scheduled meeting for a recommendation as to final approval. In the event of a special problem, the Plan Commission shall notify the owner or subdivider as to the time and place of the Plan Commission’s meeting at which time he or she will be afforded an opportunity of being heard. The Plan Commission shall make its recommendation within 30 days after the receipt of the final plat at a meeting of the Plan Commission. The original drawing, one copy of the final plat and recommendation shall be returned to the City Clerk for referral to the City Council.

   (B)   After receiving the final report of the Plan Commission, the City Council shall approve or disapprove the final plat within 30 days. In the event of disapproval of the final plat by the City Council, the same shall be immediately returned to the subdivider and may be refiled as provided in division (A) above, with the City Clerk after the necessary revisions have been made.

   (C)   Following the final approval of the final plat, the City Clerk shall notify the owner or subdivider by letter.

      (1)   The City Clerk shall, within ten days after the aforementioned final approval, record the final plat at the County Recorder’s Office.

      (2)   The City Clerk shall, at that time, obtain four copies of the final plat bearing evidence of recording, one copy going to the City Clerk’s file, one copy to the Plan Commission file and two copies going to the Superintendent of Public Works.

      (3)   The costs of recording shall be paid to the County Recorder by the city. The subdivider shall reimburse the city for the costs of recording.

(1975 Code, § 34.08)

   (A)   Proposed name of subdivision.

   (B)   Location by section, town and range, or by other legal description.

   (C)   Names and addresses of owner, or subdivider having control of the tract, name and seal of registered engineer or surveyor who prepared topographic survey, and designer of the plan.

   (D)   Graphic (engineering) scale not smaller than one inch to 100 feet.

   (E)   North-point (designated as true north).

   (F)   Date of preparation.

   (G)   Drawn on 24-inch by 36-inch sheets.

(1975 Code, § 34.09)

   (A)   Boundary line of proposed subdivision clearly indicated.

   (B)   Total approximate acreage therein.

   (C)   Existing zoning district.

   (D)   Location, widths and names of all existing or previously platted streets, or other rights-of-way, showing type of improvement, if any, railroad and utility rights-of-way, parks and other public open spaces, permanent buildings and structures, easements and section and corporate lines within the tract and to a distance of 100 feet beyond the tract.

   (E)   Location and size of existing sewers, water mains, culverts or other underground facilities within the tract and to a distance of 100 feet beyond the tract; also, indicating such data as grades, invert elevations and locations of catch basins, manholes and hydrants.

   (F)   Location map, drawn at a scale of not less than one inch equals 1,000 feet, showing boundary lines of adjoining unsubdivided or subdivided land within an area bounded by nearest arterial streets or other natural boundaries identifying type of use and ownership of surrounding land and showing alignments of existing streets.

   (G)   Topographic data including existing and proposed contours at vertical intervals of not more than two feet. Topographic data shall be indicated in feet above mean sea level. Watercourses, marshes, rock outcrops, other significant features and soil boring data at locations at depths as may be required by the Superintendent of Public Works.

   (H)   Locations of or reference to locations of existing monuments, bench marks and survey markers used in preparation of plans.

(1975 Code, § 34.10)

   (A)   Street plan.

      (1)   The arrangement, character, extent, width, grade and location of all streets shall conform to the official plan and shall be considered in their relation to existing and planned streets, to reasonable circulation of traffic within the subdivision and adjoining lands, to topographical conditions, to runoff of storm water, to public convenience and safety, and in their appropriate relation to the proposed uses of the area to be served.

      (2)   Every street in any subdivision shall be dedicated as a public street and no private streets shall be approved, except by special action of the Plan Commission and the City Council.

      (3)   The layout of streets shall show right-of-way widths and street names (not duplicating the name of any street heretofore used in the city or its environs, unless the street is an extension of an already named street, in which case, the name shall be used), and showing a proposed through street extended to the boundaries of the subdivision.

         (a)   Right-of-way widths of major traffic-ways, including freeways, parkways, major and secondary thoroughfares, shall be in accordance with those designated on the official plan.

         (b)   All right-of-way widths shall conform to the following minimum dimensions:

            1.   Collector streets: 80 feet;

            2.   Minor streets: 60 feet;

            3.   Cul-de-sac streets: 66 feet; and

            4.   Marginal access streets: 40 feet.

         (c)   A cul-de-sac street shall not be more than 500 feet in length measured along its centerline from the street of origin to the end of its right-of-way, unless there are less than 16 lots abutting the cul-de-sac street. Each cul-de-sac shall have a terminus of nearly circular shape with a minimum diameter of 120 feet.

         (d)   Provisions shall be made for serving lots abutting arterial streets and highways by either the use of a marginal access street, or backing lots to the arterial street with a screen planting contained in a non-access reservation along the rear property line.

         (e)   It must be evidenced that all street intersections and confluences encourage safe and efficient traffic flow. The intersection of more than two streets shall be avoided, unless specific conditions of design indicate otherwise.

         (f)   Minor streets shall be so aligned that their use by through traffic will be discouraged.

         (g)   Where there is a deflection in the street alignment in excess of ten degrees, a curve shall be inserted with a radius not less than:

            1.   Collector streets: 300 feet; and

            2.   Minor streets: 150 feet.

         (h)   Tangents at least 50 feet long shall be introduced between reverse curves on collector streets.

      (4)   The existing and proposed centerline profile and cross section of each street shall be shown, indicating also when a new subdivision abuts a previously dedicated street right-of-way that all required street improvements out to the centerline of this existing street bounding the new subdivision shall be installed to meet and comply with the current standards of the city.

         (a)   Where there is a deflection in the horizontal centerline within a given block at any one point in excess of ten degrees, a curve shall be inserted with a radius of not less than:

            1.   Collector streets: 300 feet; and

            2.   Minor streets: 150 feet.

         (b)   Gradients of streets shall be at least 0.4% and shall not exceed on:

            1.   Collector streets: 5%; and

            2.   Minor streets: 7%

      (5)   The preliminary plan shall show, or a certificate shall be submitted to the effect that the subdivider will install all of the following items in accordance with the current standards and specifications as set forth in pertinent city ordinance:

         (a)   Pavements, asphalt;

         (b)   Curbs and gutters (not mandatory);

         (c)   Street lights (not mandatory);

         (d)   Sidewalks (not mandatory); and

         (e)   Street signs (not mandatory).

   (B)   Block standards.

      (1)   Block numbers will be shown.

      (2)   The maximum lengths of blocks shall be 1,200 feet. Blocks over 900 feet long may require pedestrian ways at their approximate centers. The use of additional access ways to schools, parks or other destinations may be specified by the Plan Commission.

      (3)   No specific rule concerning the shape of blocks is made, but blocks must fit readily into the overall plan of the subdivision and their design must evidence consideration of topographical conditions, lot planning, traffic flow and public open space areas.

      (4)   Blocks intended for commercial, industrial and institutional use must be designated as such.

      (5)   Where a subdivision borders on or contains a railroad right-of-way or limited access thoroughfare right-of-way, the Plan Commission may require a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the intervening land as for:

         (a)   Park purposes;

         (b)   Deep residential lots backing to a railroad or arterial street with a planting screen in a no-access area at rear property lines of lots; or

         (c)   Motor vehicle parking, business or industry with due regard for the requirements of approach grades and future grade separations.

   (C)   Lot standards.

      (1)   In general, lots should be as nearly rectangular in shape as practicable.

      (2)   The minimum lot dimensions for residential development shall be 70 feet wide at the established building line and not less than 100 feet in average depth, and containing not less than the minimum lot area requirements of the Zoning Code. These minimum requirements shall not apply to land subdivided for non-residential development.

      (3)   All lots shall have not less than the minimum width of the lot abutting on a publicly dedicated street.

      (4)   Side lines of lots shall be at right angles or radial to the street line, or substantially so.

      (5)   Corner lots shall be not less than 90 feet in average width.

      (6)   Double frontage lots are not permitted, except:

         (a)   Where lots back upon an arterial street, and in such instances, vehicular and pedestrian access between lots and the arterial street is prohibited; and

         (b)   Where topographic or other conditions render subdividing otherwise unreasonable, such double frontage lots shall have an additional depth of at least 20 feet in order to allow for a protective screen planting on one frontage.

      (7)   Lots abutting upon a watercourse, drainageway, channel or stream, shall be of an additional depth or width, as required, to provide an acceptable building site.

      (8)   In the subdividing of any land within the city or within one and one-half miles of the corporate limits, due regard shall be shown for all natural features, such as tree growth, watercourses, historic spots or similar conditions.

      (9)   The layout, numbers, areas and dimensions of lots to the nearest foot, and the proposed land use for each lot, parcel or tract shall be indicated.

      (10)   The minimum front and side street building setback lines shall be shown and dimensioned in accordance with the applicable zoning code requirements.

   (D)   Parks and other public areas.

      (1)   Where any area is specifically designated on the general development plan of the city, for a public park, playground, school or other public use, and is owned by the subdivider, such area shall be reserved for such use on all subdivision plans and plats, and the acquisition of such area may then be secured by the City Council or arrangements made for its acquisition within a period not to exceed one year from the date of approval of the final plan. The value of such lands shall be established by three qualified appraisers; one of whom shall be appointed by the Plan Commission, one by the subdivider, and one of whom shall be mutually agreed upon by the other two.

      (2)   Should the City Council decide to take such premises, then and in that case, it shall make arrangements to pay the subdivider therefor the appraised value as determined by the above described appraisers, or a sum that is mutually agreed upon. The City Council may accept any donation of land as above described should the subdivider desire to contribute the same to the city.

   (E)   Utilities.

      (1)   Source of domestic water supply and type of sewage disposal, location of sites for community domestic water plant and/or community sewage treatment plant.

      (2)   Storm water drainage.

         (a)   Complete storm sewer system, including pipe sizes, inlets and inverts.

         (b)   A proposed surface water drainage pattern for each individual lot, block and street.

      (3)   All easements as required in § 153.060 shall be indicated.

      (4)   Protective covenants.

      (5)   An outline of all proposed protective covenants shall accompany the preliminary plan and shall include a protection against the obstruction of any surface water drainage easement.

(1975 Code, § 34.11)

   In order to qualify for approval, the preliminary plan shall be accompanied by a properly executed checklist as shown in Appendix A.

(1975 Code, § 34.12)

   The Plan Commission and the Superintendent of Schools may recommend or the City Council may require such changes or revisions as are deemed necessary in the interests and needs of the community.

(1975 Code, § 34.14)

   The approval of a preliminary plan by the Plan Commission and the City Council is tentative only, involving merely the general acceptability of the layout as submitted.

(1975 Code, § 34.15)

   Approval shall consist of a certificate to that effect on the preliminary plan signed by the Chairperson of the Plan Commission and by the Mayor upon authorization by the City Council.

(1975 Code, § 34.16)

   (A)   Easements shall be provided for all overhead or underground utility services or surface water drainage where necessary. They shall be ten feet wide and shall be established at the rear of each lot and along such other lot lines as necessary to provide continuity of alignment from block to block. At deflection points in these easements, if overhead utility lines are contemplated, additional easements shall be established for pole line anchors.

   (B)   In a subdivision containing 60 acres or more, where lots are to be served by individual water supply and sewage disposal systems, and future resubdivisions may be contemplated upon the installation of public or community water and sanitary sewer facilities, easements of required width shall be shown for utility and street installation at locations necessary to serve lots in any future resubdivision.

   (C)   Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a drainage easement conforming substantially with the lines of such watercourse. It shall include an additional area at least 15 feet wide, adjoining both edges of the established area that has been affected by damaging flood waters, as certified by the subdivider, or his or her engineer.

   (D)   All existing drainage and underground utility installations which traverse property to be subdivided shall be protected by easements.

(1975 Code, § 34.17)

   (A)   All utility lines for telephone and electric service shall be placed in rear-line easements when carried on overhead poles.

   (B)   Gas, electric power, telephone and television service. All subdivisions shall be connected with the gas, electric power and telephone utilities supplying service to the city. In addition, the subdivisions may be connected with the local television service. In addition, after the effective date of this code, all unsubdivided lands within the city, whether developed by subdivision, record of survey, or parcels described by metes and bounds or otherwise, shall have the above referred to utilities and television service installed entirely underground. The following utility lines are excepted from this provision:

      (1)   Electric lines rated at 33,000 volts or more; and

      (2)   Electric lines designed or built to carry 2,000 kilovolt amperes or more.

   (C)   Where telephone, electric and gas service lines are placed underground throughout a subdivision area, conduits or cables shall be placed within easements or dedicated public ways in a manner which will not conflict with other underground services. Further all pad-mounted transformers shall be located so as not to be unsightly or hazardous to the public.

(1975 Code, § 34.19)

   (A)   All sewer plans and installations shall conform to the standards and specifications set forth in The Standard Specifications for Water and Sewer Main Construction in Illinois, as established by the Illinois Society of Professional Engineers.

   (B)   Sanitary sewer lines shall be installed to serve all properties in the subdivision except subdivisions where individual sewage disposal systems are permitted.

   (C)   Where sanitary sewer mains of larger capacity than necessary to serve the subdivision as delineated in the preliminary plan are required to serve the future growth in the vicinity of the subdivision, as determined by the City Council, the city shall then reimburse the subdivider for the difference in cost of the smaller size pipe and the larger size pipe; said larger size to be determined by the City Council.

   (D)   A storm sewer system shall be constructed throughout the entire subdivision to carry off water from all inlets and catch basins, and shall be connected to an adequate outfall. Such sewers shall provide for an extension to land lying within the upland drainage area, whether such land is within the subdivision or not. Storm sewers shall be designed by the rational method; and copies of the design computations shall be submitted with the plans. Inlets shall be provided so that surface water is not carried across or around any intersection, nor for a distance of more than 600 feet in the gutter. The storm water drainage system shall be separate and independent of the sanitary sewer system. Surface water drainage patterns shall be shown for each and every individual lot and block.

(1975 Code, § 34.20)

   (A)   All water main plans and installations, including all appurtenances thereto shall conform to the Standard Specifications for Water and Sewer Main Construction in Illinois as established by the Illinois Society of Professional Engineers.

   (B)   Water distribution facilities including all pipe, fittings, hydrants, valves, vaults and the like, shall be installed to serve all properties within the subdivision.

   (C)   Where water mains of larger capacity than necessary to serve the subdivision as delineated in the preliminary plan are required to serve the future growth in the vicinity of the subdivision, as determined by the City Council, the city shall then reimburse the subdivider for the difference in cost of the smaller size and the larger size pipe, said larger size to be determined by the City Council.

(1975 Code, § 34.21)

   (A)   All street improvement plans, construction, installations and plantings shall conform to the specifications approved by the Division of Highways of the state for the type of pavement designated as Class “A” and subclass “A-3” in the Specifications for Water and Sewer Main Construction in Illinois as established by the Illinois Society of Professional Engineers.

   (B)   The general street layout shall conform to that shown on the approved preliminary plan.

   (C)   All streets shall be completely improved to the full width of the right-of-way and shall include the below listed items:

      (1)   Pavements shall be installed to an overall width in accordance with the following minimum dimensions:

 

 

      (2)   Curbs and gutters and storm water inlets, with all corner curbs having a radius of not less than 16 feet. Plans shall indicate the direction of flow along all curbs.

      (3)   Street lights, including all necessary poles, brackets, luminaries and lamps.

      (4)   Concrete sidewalks along all property lines coincidental with street right-of-way lines.

(1975 Code, § 34.22)

   In order to qualify for approval, the engineering plan shall be accompanied by a properly executed checklist as shown in Appendix A, § 2.

(1975 Code, § 34.23)

   The Plan Commission may recommend, or the City Council may require such changes or revisions as are deemed necessary in the interest and needs of the community.

(1975 Code, § 34.24)

   The Plan Commission may grant partial approval of the total required engineering plans by approval of plans covering only a portion of the land improvements (e.g., sanitary sewer and water) so as to facilitate immediate installations. This partial approval shall consist of a certificate on the plans covering each of the required improvements signed by the Plan Commission.

(1975 Code, § 34.25)

   Final approval of the complete set of engineering plans shall consist of a letter of approval from the Plan Commission, listing therein:

   (A)   Type of improvement(s) covered by the plan;

   (B)   Name of designing engineer; and

   (C)   Date of preparation and revision, if any.

(1975 Code, § 34.26)

   (A)   Final plats shall conform to all statutory provisions pertaining to plats.

   (B)   All information required shall be shown accurately, drawn with waterproof India ink on heavy transparent linen tracing paper or cloth, or equal in such a manner that clear and legible contact prints or photostatic copies may be made.

(1975 Code, § 34.27)

   (A)   Accurate angular and lineal dimensions for all lines, angles and curvatures with functions used to describe all boundaries including perimeter survey of tract, streets, easements, areas to be reserved for public use, and other important features. Error of closure of boundary line surveys shall not exceed one in 10,000 (one foot for each 10,000 feet of perimeter survey). Lot lines to show dimensions in feet and hundredths and when an angle occurs in any lot line between lot corners, the measurement of the angle shall be shown.

   (B)   An identification system for all lots and blocks.

   (C)   True angles and distances to the nearest established street lines and official monuments (not less than three) which shall be accurately described in the plat by location, size and elevation.

   (D)   Municipal, township, county or section lines and section corners accurately tied to lines of the subdivision by distances and angles.

   (E)   Accurate location of all monuments which shall be Portland cement concrete four inches by six inches by 24 inches, or approved equal, with a one-half inch diameter iron rod cast in the center. Permanent stone or concrete monuments shall be set at each corner or angle on the outside boundary. Pipes three-fourths inch diameter or steel rods one-half inch diameter, by 18-inch length, placed at the corners of each lot and block, at angle points, and county, city or other official bench marks, monuments or triangulation stations in or adjacent to the property shall be preserved in precise position.

   (F)   Accurate outlines and legal descriptions of any area to be dedicated or reserved for public use, or for the exclusive use of property owners within the subdivision with the purposes indicated thereon.

   (G)   Protective covenants shall be lettered on the final plat, or appropriately referenced thereon.

(1975 Code, § 34.28)

   (A)   Surveyor’s certificate.

State of          )   ss

County of      )

This is to certify that I, _____________________, a certified land surveyor No. ________, have surveyed and subdivided the following described property:

Given under my hand and seal at ______________, this _____ day of __________, 20__.

   (B)   Owner’s certificate.

State of          )   ss

County of      )

This is to certify that the undersigned is the owner of the land described in the annexed plat, and that he has caused the same to be surveyed and subdivided as indicated thereon, for the uses and purposes therein set forth, and does hereby acknowledge and adopt the same under the style and title thereon indicated:

                        _______________________

                        _______________________

                        (Address)

   Dated this ________ day of _______________, 20____.

   (C)   County Clerk’s certificate.

State of         )   ss

County of      )

I, _______________, County Clerk of ______ County, ___ do hereby certify that there are no delinquent general taxes, no unpaid forfeited taxes and no redeemable tax sales against any of the land included in the annexed plat.

I further certify that I have received all statutory fees in connection with the annexed plat.

Given under my hand and seal at _____________ this _______ day of _____________, 20___.

   (D)   Notary certificate.

State of         )   ss

County of      )

I, ____________, Notary Public, in and for said county in the state aforesaid, do hereby certify that personally known by me to be the same persons whose names are subscribed to the foregoing instrument as such owners, appeared before me this day in person and acknowledged that they signed and delivered the annexed plat as their own free and voluntary act for the uses and purposes therein set forth.

Given under my hand and notarial seal this _________ day of ______________, 20___, at ____.

                        ____________________________

                        (NOTARY PUBLIC)

   (E)   Certificate as to special assessments.

State of         )   ss

County of      )

I do hereby certify that there are no delinquent or unpaid current or forfeited special assessments or any deferred installments thereof that have not been apportioned against the tract of land included in the plat.

______________________ Collector of Special Assessments

Dated at _________, this ________ day of __________________, 20____.

   (F)   Certificate of County Superintendent of Highways.

State of         )   ss

County of      )

I, __________________, County Superintendent of Highways of said county, do hereby certify that the subject plat has been examined, by me and found to comply with the highway requirements as set forth in the regulations governing plats of subdivided land adopted by the City Council, with the following exceptions:

               __________________________________________

               County Superintendent of Highways

Dated this __________ day of ______________, 20____.

   (G)   Plan Commission certificate.

State of         )   ss

County of      )

Approved this _______ day of _____________, 20____.

City of __________________

      Plan Commission

   __________________

   Chairperson

   (H)   Superintendent of Water and/or Sewer System certificate.

State of         )   ss

County of      )

I,_______________________, do hereby certify that the required improvements have been installed, or the required guarantee bond has been posted for the completion of all required land improvements

               ______________________________________

               Superintendent of Water and/or Sewer Systems

   (I)   City Council certificate.

   Approved and accepted this ______ day of ____________, 20____.

                  CITY COUNCIL OF ______________________

                  BY _______________, Mayor

(1975 Code, § 34.29)

   All required land improvements shall be installed and completed within a period of two years after the recording of the final plat. Failure of the subdivider to complete all of the improvements within this two-year period shall result in forfeiture of the guarantee collateral unless an extension of time is requested by the subdivider and granted by the City Council. In the event of failure to complete the improvements in the required period, as stated above, the City Council may direct that no further building permits be issued for property in such subdivision pending satisfaction of the City Council in regard to the status of the required land improvements.

(1975 Code, § 34.32)

   All required land improvements to be installed under the provisions of this chapter shall be checked during the course of construction by, or at the direction of the Superintendent of Public Works. The cost of any re-inspection of any required land improvement found to be faulty or not in accordance with the approved plans and specifications shall be paid by the subdivider to the city. The testing of any concrete, asphalt, soil or other materials, and workmanship shall be done at the direction of the city, and at the expense of the subdivider.

(1975 Code, § 34.33)

   The subdivider’s bond or guarantee collateral shall be released only upon fulfillment of the following conditions:

   (A)   The completion of all required land improvements;

   (B)   The submission of four copies of acceptable “as built” drawings of all land improvements;

   (C)   An affidavit to the effect that:

      (1)   All materials, labor and other costs have been paid, or arrangements have been made for payment so as to hold the city free from any obligations for payment of any costs of the land improvements; and

      (2)   That the subdivider accepts responsibility for the maintenance and repair of all land improvements for one year after the date of the acceptance resolution by the City Council.

   (D)   Final acceptance by resolution, by the City Council of land improvements.

(1975 Code, § 34.34)

   Any person, firm or corporation violating any of the provisions of this chapter shall be fined not less than $25, nor more than $500 for each offense, and a separate offense shall be deemed committed on each day during or on which a violation occurs or continues.

(1975 Code, § 34.35)

___________________________   (Name of Subdivision)

___________________________   (Date of Submission)

___________________________   (Due date of recommendation (45) days)

NOTE: To properly execute this checklist, the subdivider or his engineer shall:

(1)   Insert the required information.

(2)   Denote compliance with applicable ordinances by placing his initials in all spaces where applicable.

(3)   Denote those items which the subdivider considers “not applicable” to this particular subdivision by the abbreviation “N.A.”)

   ___ 10. Name and address of the designer of the plan is shown.

   ___ 11. North direction is shown.

   ___ 12. Date of preparation and date of revision, if any, is shown.

   ___ 13. A location map is included indicating:

COMPLETED BY: ______________________________ (NAME)

_______________________________________________________ (ADDRESS)

___________________ (DATE )

REVIEWED BY:    __________________________________________

               SUPERINTENDENT OF PUBLIC WORKS

___________________(DATE)

CONSIDERED BY PLAN COMMISSION ON ___________________ (DATE)

____________________________ (CHAIRMAN)

(1975 Code, § 34.36)

______________________________________   (Date of Submission)

NOTE: To properly execute this checklist, the subdivider or his engineer shall:

(1)   Insert the required information.

(2)   Denote compliance with applicable ordinances by placing his initials in all spaces where applicable.

(3)   Denote those items which the subdivider considers “not applicable” to this particular subdivision by the abbreviation, “N.A.”)

COMPLETED BY: _______________________________ (NAME)

_________________________________________________________________ (ADDRESS)

_____________________ (DATE)

REVIEWED BY:   ______________________________________________

            SUPERINTENDENT OF PUBLIC WORKS

_____________________ (DATE)

CONSIDERED BY PLAN COMMISSION ON __________________ (DATE)

_______________________________________ (CHAIRMAN)

(1975 Code, § 34.37)

_____________________________ (Name of Subdivision)

_____________________________ (Date of Submission)

_____________________________ (Due date of recommendation [30] days)

NOTE: To properly execute this checklist, the subdivider or his engineer shall:

(1)   Insert the required information.

(2)   Denote compliance with applicable ordinances by placing his initials in all spaces where applicable.

(3)   Denote those items which the subdivider considers “not applicable” to this particular subdivision by the abbreviation, “N.A.”)

COMPLETED BY: ______________________________________ (NAME)

__________________________________________________________________ (ADDRESS)

____________________ (DATE)

REVIEWED BY:    ___________________________________________

            SUPERINTENDENT OF PUBLIC WORKS

____________________ (DATE)

CONSIDERED BY PLAN COMMISSION ON __________________ (DATE)

____________________________________________ (CHAIRMAN)

(1975 Code, § 34.38)