Director: Eric Waggoner

Transcription

1 Lake Cunty Department f Planning, Building and Develpment Divisin f Develpment Review 18 Nrth Cunty Street 6 th Flr Waukegan, Illinis Telephne (847) Fax (847) LCPermits@lakecuntyil.gv Internet: Directr: Eric Waggner Updated: 03/28/2016

2 MAJOR SUBDIVISION REVIEW PROCESS EARLY ASSISTANCE MEETING Applicant meets with planning staff t discuss prpsal PRE-APPLICATION CONFERENCE Applicant meets with Multi-Disciplinary Team (MDT) discuss substantive and prcedural matters related t applicatin PRELIMINARY PLAT REVIEW Cnsideratin f planning issues related t the site and its surrundings and preliminary evaluatin f technical/engineering issues. Includes Preliminary Engineering PLANNING, BUILDING & ZONING (PB&Z) COMMITTEE INFORMATIONAL MEETING Develper and area residents share infrmatin abut the prpsed subdivisin and the area in which it is t be lcated PRELIMINARY PLAT APPROVAL PB&Z Cmmittee apprval required FINAL PLAT REVIEW AND APPROVAL Includes Final Engineering; PB&Z Cmmittee apprval required 2

3 MAJOR SUBDIVISION REVIEW PROCESS Early Assistance Meeting This is an infrmal meeting with the Multi-Disciplinary Team (MDT) regarding the subdivisin review prcess. If the prpsed subdivisin cntains 6 r mre lts, it will be classified as a majr subdivisin. As a prspective develper, yu will be able t btain general infrmatin n site capacity, natural resurce issues, the subdivisin review prcess, review fees (fees are nnrefundable), and ther applicable requirements f the Lake Cunty, Illinis Cde f Ordinances (Lake Cunty Cde). A staff prject manager will be assigned t the prject and that individual will be the applicant s pint f cntact fr the prcessing f the subdivisin. Fllwing the meeting, the applicant will receive a summary f highlights frm the prject manager t assist them in their planning prcess and t determine which cnsultants will be necessary t address the issues raised by staff at this meeting. The applicant may need t cnduct further research n varius develpment aspects assciated with the subdivisin and/r an n-site may need t be cnducted with staff t further assess aspects f cncern related t the subdivisin. At the cnclusin f this stage, the applicant shuld understand the subdivisin review prcess and the primary areas f cncern assciated with the land t be develped prir t initiating the subdivisin prcess. If interested in pursuing a subdivisin develpment, an applicatin fr a Preapplicatin Cnference can be btained frm the Develpment Review staff at this time. Mrever, staff will prvide a checklist fr the required subdivisin plans t be submitted fr the Preapplicatin Cnference. Preapplicatin Cnference After the early assistance meeting, the applicant may prceed with the submittal fr the Preapplicatin Cnference. Purpse: The purpse f the Preapplicatin Cnference is t: 1.) Intrduce the applicant t the members f the MDT 1 2) Familiarize the applicant with the subdivisin review prcedure and the rles f the participating Cunty agencies in the subdivisin prcess, and 3) Frmally analyze the subdivisin design (including site capacity, natural resurces, access, rad standards, drainage, water service and wastewater treatment) by staff t determine what limitatins exist r may need t be dealt with in develping the site as prpsed. The submittal shall include a Develpment Review Applicatin. An n-site meeting with the MDT may be required based n the size, lcatin and cmplexity f the prpsed subdivisin. After attending the Preapplicatin Cnference the applicant shuld have a sense f the Lake Cunty Cde regulatins, what agencies will be invlved in the review and apprval prcess, and what limitatins exist fr the land t be develped prir t a further investment in time and mney. If any variatins are required frm Sectin thrugh f the Lake Cunty COde, these will need t be acted n by the Planning, Building and Zning Cmmittee prir t prceeding t the Preliminary Plat stage. Validity: The Preapplicatin Cnference is valid fr ne year. A Preliminary Plat must be filed within ne year frm the date f the Pre-applicatin Cnference r the applicant will need t reinitiate the Preapplicatin Cnference again. 1 Multi-Disciplinary Team (MDT) The MDT is cmpsed f staff members f Lake Cunty s Divisin f Transprtatin, Public Wrks Department, Engineering Department, Health Department, and the Department f Planning, Building and Develpment. The purpse f the MDT is t review and prvide technical assistance fr prpsed develpment in unincrprated prtins f the Cunty 3

4 Statutry Apprvals: Befre a frmal apprval f the Preliminary Plat & Preliminary Engineering can be granted by the PB&Z Cmmittee, the applicant shall submit the required Lake Cunty Sil & Water Cnservatin District reprt Befre a frmal apprval f the Final Plat & Final Engineering can be granted by the PB&Z Cmmittee, the applicant shall btain the required Illinis Department f Natural Resurces Endangered Species Cnsultatin Reprt Preliminary Plat and Preliminary Engineering After the Preapplicatin Cnference meeting, the applicant may prceed with the submittal f the Preliminary Plat and Preliminary Engineering stage. Purpse: The Preliminary Plat and Preliminary Engineering stage f the Subdivisin prcess gives the MDT the pprtunity t evaluate the prpsed subdivisin in greater detail than required at the Preapplicatin Cnference. Additinal resurce investigatins, engineering and survey wrk will be required f the applicant at this stage. The applicant and the MDT will als have a gd understanding f the degree t which the subdivisin cmplies with all applicable regulatins f the Lake Cunty Cde and the number f dwelling units that may be achieved fr the subdivisin. Review Prcess: Befre the prject manager accepts a Preliminary Plat and Preliminary Engineering plans fr review a check-in 2 f the dcuments must be cnducted. The purpse f this meeting is t ensure that all infrmatin required by the Lake Cunty Cde is present and in the prper frm. Upn acceptance f the Preliminary Plat and the Preliminary Engineering plans, the prject manager respnsible fr the subdivisin will distribute the dcuments t the MDT members and ther affected agencies (i.e. schl districts, utilities) fr their review and cmments. The initial distributin t the MDT cnsists f a (15) day review perid within which all review agencies will review and cmment n the prject submissin. Agency review cmments are cmpiled by the prject manager and sent t the applicant. Infrmatinal Meeting: After the Preapplicatin Cnference and submittal f the Preliminary Plat, staff prvides ntice t adjacent and abutting prperty wners surrunding the subdivisin f an infrmatinal meeting that is cnducted befre the PB&Z Cmmittee. The purpse f this meeting is fr the Cmmittee and the public t as questins and receive infrmatin n the subdivisin applicatin. Subsequent Reviews: If necessary, there will be a 10-day MDT review perid fr subsequent plan reviews. The Planning, Building and Develpment Directr is authrized t require the submittal f any infrmatin they deem necessary t accept an applicatin fr subdivisin review. 2 Mandatry Check-Ins Prir t yur first submittal and subsequent submittals f dcuments fr staff review (Preliminary Plat/Engineering, Final Engineering, and Final Plat), yu are required t cntact the prject-manager t schedule yu fr the mandatry check-in. The purpse f the check-in is t preview submittals fr any bvius errrs r missins. Fr check-ins invlving engineering plans, the cnsulting engineer will be required t be present. Apprval f Preliminary Plat and Preliminary Engineering plans: After receiving apprval frm the MDT, the Preliminary Plat is presented t the PB&Z Cmmittee f the Cunty Bard fr its cnsideratin. 4

5 Rights f Apprval: Apprval by the PB&Z Cmmittee cnstitutes apprval f the general design f yur subdivisin and cnfers upn the applicant the right t have the Final Plat and Final Engineering fr the subdivisin reviewed in accrdance with standards n mre restrictive than thse apprved with the Preliminary Plat. Apprval f the Preliminary Plat des nt guarantee the number f dwelling units; lt cnfiguratin; extent f pen space and natural resurce prtectin areas. Nr des it guarantee the amunt f flr area r impervius surface area, the adequacy f the strmwater management facilities, sewage dispsal facilities r water systems, r the lcatin f vehicle access pints t rad rights-f-way. Preliminary Plat apprval remains valid fr twenty-fur (24) mnths. If Final Plat apprval fr the subdivisin is nt achieved within this time, the Preliminary Plat apprval becmes null and vid and the applicant must reinitiate the subdivisin as a Preapplicatin Cnference. Final Plat After a frmal apprval f the Preliminary Plat & Preliminary engineering plans by the PB&Z Cmmittee, the applicant may prceed with the submittal f the Final Plat and Final Engineering stage. Purpse: The Final Plat stage f the subdivisin prcess invlves the review and apprval f the Final Engineering plans and Final Plat dcuments fr a subdivisin. This stage results in MDT apprval f the Final Plat that legally creates the subdivisin plat and assciated dcuments (i.e. schl agreements, cvenants) that place restrictins n the eventual prperty wners. The Final Engineering Plans apprved at this stage represent the cnstructin dcuments fr the subdivisin imprvements and the csts fr the imprvements. Review Prcess: Fr majr subdivisins, the Final Plat and Final Engineering plans are initially reviewed as separate submittals due t the amunt and cmplexity f infrmatin required fr review. When the Final Engineering plans are generally in acceptable frm, the MDT will accept the Final Plat and assciated dcuments fr review. The Final Plat and Final Engineering Plans will then be simultaneusly reviewed until bth dcuments are apprved. The review perid and prcess fr Final Plat and Final Engineering Plans is the same as that fr the Preliminary Plat and Preliminary Engineering plans. Final Engineering Apprval: After the reviewing agencies have apprved the Final Engineering Plans, yu will be ntified by the prject manager that the plans have been apprved and that a Precnstructin Cnference may be held with the MDT. The Precnstructin Cnference is a prerequisite t btaining a Site Develpment Permit and the nset f cnstructin activities. The purpse f the Precnstructin Cnference is t affrd the develper, the engineer f recrd and the cntractrs the pprtunity t meet with the MDT t discuss cnstructin methds, cnstructin schedules, inspectin requirements and subdivisin assurance prcedures. The Precnstructin Cnference may be held either immediately fllwing the apprval f the Final Engineering Plans r after Final Plat apprval is btained frm the Cunty. Bnding: If the develper decides t begin cnstructin activities prir t Final Plat apprval, he/she is ding s at their/yur wn risk. Whether cnstructin begins prir t r after the Final Plat is apprved, the develper will be required t furnish a Restratin Assurance t the Cunty t assure restratin f the site in the event f a default by the develper. The value f this assurance represents 30% f the ttal imprvement csts fr the subdivisin. A secnd assurance termed "the subdivisin assurance", represents 100% f the ttal csts f the imprvements. The subdivisin assurance is required at the time the Final Plat is presented t the PB&Z Cmmittee fr apprval. The advantage f prceeding prir t Final Plat apprval with cnstructin is that it is pssible that the develper's bnding expsure can be reduced. Either a Letter f Credit r a cash bnd (i.e. Cashiers Check, Bank Draft, Certified Check r Bank Mney Order) are acceptable frms f assurances. 5

6 Final Plat Apprval: After all f the MDT's cmments have been addressed and all ther agency apprvals have been btained, yu will be advised by the prject manager t btain signatures n the final plat mylar. Upn the receipt f all signatures and having received executed riginals f the Hmewner s Cvenants and Restrictins, Schl Agreements, and Assurances, the subdivisin will be scheduled fr the Planning, Building and Zning Cmmittee fr actin. Upn apprval f the Final Plat by the Cmmittee and signature by the Plat Officer (Chairman f the PB&Z Cmmittee), the Final Plat, tgether with the Hmewners Cvenants and Restrictins and Schl Dnatin Agreements, will be recrded with the Lake Cunty Recrder. The timeframe, frm the date f the Preapplicatin Cnference t the final plat apprval, is dependent n the cmplexity f the subdivisin, the cmpleteness f dcuments submitted fr review and the time yur cnsultants may take in the preparatin f revised submittals required by staff. 6

7 Planning, Building and Develpment Hansen Applicatin Number: _ (T be entered by Staff) 500 W. Winchester Rd. Unit 101 Libertyville, Illinis Phne Fax (847) LCPermits@lakecuntyil.gv Prject Manager: Date Applicatin Accepted: OWNERSHIP INFORMATION APPLICATION FOR DEVELOPMENT REVIEW Owner Name: Agency Name: Address: Phne Number: Fax Number: Cell Phne Number: Address: _ Ownership Disclsure (circle apprpriate classificatin) Applicant must prvide dcumentatin Land Trust - Petitiner shall identify each beneficiary f land trust by name, address and beneficiary s interest. Applicatins must be verified by trustee. Crpratin - Applicatin shall include the names, addresses f all stckhlders wning interest in excess f 20%f stck in the crpratin. Business - Applicatin shall include the names, addresses f all true and actual wners f business r entity. Partnership/Jint Venture/Syndicate/Vluntary Assciatin - Applicatin shall include the names, addresses f all partners, syndicate members, r members f vluntary assciatin. REPRESENTATIVE AUTHORIZATION (if applicant is smene ther than wner f prperty) I/we hereby designate the fllwing individual(s) t represent me in all matters pertaining t this applicatin. Representative Name: Agency Name: Address: Phne Number: Fax Number: Cell Phne Number: Address: Applicant Acknwledgment I hereby acknwledge that my prject will nt be eligible fr permits until all relevant agencies have authrized their issuance. I further acknwledge that I may need t secure cnsultants t effectively represent me in the applicatin prcess. Finally, I acknwledge that the infrmatin I have submitted is true and accurate; I hereby take full respnsibility fr its cntent and acknwledge that the Cunty shall nt be held respnsible r liable fr any analysis and/r decisins made errneusly n the basis f any inaccurate infrmatin supplied t them. 7

8 Applicant: Date: DEVELOPMENT DETAILS Twnship Name: _ Zning: _ Parcel Number(s):_ Existing Use: Prpsed Use: Subdivisins: Subdivisin Type: Cnventinal Cnservatin Planned Unit Develpment Cmpsitin: Residential Nn-residential Mixed Use Site Capacity Grss land area: Number f lts 1 : Number f Units 2 : Average lt area: Radway Access Authrity: IDOT LCDOT Twnship Sewage Prvider: Private Public Agency: Water Prvider: Private Public Agency: Nnresidential Develpments: Develpment Type: Cnventinal Planned Unit Develpment Grss land area: Site Capacity Flr Area 3 : Existing: Ttal: Maximum Allwable: Impervius Surface 4 : Existing: Ttal: Maximum Allwable: Radway Access Authrity: IDOT LCDOT Twnship Sewage Prvider: Private Public Agency: _ Water Prvider: Private Public Agency: _ REVIEW PROCESS: (cmpleted by Prject Manager) Subdivisin: Majr Subdivisin Plat Amendment Minr Subdivisin Lt Split Street Extensin Planned Develpment Site Plan/Site Capacity: Site Plan Review Site Plan Amendment Site Capacity Analysis 1 Number f units based n Site Capacity Calculatins (see Lake Cunty Cde Sectin ) 2 Number f units based n Site Capacity Calculatins (see Lake Cunty Cde Sectin ) 3 Flr Area The sum f the ttal square ftage f all stries f a building under rf measured frm the exterir limits f the building. 4 Impervius Surface Any hard surface, man made area that des nt readily absrb r retain water, including but nt limited t building rfs, parking and driveway areas, graveled areas and sidewalks. 8

9 Vacatins: Street Vacatin Plat Vacatin OTHER ASSOCIATED ACTIONS: (cmpleted by Prject Manager) Zning Variance; Prject N. Cnditinal Use Permit; Prject N. Zning Map Amendment; Prject N. Planned Develpment: Prject N. DEVELOPMENT CONSULTANTS: Planner: Address: Phne Number: Fax Number: Cell Phne Number: Address: Engineer: Address: Phne Number: ; Fax Number: Cell Phne Number: Address: Surveyr: Address: Phne Number: ; Fax Number: Cell Phne Number: Address: Landscape Architect: _ Address: _ Phne Number: Fax Number: Cell Phne Number: Address: Architect: _ Address: _ Phne Number: Fax Number: Cell Phne Number: Address: 9

10 SUBMISSION CHECKLIST FOR PRE-APPLICATION CONFERENCE 10

11 Lake Cunty Planning, Building and Develpment Department 500 W. Winchester Rd. Unit 101 Libertyville, Illinis Telephne (847) Fax (847) Website: Last amended 11/03/2015 INFORMATION FOR PRE-APPLICATION CONFERENCE REVIEW Please use this checklist in cmbinatin with Chapter 151 f the Lake Cunty, Illinis Cde f Ordinances (the Lake Cunty Cde) when preparing fr submittal. If yu have questins regarding applicability f any item, please cntact the Develpment Review Sectin at (847) (Items in gray are t be cmpleted by staff). DATE OF SUBMISSION HANSEN # PROJECT NAME: APPLICANT NAME: PARCEL NUMBER (S): _ 11

12 TOWNSHIP: PROJECT MANAGER: When cmpleting the checklist, apply the fllwing symbls: Y = Yes, infrmatin is prvided, N = infrmatin is nt prvided, N/A = nt applicable t this prject. Cmpleted meeting with staff t determine feasibility. The Prject Manager shuld have reviewed the site layut with the applicant t verify that the prject can meet standards f the Lake Cunty Cde r determine extent f pssible variance requests. Cmpleted Applicatin fr Develpment Review Plat f Survey r Tax Map Depicting the existing bundaries f the subject parcel(s) and all existing structures and rads. Cncept Plan and natural resurce plan that shws the fllwing: (7 cpies f this infrmatin is t be distributed t the Staff Review Cmmittee) A. Prpsed means f access t a public rad B. Surrunding land use C. All adjacent rads D. Preliminary maps and analysis f natural resurces present n the site as well as cntiguus resurces n adjacent prperty. (Lake Cunty Cde Subchapter: Site Capacity, Site Plan Review & Natural Resurce Prtectin ( et seq.) fr mre infrmatin) E. Prpsed subdivisin layut r building layut with parking lts, and prpsed strm water detentin basins where applicable. F. Overlay f the plan nt the natural resurce map t shw the impact f the develpment n the natural resurces and hw the resurces will be prtected. G. Prvide an explanatin hw the strmwater will be managed per Lake Cunty Cde Subchapter: Site Develpment Regulatins ( (D)). All Applicable Fees (NON-REFUNDABLE) paid t the Lake Cunty Treasurer 12

13 SUBMISSION CHECKLIST FOR PRELIMINARY PLAT AND PRELIMINARY ENGINEERING 13

14 Lake Cunty Department f Planning, Building and Develpment 500 W Winchester Rad Libertyville, Illinis Telephne (847) Fax (847) Directr: Eric Waggner Last amended 03/28/2016 INFORMATION FOR PRELIMINARY PLAT REVIEW Please use this checklist in cmbinatin with Chapter 151 f the Lake Cunty, Illinis Cde f Ordinances (The Lake Cunty Cde) when preparing fr submittal. If yu have questins regarding applicability f any item, please cntact staff at (847) (Items in gray are t be cmpleted by staff). DATE OF SUBMISSION _ HANSEN # PROJECT NAME: APPLICANT: PARCEL NUMBER(S): _ TOWNSHIP: PROJECT MANAGER: When cmpleting the checklist, apply the fllwing symbls: Y = Yes, infrmatin is prvided, N = infrmatin is nt prvided, N/A = nt applicable t this prject. 14

15 The fllwing infrmatin and dcumentatin shall be required fr Preliminary Plat submissins prir t their frmal review by the Staff Review Cmmittee: Required Dcuments: Cmplete applicatin Planning Reprt Preliminary Plat Infrmatin Preliminary Engineering Infrmatin APPLICATION Is the Preliminary Plat being filed within 12 mnths f the date f applicatin fr the Pre-applicatin Cnference? Cmpleted applicatin fr Preliminary Plat (The applicatin frm can be btained in the ffice f the Divisin f Develpment Services r may be dwnladed frm the Cunty s website at PLANNING REPORT The infrmatin shall be presented n 8.5 inch by 11 paper and shall be bund int a reprt which includes: Lcatin Infrmatin A vicinity map depicting the lcatin f the subject prperty in relatin t majr rads, natural features r municipalities. The address and the parcel identificatin numbers f the prperty t be develped. Ownership Infrmatin Ownership representatins f the prperty t be develped as fllws: Fee Ownership: A cpy f the deed r ther instrument cnveying wnership f the subject prperty t the listed wner(s). Land Trust Agreement: The name, address and percent interest in any trust. Each beneficiary shall be identified as required by 765 ILCS 405/2. Crpratin, Business Entity, Partnership/Jint Venture/Syndicate: The applicatin shall include the crrect names, addresses and percent interest f all stckhlders r sharehlders wning any interest in excess f 20 percent f all utstanding stck f the crpratin. If the crpratin has n sharehlders, a statement t that effect shall be submitted. 15

16 Cntact infrmatin The name, address and telephne number f all individuals and firms invlved in the design and develpment f the subject subdivisin including, but nt limited t, the develper, planner, engineer, surveyr and landscape architect. Jurisdictinal Infrmatin The address, telephne number and cntact persn fr each f the fllwing agencies r crpratins; Cable Televisin Cmpany Electric Cmpany Fire Department/Prtectin District Gas Cmpany Highway Authrity Cntrlling Access Nearest Municipality Park District (if any) Lcal Pst Office Sanitary Sewer Prvider (if any) Schl Districts (Residential Uses nly) Telephne Cmpany Water Prvider (if any) Plat Infrmatin The zning f the subject prperty. The type f subdivisin (e.g., cnventinal, cnservatin, planned develpment, cmmercial, mixeduse). A sketch f a typical lt fr each prpsed use. A table listing the fllwing infrmatin: Average Lt Area Flr Area (Nnresidential Uses) Grss Lt Area Impervius Surface (Nnresidential Uses) Lt Width Maximum Lt Area Minimum Lt Area Net Lt Area Number f Dwelling Units Use f each lt r Outlt (e.g., Multiplex, Cmmercial, Open Space); Draft Site Capacity Calculatins (may als be part f natural resurce plan). A descriptin f hw schl and park cntributins will be made (i.e. cash, land dnatin) and what districts are invlved in the cntributin. Status f adjining prperties. Include use, zning and land use class (i.e. single family residential, agricultural). 16

17 Landscaping (as required by Sectin f the Lake Cunty Cde). Prvide a descriptin f the type and width f required transitin yards, if any, alng all prperty lines and between different use classes (i.e. single family residential, cmmercial). Infrastructure Imprvement Infrmatin Radway Infrmatin: Name, Classificatin (freeway, arterial, cllectr, lcal street), existing and ultimate right-f-way width and highway jurisdictin f each dedicated rad adjining the prperty t be develped. Ttal linear feet f prpsed rads and the length f all prpsed cul-de-sacs Cpy f an access permit applicatin fr any state, cunty r twnship rad. Strmwater Infrmatin: Strmwater Imprvements (See Strmwater Management Imprvement Plans under Preliminary Engineering Imprvements) Sewer and Water Infrmatin: (See Sewer and Water Imprvement plans under Preliminary Engineering Imprvement Infrmatin) PRELIMINARY PLAT INFORMATION 1. GENERAL PLAT/PLAN STANDARDS Sheet size nt greater than 24 inches 36 inches. A scale f 1 inch equals 50 feet r 1 inch equals 100 feet t prtray the prpsed subdivisin n a single sheet. A graphic scale and a nrth arrw must be shwn. Linear dimensins given in feet and decimals f a ft. Area dimensins given in acres r square feet. Sheets are numbered cnsecutively and bund int a package. Each sheet shall have a title blck that cntains the fllwing infrmatin: The name f the subdivisin; The title f the sheet (i.e. Preliminary Plat, Natural Resurce Plan); The sheet number The name, address and telephne number f the develper; The name, address and telephne number f the preparer; The date f riginal design alng with all subsequent revisin dates shall be nted. 2. BOUNDARY SURVEY AND EXISTING CONDITIONS (Sheet 1) Bundary survey prepared, sealed and signed by registered surveyr that cntains: 17

18 Angles, bearings, azimuths, dimensins and curve data f all existing prperty and right-f-way lines. The lcatin f all existing recrded easements n the prperty. A descriptin and lcatin f all survey mnuments sufficient t reprduce any line r re-establish any mnument in the subdivisin. Legal Descriptin f the existing prperty. Shw existing lt and parcel cnfiguratins. (Sheet 2) A tpgraphic survey prepared either by a surveyr r an engineer depicting existing cntur lines at nt greater than 1 ft intervals extending a minimum f 200 feet ff-site that includes: The lcatin f any knwn farm and strm drainage tiles. The nrmal shreline f water bdies, channels, existing detentin basins, their easements and directin f flw. The lcatin, size and flw line elevatin f all existing strm sewers, culverts, sanitary sewers and water mains f recrd. The lcatin f septic tanks and any existing septic fields (i.e., trenches, munds, seepage beds, etc.) if any, f recrd. The lcatin f all existing wells f recrd. Natural and ther grundwater surces, such as seeps, springs, flwing and ther artesian wells, that are visible r are f recrd. The sil types indicated in the Sil Survey f Lake Cunty r as determined by an n-site sil survey. The sil bundaries shall be drawn n the plan and the sil designatins shall be shwn in the area where each sil mapping unit exists. 4. PRELIMINARY NATURAL RESOURCE INVENTORY, NATURAL RESOURCE PLAN AND SITE CAPACITY CALCULATIONS Draft Site Capacity Calculatins (See Sectins thrugh f the Lake Cunty Cde) (Sheet 3) The lcatin and extent f all applicable natural resurce areas with acreages listed n the plan and in a table as fllws: Nnlinear Water Bdies (Lakes and Pnds) Mature Wdlands Linear Water Bdies (Channels) Regulatry fldplains, fld-prne areas and limits f fldways Water bdy buffers (fr linear and nnlinear water bdies) Wetlands Yung Wdlands Significant Trees (Sheet 4) The lcatin and extent f disturbance f all applicable natural resurce areas with acreages listed n the plan and in a table with a table indicating (1) the grss area (pre-develpment area) f each identified natural resurce, (2) the net area (pst-develpment area) f each identified natural resurce and (3) the percentage prtectin f each identified natural resurce. 18

19 The lcatin, type and nature f all measures and practices t be utilized t prtect natural resurce prtectin areas frm develpment activities, as required by the Lake Cunty Cde. TREE SURVEY (See Sectin thrugh f the Lake Cunty Cde, when required) The lcatin f all existing trees 12 in. DBH r greater added t the tpgraphic survey. Trees tagged with identificatin numbers. Tree legend with tag number, tree size, type and cnditin. Prepared, sealed and signed by registered surveyr 5. PRELIMINARY PLAT INFORMATION The layut, design and dimensins f all prpsed lts. Lts numbered cnsecutively. The layut and design f all prpsed public and private rad rights-f-way. Right-f-way widths and cul-de-sac radii are labeled. Prpsed rad names are n the plat. All prpsed pen space areas. Open space areas shall be identified by type (e.g., natural resurce prtectin, recreatin, strm water detentin) and wnership (e.g., cmmn, deed restricted). All lands t be dedicated fr schls, recreatinal areas r ther purpses are shwn n the plat alng with their acreages. Phasing Requirements (see Sectin f the Lake Cunty Cde fr Phasing standards). A. Phasing that excludes a prtin f the parent parcel frm subdivisin Phase limits shall be clearly shwn Remnant parcel cnfrming and able t be separately divided. B. Phasing that includes the entire parent parcel. Preliminary Plat includes the entire prperty t be develped. 19

20 _ Phase limits are clearly shwn. Phases must functin independently with respect t natural resurce prtectin standards, pen space, engineering and density. Phases with n immediate develpment plans are: Labeled, Outlts, n the Preliminary Plat, r Excluded frm the initial phase with a nte referencing the date f Preliminary Plat apprval the final plat fr all phases must be apprved within 24 mnths f apprval f the initial phase. 6. (Sheet 5) PRELIMINARY ENGINEERING INFORMATION 1. Radway Imprvement Plans Dcumentatin Requesting Access prvide written apprval, cpy f the applicatin, r review letter apprving the prpsed access lcatin has been received frm the apprpriate radway authrity. (Municipal-Village, Twnship, Cunty-LCDOT, State-IDOT) Rights-f-Way layut and design f all prpsed public and private rad rights-f-way. Right-f-way widths and cul-de-sac radii shall be labeled. Prpsed rad names shall appear n the plat. Typical crss-sectin fr prpsed streets. Radway Plans center line f prpsed radways with centerline statining at 100-ft intervals. Hrizntal curve data, pavement width, all intersectin radii, and center line slpes indicating directin f flw and percent slpe. 2. Strmwater Management Imprvement Plans Preliminary strmwater management reprt including impervius area calculatins, tributary area drainage map and existing cnditins runff vlume and rate. Preliminary layut f detentin basins, cmpensatry strage, water quality treatment, verland flw paths, swales, bridges, culverts, channels and ther aspects f the strmwater drainage system. Depictin f all fld-prne areas, fld table and fldplain. Preliminary wetland delineatin and jurisdictinal determinatin. 20

21 If state funds r technical assistance supprt this prject, the Interagency Wetland Plicy Act may apply. Cntact funding agency r the IDNR Divisin f Resurce Review and Crdinatin fr details. (IDNR website. Existing cnditins tpgraphic survey at ne-ft intervals, based n USGS datum and extending 200 feet ff-site where necessary t shw drainage cnditins. Narrative describing hw the runff reductin hierarchy f Sectins thrugh f the Lake Cunty Cde has been addressed in the strmwater design. 3. Sewer and Water Imprvement Plans A descriptin f the prpsed means f sewage dispsal and water supply. A. Subdivisins served by n-site wastewater dispsal systems: (1 & 2 must be prvided n separate plan sheet) 1. Sil map by a licensed, Certified Prfessinal Sil Classifier, drawn t the same scale and verlaid nt the preliminary engineering plan, which includes all sampling lcatins (200 ft. grid pints and intermediate brings) 2. Bring lgs fr all sampling lcatins. B. Subdivisins served by public sanitary sewer and water main systems: The lcatin and size f all prpsed water mains and assciated structures (e.g., valves, vaults, fire hydrants). If applicable, the size and lcatin f water reservirs, wells and the cnnectins pints t ff-site water distributin systems. Prpsed pints f cnnectin t existing systems. A discussin f adequate capacities and mdificatin t existing facilities t accmmdate additinal system demand, if required. A descriptin f easements and future wnership/peratin f imprvements. Design basis including number f units and prjected flw calculatins. Invert elevatins at pint f cnnectin an lwest n-site invert elevatin. 21

22 A discussin f critical factrs affecting design (e.g., river, railrad, highway crssings, wetlands, fldplains r extreme grade changes). A discussin f majr anticipated system imprvements and prpsed lcatins f facilities (i.e. upgrade r new lift statin). A discussin f lping f water mains. SUBMISSION CHECKLIST FOR 22

23 SUBDIVISION FINAL PLAT Lake Cunty Planning, Building and Develpment Department 500 W. Winchester Rd. Unit 101 Libertyville, Illinis Telephne (847) Fax (847) Website: Last amended 11/03/2015 Ntificatin f Prject Team Recmmendatin 23

24 N Final Plat shall be apprved unless it is fund t be in full cmpliance with all applicable regulatins f Chapter 151 f the Lake Cunty, Illinis Cde f Ordinances (the Lake Cunty Cde) with the apprved Preliminary Plat (if applicable), and all review fees have been paid (Review fees are nt refundable). If the Prject Team recmmends apprval, the recmmendatin shall be accmpanied by the fllwing: 1. Instructins fr btaining Final Plat certificate signatures fr submitting the signed Final Plat Mylar fr final review prir t apprval. 2. Instructins fr executing the cvenants and restrictins and agreements, if any, and fr submitting the executed dcuments fr final review prir t apprval. 3. Instructins fr btaining perfrmance assurances in accrdance with Lake Cunty Cde Subchapter: Subdivisins ( et seq.), and fr submitting the assurances fr final review prir t apprval. 4. Upn finding that the Final Plat Mylar and any Cvenants, Restrictins, Agreements and assurances are in the prper frm, staff shall prepare a reprt and recmmendatin fr presentatin t the Planning, Building and Zning Cmmittee. The Planning, Building and Develpment Directr als shall place the subdivisin n the agenda f the next regularly scheduled Planning, Building and Zning Cmmittee Meeting and shall ntify the applicant f the date, time and place f said meeting. Staff will present the prpsed Final Plat t the Planning, Building and Zning Cmmittee fr apprval. 5. The petitiner shall then have the sle respnsibility fr recrding the Final Plat and assciated dcuments with the Cunty Recrder and fr paying all csts assciated with the recrding f the dcuments. Upn recrding, the Final Plat shall be kept in the custdy f the cunty. 6. The name, dcument number and recrding date f the Final Plat and each assciated dcument recrded tgether with the plat. 7. The amunt and date f expiratin f the perfrmance assurance. 8. Directins fr cmmencing cnstructin activities, if cnstructin has nt already cmmenced, in accrdance with Lake Cunty Cde Subchapter: Subdivisins ( et seq.); and 9. Any cnditins assciated with apprval f the final plat. If the Prject Team r the Planning, Building and Zning Cmmittee fail t apprve a Final Plat, the applicant may: 1. Amend the Final Plat r btain the additinal infrmatin and dcumentatin requested by the Prject Team r the Planning, Building and Zning Cmmittee and resubmit the subdivisin fr further review in accrdance with the standards f Lake Cunty Cde Subchapter: Subdivisins ( et seq.) 2. Appeal the decisin f the Planning, Building and Zning Cmmittee in accrdance with the standards f Lake Cunty Cde Subchapter: Subdivisins ( et seq.) Lapse f Final Plat Apprval Planning, Building and Zning Cmmittee apprval f the Final Plat shall expire if the Final Plat and assciated dcuments are nt recrded with the Lake Cunty Recrder within 5 (five) days fllwing Planning, Building and Zning Cmmittee apprval. 24

25 Final Plat Submittal Checklist fr Subdivisins Final Plat dcuments are reviewed fr the purpse f ensuring that the Final Plat, tgether with the ther dcuments that will be recrded t legally create the prpsed subdivisin, are in full cmpliance with the state statutry requirements and all and applicable cunty regulatins. The fllwing infrmatin and dcumentatin shall be required fr the Final Plat submittal and review: i. Applicatin ii. General Requirements iii. Final Plat and plan Infrmatin iv. Cvenants and Restrictins v. Agreements Additinal infrmatin regarding final engineering shuld be reviewed in the Final Engineering Checklist fr Subdivisins as well as the Lake Cunty Cde. I. APPLICATION Cmpleted applicatin fr Preliminary Plat - The applicatin frm may be btained at the Develpment Services Divisin ffice r n the web at II. GENERAL REQUIREMENTS (PER SECTIONS TO ) Submissin is within 24 mnths f preliminary apprval. Public Infrmatinal meeting has been held. Is cst estimate apprved? IDNR has terminated the endangered species review. Has the natural resurce inventry reprt been cmpleted? A wetland reprt has been submitted. Has wetland jurisdictin been determined? 25

26 Des the prject brder a state water bdy? Have all access pints r permits fr access been apprved? Have the site capacity calculatins been apprved? Has all required Rad right-f-way been dedicated? Open space areas fr natural resurce are represented and labeled with the lcatin, width and purpses f dedicatins and easements; (drainage, utility, pen space, buffer yards) Have all Health Department requirements been met? Have all required ntes frm the Health Department been added t the Plat? D all lts meet the requirements f the Lake Cunty Cde fr the zning classificatin? III. FINAL PLAT AND PLAN INFORMATION Sheet size nt greater than 24 inches 36 inches. A scale f 1 inch equals 50 feet r 1 inch equals 100 feet t prtray the prpsed subdivisin n a single sheet. A graphic scale and a nrth arrw are prvided. Linear dimensins given in feet and decimals f a ft. Area dimensins given in acres r square feet. Sheets are numbered cnsecutively and bund int a package. Each sheet shall have a title blck that shall identify the name f the subdivisin; the title f the sheet; the sheet number and the name, address and telephne number f the develper. The name, address and telephne number f the preparer and the date f riginal design alng with all subsequent revisin dates shall be nted. Is all required Preliminary Plat infrmatin included n the Final Plat? All site data, dimensining and interir plat infrmatin such as; Lt area; Cnsecutive lt numbering; Schl, park and recreatin sites; Fldplain and fld table ntes, elevatins & limits Setback lines (Frnt/Streets) Apprpriate certificatin blcks prvided in the Plat Prcedures Manual. See Lake Cunty Cde: Appendix E Owner s Certificate Surveyr s Certificate 26

27 Cunty Clerk s Certificate Certificate f the Cunty Engineer Certificate f the Highway Access Authrity Planning Building and Zning Cmmittee Certificate Directr f Planning, Building and Develpment Certificate (if applicable) Certificate f Twnship Highway Cmmissiner (If applicable) Certificate f the Reginal Superintendent f Schls Certificate f the Health Officer (prject n septic and r wells) Certificate f Municipality State f Illinis and Federal. (The apprval r certificate f the Illinis Department f Natural Resurces is required fr any plat brdering bdies f water in which the State f Illinis has any prperty interests.) Plat Submitted By Certificate. The Final Plat is sealed and signed by Surveyr. Has prpsed grading been submitted r apprved? A Tile Survey has been submitted. Twenty- ft wide easement fr all strm sewers, drainage swales and verland flw rutes utside the right-f-ways is shwn. All detentin basins are cntained in an easement and labeled... Cmmn pen space and easement fr strmwater detentin purpses. Wetlands and wetland buffers area cntained in a deed restrictin. Fldplains are cntained in a deed restrictin. The layut and design f all prpsed public and private rad rights-f-way; right-f-way widths and cul-de-sac radii; prpsed rad names are shwn. All prpsed public street rights-f-way are labeled as fllws: Hereby Dedicated fr Public Rad Purpses. Any existing public street rights-f-way include dcument number and labeled as fllws: Heretfre Dedicated fr Public Rad Purpsed Per Dcument N.. IV. COVENANTS AND RESTRICTIONS Have all cvenants and restrictins been submitted? D cvenants and restrictins address maintenance and wnership f pen space? Are cvenants & restrictin ntes placed n the plat? 27

28 V. AGREEMENTS Is a perfrmance guarantee required? Will maintenance guarantee be required? Have the Schl Cntributin Agreement been reviewed and apprved? Are the schl agreements referenced n the plat? Have the Park Cntributins been reviewed and apprved? MISSING ITEMS SUBMISSION CHECKLIST FOR SUBDIVISION FINAL PLAT 28

29 Lake Cunty Planning, Building and Develpment Department 500 W. Winchester Rd. Unit 101 Libertyville, Illinis Telephne (847) Fax (847) Website: Last amended 11/03/2015 Ntificatin f Prject Team Recmmendatin N Final Plat shall be apprved unless it is fund t be in full cmpliance with all applicable regulatins f Chapter 151 f the Lake Cunty, Illinis Cde f Ordinances (the Lake Cunty Cde) with the apprved Preliminary Plat (if applicable), and all review fees have been paid (Review fees are nt refundable). If the Prject Team recmmends apprval, the recmmendatin shall be accmpanied by the fllwing: 10. Instructins fr btaining Final Plat certificate signatures fr submitting the signed Final Plat Mylar fr final review prir t apprval. 11. Instructins fr executing the cvenants and restrictins and agreements, if any, and fr submitting the executed dcuments fr final review prir t apprval. 12. Instructins fr btaining perfrmance assurances in accrdance with Lake Cunty Cde Subchapter: Subdivisins ( et seq.), and fr submitting the assurances fr final review prir t apprval. 29

30 13. Upn finding that the Final Plat Mylar and any Cvenants, Restrictins, Agreements and assurances are in the prper frm, staff shall prepare a reprt and recmmendatin fr presentatin t the Planning, Building and Zning Cmmittee. The Planning, Building and Develpment Directr als shall place the subdivisin n the agenda f the next regularly scheduled Planning, Building and Zning Cmmittee Meeting and shall ntify the applicant f the date, time and place f said meeting. Staff will present the prpsed Final Plat t the Planning, Building and Zning Cmmittee fr apprval. 14. The petitiner shall then have the sle respnsibility fr recrding the Final Plat and assciated dcuments with the Cunty Recrder and fr paying all csts assciated with the recrding f the dcuments. Upn recrding, the Final Plat shall be kept in the custdy f the cunty. 15. The name, dcument number and recrding date f the Final Plat and each assciated dcument recrded tgether with the plat. 16. The amunt and date f expiratin f the perfrmance assurance. 17. Directins fr cmmencing cnstructin activities, if cnstructin has nt already cmmenced, in accrdance with Lake Cunty Cde Subchapter: Subdivisins ( et seq.); and 18. Any cnditins assciated with apprval f the final plat. If the Prject Team r the Planning, Building and Zning Cmmittee fail t apprve a Final Plat, the applicant may: 3. Amend the Final Plat r btain the additinal infrmatin and dcumentatin requested by the Prject Team r the Planning, Building and Zning Cmmittee and resubmit the subdivisin fr further review in accrdance with the standards f Lake Cunty Cde Subchapter: Subdivisins ( et seq.) 4. Appeal the decisin f the Planning, Building and Zning Cmmittee in accrdance with the standards f Lake Cunty Cde Subchapter: Subdivisins ( et seq.) Lapse f Final Plat Apprval Planning, Building and Zning Cmmittee apprval f the Final Plat shall expire if the Final Plat and assciated dcuments are nt recrded with the Lake Cunty Recrder within 5 (five) days fllwing Planning, Building and Zning Cmmittee apprval. Final Plat Submittal Checklist fr Subdivisins Final Plat dcuments are reviewed fr the purpse f ensuring that the Final Plat, tgether with the ther dcuments that will be recrded t legally create the prpsed subdivisin, are in full cmpliance with the state statutry requirements and all and applicable cunty regulatins. The fllwing infrmatin and dcumentatin shall be required fr the Final Plat submittal and review: vi. vii. Applicatin General Requirements 30

31 viii. Final Plat and plan Infrmatin ix. Cvenants and Restrictins x. Agreements Additinal infrmatin regarding final engineering shuld be reviewed in the Final Engineering Checklist fr Subdivisins as well as the Lake Cunty Cde. I. APPLICATION Cmpleted applicatin fr Preliminary Plat - The applicatin frm may be btained at the Develpment Services Divisin ffice r n the web at II. GENERAL REQUIREMENTS (PER SECTION THROUGH ) Submissin is within 24 mnths f preliminary apprval. Public Infrmatinal meeting has been held. Is cst estimate apprved? IDNR has terminated the endangered species review. Has the natural resurce inventry reprt been cmpleted? A wetland reprt has been submitted. Has wetland jurisdictin been determined? Des the prject brder a state water bdy? Have all access pints r permits fr access been apprved? Have the site capacity calculatins been apprved? Has all required Rad right-f-way been dedicated? Open space areas fr natural resurce are represented and labeled with the lcatin, width and purpses f dedicatins and easements; (drainage, utility, pen space, buffer yards) Have all Health Department requirements been met? Have all required ntes frm the Health Department been added t the Plat? D all lts meet the requirements f the Lake Cunty Cde fr the zning classificatin? III. FINAL PLAT AND PLAN INFORMATION 31

32 Sheet size nt greater than 24 inches 36 inches. A scale f 1 inch equals 50 feet r 1 inch equals 100 feet t prtray the prpsed subdivisin n a single sheet. A graphic scale and a nrth arrw are prvided. Linear dimensins given in feet and decimals f a ft. Area dimensins given in acres r square feet. Sheets are numbered cnsecutively and bund int a package. Each sheet shall have a title blck that shall identify the name f the subdivisin; the title f the sheet; the sheet number and the name, address and telephne number f the develper. The name, address and telephne number f the preparer and the date f riginal design alng with all subsequent revisin dates shall be nted. Is all required Preliminary Plat infrmatin included n the Final Plat? All site data, dimensining and interir plat infrmatin such as; Lt area; Cnsecutive lt numbering; Schl, park and recreatin sites; Fldplain and fld table ntes, elevatins & limits Setback lines (Frnt/Streets) Apprpriate certificatin blcks prvided in the Plat Prcedures Manual. See Lake Cunty Cde: Appendix E Owner s Certificate Surveyr s Certificate Cunty Clerk s Certificate Certificate f the Cunty Engineer Certificate f the Highway Access Authrity Planning Building and Zning Cmmittee Certificate Directr f Planning, Building and Develpment Certificate (if applicable) Certificate f Twnship Highway Cmmissiner (If applicable) Certificate f the Reginal Superintendent f Schls Certificate f the Health Officer (prject n septic and r wells) Certificate f Municipality State f Illinis and Federal. (The apprval r certificate f the Illinis Department f Natural Resurces is required fr any plat brdering bdies f water in which the State f Illinis has any prperty interests.) Plat Submitted By Certificate. The Final Plat is sealed and signed by Surveyr. Has prpsed grading been submitted r apprved? 32

33 A Tile Survey has been submitted. Twenty- ft wide easement fr all strm sewers, drainage swales and verland flw rutes utside the right-f-ways is shwn. All detentin basins are cntained in an easement and labeled... Cmmn pen space and easement fr strmwater detentin purpses. Wetlands and wetland buffers area cntained in a deed restrictin. Fldplains are cntained in a deed restrictin. The layut and design f all prpsed public and private rad rights-f-way; right-f-way widths and cul-de-sac radii; prpsed rad names are shwn. All prpsed public street rights-f-way are labeled as fllws: Hereby Dedicated fr Public Rad Purpses. Any existing public street rights-f-way include dcument number and labeled as fllws: Heretfre Dedicated fr Public Rad Purpsed Per Dcument N.. IV. COVENANTS AND RESTRICTIONS Have all cvenants and restrictins been submitted? D cvenants and restrictins address maintenance and wnership f pen space? Are cvenants & restrictin ntes placed n the plat? V. AGREEMENTS Is a perfrmance guarantee required? Will maintenance guarantee be required? Have the Schl Cntributin Agreement been reviewed and apprved? Are the schl agreements referenced n the plat? Have the Park Cntributins been reviewed and apprved? MISSING ITEMS 33

34 SUBMISSION CHECKLIST FOR SUBDIVISION FINAL ENGINEERING 34

35 Lake Cunty Department f Planning, Building and Develpment 500 W. Winchester Rad, Unit 101 Libertyville, Illinis Telephne (847) Fax (847) Website: Final Engineering Submittal Checklist Fr Subdivisins The Final Engineering Plans and Engineering Reprt are reviewed fr the purpse f ensuring that the layut, design and engineering f a prpsed subdivisin cmplies with all applicable standards f the Lake Cunty, Illinis Cde f Ordinances (Lake Cunty Cde). One f the final prducts f Final Engineering Plans review is an apprved set f cnstructin dcuments fr the prpsed subdivisin. The fllwing infrmatin and dcumentatin shall be required fr submittal and staff review: I. Cmplete applicatin II. Final Plat III. Cvenants and Restrictins IV. Agreements V. Engineering Reprt 35

36 VI. Final Engineering Imprvement Plans I. APPLICATION Cmpleted applicatin fr Preliminary Plat (The applicatin frm may be btained in the ffice f the Develpment Services Divisin). All review fees have been paid (Review fees are nt refundable). II. FINAL PLAT Cmpleted checklist fr Final (The applicatin frm may be btained in the ffice f the Develpment Services Divisin). N changes frm the apprved Preliminary Plat. III. COVENANTS AND RESTRICTIONS A Declaratin f Cvenants and Restrictins shall be required fr all subdivisins, except fr thse that d nt cntain any strmwater management r ther pen space areas that must be cmmnly maintained by a prperty wner s assciatin, as required by Sectins thrugh f the Lake Cunty Cde. The Declaratin f Cvenants and Restrictins are prepared n eight and ne-half inch by eleven inch (8-1/2 X 11 ) paper and include. A table f cntents is prvided in the Cvenants. Plat Reference - Identify the Final Plat by its name and dcument number assigned by the Cunty Recrder. Are cvenants & restrictin ntes placed n the plat? Legal Descriptin is prvided. Duratin and Benefit - State that the cvenants and restrictins shall run with the land and are fr the benefit f all lt r unit wners in the subdivisin, the Assciatin and the cunty. Definitins - Define all applicable perative terms which may include, but are nt limited t, Assciatin, Bard, Bufferyard, Cmmn Area, Cmmn Element, Cmmn Open Space, Cunty, 36