Table of Contents
Section 1 – Scope and Purpose
1.01 Scope and Legal Authority 3
1.02 Title 3
1.03 Application / Exception of Ordinance 3
1.04 Intent and Purpose 3
1.05 Interpretation 4
1.06 Administration 4
1.07 Plat Not Required 4
1.08 Plat Required 5
Section 2 – Rules and
Definitions
2.01 Rules 5
2.02 Definitions 5
Section 3 – Procedure for
Submission and Approval of Plats and Improvement Plans
3.01 Pre-Application Conference 7
3.02 Preliminary Plat Procedures 8
3.03 Preliminary Plat Requirements 8
3.04
3.05
3.06 County Health Department Review (Preliminary
Plat) 10
3.07
3.08 Subdivision and Planning Committee Review
(Preliminary Plat) 10
3.09
3.10 Improvement Plan Procedures 12
3.11 Improvement Plan Requirements 12
3.12
3.13 Final Plat Procedures 13
3.14 Final Plat Requirements 14
3.15
3.16
3.17 County Health Department Review (Final
Plat) 17
3.18 Subdivision and Planning Committee Review
(Final Plat) 17
3.19
3.20 Minor Subdivisions 19
3.21 Recording 19
3.22 Illegal Plats and Subdivisions &
Penalties 19
3.23 Fees and Securities 20
Section 4 Subdivision Design and Layout
4.01 General Requirements 22
4.02 Streets and Alleys 22
4.03 Dimensional Standards 24
Section 5 – Required Improvements
5.01 General Requirements 27
5.02 Streets 28
5.03 Monuments 30
5.04 Storm Drains 31
5.05 Sewage Disposal 32
5.06 Water Supply 33
5.07 Streets Signs 33
5.08 Inspection 33
5.09 Building Permit 33
5.10 When Effective 34
Section 6 – Appendices
6.01 Subdivider Checklist - Major Subdivision 36
6.02 Subdivider Checklist - Minor Subdivision 40
6.03 Application for Preliminary Plat Approval 44
6.04 Typical Preliminary Plat 47
6.05 Application for Final Plat Approval 49
6.06 Typical Final Plat 52
6.07 Letters of Credit 54
6.08 Design
Recommendations 57
Section 1 – Scope and
Purpose
Section 1.01 Scope and Legal Authority
For the purpose of
controlling future development of the
The rules and regulation
governing plats and subdivision of land contained herein shall apply within the
county as permitted by State Statutes. In the event of overlapping jurisdiction
within the project area, the extent of jurisdiction shall be determined and
agreed upon between the county and the municipality or municipalities
concerned. Except in the case of resubdivision, this Ordinance shall not apply
to any lot or lots forming a part of a subdivision recorded in the office of
the County Recorder of Deeds prior to the effective date of this Ordinance,
this Ordinance does not intend to repeal, annul or in any way impair or
interfere with existing provisions of other laws or ordinances except to those
specifically repealed by, or in conflict with this Ordinance, or with
restrictive covenants imposed or required by such existing provisions of law,
or restrictive covenants, the provisions of this Ordinance shall control.
Section 1.02 Title
This Ordinance shall be known
and may be cited and referred to as the Amended Subdivision Regulations for the
Section 1.03 Application / Exception of Ordinance
From and after the passage of
this Ordinance, no plat of any subdivision shall be valid nor entitled to be
recorded unless and until same has been approved by the Macoupin County Board,
in accordance with the procedure hereinafter provided; and no plat of any
subdivision shall be approved without compliance with the standards of design
and improvements required as hereinafter set forth.
The exercise of plat approval
power by the
Section 1.04 Intent and Purpose
This Ordinance is adopted for
the following purposes:
1.
To provide one of
several means for carrying out the intent of the evolving comprehensive plan
and thus ensure sound, harmonious development and county growth.
2.
To provide a
procedure for attaining sound working relationship between the County and
developer and to safeguard the interests of the homeowner, the subdivider, the
investor and the County.
3.
To ensure that
the cost of design and installation of improvements in a new platted
subdivision be borne by the developer.
4.
To secure the
rights of the public with respect to public land and waters.
5.
To improve land
records by establishing standards for surveys and plats.
Section 1.05 Interpretation
1.
Where the
conditions imposed by any provision of this Ordinance upon the use of land are
either more restrictive or less restrictive than comparable conditions imposed
by any other provision of this Ordinance or of any other official policy, law,
ordinance, resolution, rules, or regulation of any kind, the regulations which
are more restrictive, or which impose higher standards or requirements, shall
govern.
2.
If any article,
section, subsection, sentence, clause, phase, or portion of this Ordinance is
for any reason held invalid or unconstitutional by any court of competent
jurisdiction, such portion shall be deemed a separate, distinct, and
independent provision and such holding shall not affect the validity of the remaining
portions of this Ordinance.
Section 1.06 Administration
This ordinance shall be
administered by the Macoupin County Board as defined herein. The
Section 1.07 Plat Not Required
The following shall not be
considered a subdivision and shall be exempt from the requirements of this
Ordinance.
1. The
division or subdivision of land into parcels of tracts of five (5) acres or
more in size which does not involve any new streets, alleys or easements of
access;
2. The
subdivision of lots or blocks of less than one (1) acre in any recorded
subdivision which does not involve any new streets, alleys or easements of
access;
3. The
sale or exchange of parcels of land between owners of adjoining and contiguous
land;
4. The
conveyance of parcels of land or interests therein for use as a right-of-way
for railroads or other public utility facilities and other pipe lines which
does not involve any new streets, alleys or easements of access;
5. The
conveyance of land owned by a railroad or other public utility which does not
involve any new streets, alleys or easements of access;
6. The
conveyance of land for highway or other public purposes of grants or
conveyances relating to the dedication of land for public use or instruments
relating to the vacation of land impressed with a public use;
7. Conveyances made to correct
descriptions in prior conveyances;
8. The
sale or exchange of parcels or tracts of land following the division into no
more than two (2) parts of a particular parcel or tract of land existing on
July 17, 1959 and not involving any new streets, alleys or easements of access.
9. The
sale of a single lot of less than five (5) acres from a larger tract when a
survey is made by a registered surveyor; provided, however, that this exemption
shall not apply to the sale of any subsequent lots from the same larger tract
of land, as determined by the dimensions and configuration of the larger tract
on October 1, 1973.
Section 1.08 Plat Required
The Macoupin County Board may
require compliance with the Plat Act when substantial development affecting the
general health, welfare and well-being warrants such compliance. Reference is
hereby made to Section 1.4 Intent and Purpose.
Whenever the owner of land
subdivides it into two or more parts, any of which is less than five acres, he
must have it surveyed and a plat thereof made by a
Section 2 – Rules and
Definitions
Section 2.01 Rules
The rules and definitions
contained in this section shall be observed and applied in the interpretation
of all other sections therein, except when the context clearly indicates
otherwise.
1. Words
used in the present tense shall include the future; and words used in the
singular number shall include the plural number, and the plural the singular.
2. The word “shall” is mandatory and not
discretionary.
3. The word “may” is permissive.
Section 2.02 Definitions
Alley
A narrow, dedicated road.
More commonly, a way through the middle of a block giving access to the rear of
properties.
Building Line
County
Whenever the word “County” is
used in this Ordinance, it shall be deemed to refer to the
Crosswalks
Crosswalks shall mean a strip
of land dedicated to public use, and which is reserved across a block to
provide pedestrian access to adjacent areas.
Cul-de-sac
A dead-end street which
widens sufficiently at the end to permit an automobile to make a “U” turn.
Easement
An interest in land owned by
another person, consisting of the right to use or control the land, or an area
above or below it, for a specific limited purpose.
Highway
A general term denoting a
public way for purposes of vehicular travel, including the entire area within
the right-of-way.
Improvement Plans
The engineering plans showing
types of materials and construction details for the physical structures and
facilities to be installed in, or in conjunction with, the subdivision.
Intersection
The general area where two or
more highways or streets join or cross within which are included the roadway
and roadside facilities for traffic.
A plot of land, generally in
a subdivision of a city, town, or village block, or some other distinct tract,
represented and identified by a recorded plat.
Parcel
Generally refers to a piece
of land that cannot be designated by lot number.
Subdivision and Planning
Committee
The words “Subdivision and
Planning Committee” used in this Ordinance shall refer to the Subdivision and
Planning Committee of the
Plat
A diagram drawn to scale
showing all essential data pertaining to the boundaries and subdivisions of a
tract of land, as determined by survey or protraction. A plat should show all
data required for a complete and accurate description of the land which it
delineates, including the bearings and lengths of the boundaries of each
subdivision.
Plat, Final
A formal, detailed drawing
completed and certified by a Licensed Professional Land Surveyor. It must
conform substantially to the preliminary plat which as been approved by the
Plat, Preliminary
A conceptual, drawing
completed by a Licensed Professional Land Surveyor, showing general information
on proposed and existing street right-of-ways, easements, lot size and
configuration and the location of proposed and existing utilities, and typical
road cross-sections. Preliminary Plats are not intended to address and answer
all design issues; the purpose of a Preliminary Plat is to raise concerns from
county officials which need to be addressed in the Improvement Plans.
Plat Officer
“Plat Officer” shall mean a
person designated by the Chairman of the
Right-of-Way
Any strip or area of land
granted by deed or easement for the construction and maintenance of streets and
other roads.
Roadway
The paved part of a highway,
including shoulders, for vehicular use, and not the right-of-way width.
Street or Road
A right-of-way, other than an
alley, dedicated or otherwise legally established for the public use, usually
affording the principal means of access to abutting property.
Collector
Street
of
traffic from local streets to arterial streets or area service highways.
Local
Street
for
access to abutting property.
Marginal
A
minor street roughly paralleling an arterial street or highway used for
access
to abutting lots.
Subdivision, Major
The division of land in two
or more lots for the purpose, whether immediate or future, of transfer of
ownership or building development, including all public streets, alleys,
easements for public service facilities, parks, playgrounds, school grounds or
other public grounds.
Subdivision, Minor
The division of land in two
but not more than four lots, all of which front upon an existing road and not
involving any new right-of-ways, easements or other provision for public areas
and facilities.
Section 3 – Procedure
for Submission and Approval of
Plats and Improvement
Plans
Section 3.01 Pre-Application Conference
Before submitting a
preliminary plat the applicant is encouraged to confer with the Plat Officer to
obtain information and guidance before entering into binding commitments or
incurring substantial expense in the preparation of detailed plats, surveys and
other data. The applicant is further encouraged to consult with city officials,
county officials, public utility companies, school districts, fire districts,
levee districts, road districts and other agencies or districts concerning the
availability of services and facilities in the area proposed to be subdivided.
The applicant is urged to
consult with the
Section 3.02 Preliminary Plat Procedures
A subdivider desiring to
subdivide a parcel of land shall file an application with the Plat Officer
thirty (30) calendar days prior to the Subdivision and Planning Committee
meeting in which the subdivider wishes their application to be heard. Such application shall include the following:
1.
Fourteen (14)
copies of the Application for Preliminary Plat Approval, located in Section
6.03, and proposed Protective Covenants and Restrictions, if any.
2.
Fourteen (14)
copies of the Preliminary Plat and other necessary documentation in accordance
with the requirements of Section 3.03.
3.
The appropriate
submittal fees, as defined in Section 3.23.
The Plat Officer shall review
the application to determine whether or not it contains the required items. If
the application is found to be incomplete, the Plat Officer shall return it to
the applicant with an explanation of what items are missing. Upon receipt of a
complete application, the Plat Officer shall forward one copy to the
Section 3.03 Preliminary Plat Requirements
The preliminary plat to be
provided by the subdivider shall meet and include the following information:
1.
Name under which
the proposed subdivision is to be recorded.
2.
Small vicinity
map showing the relation of the proposed subdivision to existing community
facilities which serve or influence it.
3.
Names and
addresses of the owner, subdivider, and the Professional Land Surveyor who
prepared the Preliminary Plat.
4.
Existing and
proposed streets, alleys and rights-of-way on and adjoining the site of
proposed subdivision, showing the names and right-of-way widths. Location of
pavement, curbs, sidewalks, crosswalks, planting strips and other pertinent
data.
5.
Existing boundary
lines, showing their lengths and directions.
6.
All lot lines
adjacent to and abutting the subdivision, and identification of adjoining lots.
7.
Layout of
proposed lots, showing their approximate dimensions, number of lots and their
approximate area and identifying lot number.
8.
Areas of land
proposed to be dedicated or reserved for schools, playgrounds or other public,
semi-public or community purposes.
9.
Location of
existing public utilities and drainage ways or facilities within or adjoining
the proposed subdivision.
10.
Easements,
existing and proposed, showing location, widths and purposes.
11.
The gross and net
area of the proposed subdivision, the area of street right-of-way, and the area
of any parcels reserved for the common use of the property owners within the
subdivision or for public use.
12.
For land that
slopes less than one-half percent, show contours at one foot intervals; for
land that slopes more than one-half percent show contours at two foot
intervals.
13.
Location of major
water courses, ponding areas, natural drainage ways and flood hazard areas.
14.
Preliminary Plat
shall be drawn to a scale no smaller than one hundred feet to an inch.
15.
North arrow and
date.
16.
Whenever a large
tract is intended to be developed in stages, and only a part of that tract is
to be submitted for Final Plat approval, a Preliminary Plat for subdivision of
the entire tract shall be submitted with notation made of the part to be next
submitted for final approval.
17.
When private
sewage disposal systems are required, a soils report prepared by a Licensed
Soil Classifier shall be submitted with the Preliminary Plat.
18.
When private
sewage disposal systems are required, a statement of the type of proposed
private sewage disposal system to be installed shall be noted on the
Preliminary Plat.
19.
For minimum lot
size see Section 5.05.
20.
Certificates
required. The following certificates shall be shown on the Preliminary Plat:
(a)
A Subdivision and
Planning Committee certificate in the following form:
Subdivision
and Planning Certificate
I, , Chairperson of the
Subdivision and Planning Committee of Macoupin County, hereby certify that this
Preliminary Plat meets the requirements of the Macoupin County Subdivision Ordinance,
and was recommended by the Subdivision and Planning Committee on , 20 .
(b)
A Macoupin County
Board certificate in the following form:
Macoupin
I, , Chairperson of the
Macoupin County Board, hereby certify that this Preliminary Plat meets the
requirements of the Macoupin County Subdivision Ordinance, and was approved by
the Macoupin County Board
on , 20 .
Section 3.04
The
Section 3.05
The
Section 3.06 County Health Department Review
(Preliminary Plat)
The County Health Department
shall review the Preliminary Plat and associated documents submitted to them by
the Plat Officer and shall return a copy of the application to the Plat Officer
along with any comments in writing within fifteen (15) calendar days of
receipt.
Section 3.07
The
Section 3.08 Subdivision and Planning Committee Review
(Preliminary Plat)
The Plat Officer shall, upon
receipt, forward to the Chairperson of the Subdivision and Planning Committee
the following:
1.
Eight (8) copies
of the application and the Preliminary Plat and associated documents.
2.
Eight (8) copies
of comments submitted to him/her by the
3.
Eight (8) copies
of comments submitted to him/her by the
4.
Eight (8) copies
of comments submitted to him/her by the County Health Department under Section
3.06.
5.
Eight (8) copies
of comments submitted to him/her by the
The Chairperson of the
Subdivision and Planning Committee, upon receipt shall submit one copy each of
the five foregoing documents to the members of the Subdivision and Planning
Committee and place the Proposed Subdivision on the agenda for the next
regularly scheduled Subdivision and Planning Committee meeting.
The members of the
Subdivision and Planning Committee upon receipt shall review the foregoing
documents submitted to them by the Chairperson of the Subdivision and Planning
Committee, and have ready comments in writing to be submitted and discussed at
the next regularly scheduled Subdivision and Planning Committee meeting.
The Subdivision and Planning
Committee shall at the next regularly scheduled Subdivision and Planning
Committee meeting discuss the Proposed Subdivision and determine whether the
Preliminary Plat shall be recommended as submitted, shall be recommended
subject to certain conditions or modifications, or shall not be recommended.
If the Preliminary Plat is
NOT RECOMMENDED, the Subdivision and Planning Committee shall furnish within
thirty (30) calendar days a written statement to the applicant specifying the
reasons for disapproval.
If the Preliminary Plat is
RECOMMENDED CONDITIONALLY, the Subdivision and Planning Committee shall submit
one copy of the endorsed Preliminary Plat recommending to the
If the Preliminary Plat is
RECOMMENDED, the Subdivision and Planning Committee shall submit one copy of
the endorsed Preliminary Plat recommending to the
Section 3.09
The County Board shall at the
next regularly scheduled Board meeting review the Proposed Subdivision and
determine whether the Preliminary Plat, along with the recommendation from the
Subdivision and Planning Committee, shall be approved as submitted, shall be
approved subject to certain conditions or modifications, or shall be
disapproved.
If the Preliminary Plat is
DISAPPROVED, the
If the Preliminary Plat is
APPROVED CONDITIONALLY, the
If the Preliminary Plat is
APPROVED, the
Section 3.10 Improvement Plan Procedures
After the preliminary plat is
approved, Improvement Plans shall be approved by the
A subdivider desiring to
secure formal action on the Improvements Plans must submit the following:
1.