§ IV. Procedure.
a.
Commencement of construction. No grading, building or construction of any kind relating to development of land within the definition of subdivision shall be started except in accordance with these regulations. Construction of improvements shall be in accordance with section III, subdivision f. Construction of buildings and dwellings shall be started only after issuance of building permits and no building permit shall be issued prior to recording of the final plat.
b.
Informal consideration. While the subdivision plan is still in sketch form, the subdivider may consult with the Plan Commission to determine conformity to the Official Plan and the Zoning Ordinance, and compliance with these regulations and with other Village ordinances not in conflict with these regulations.
c.
Preliminary layout. Prior to the completion of the final survey of streets and lots of any subdivision and before any map of the subdivision is made in form suitable for recording, a preliminary layout, prepared in accordance with the regulations set forth herein, should be submitted to the Plan Commission for its review and recommendations. (Also see section V.) In the event a proposed subdivision is one (1) acre or less in area, the subdivider shall have the right to dispense with preparation of the final plat. In such case the fee of paragraph i. of this section shall be payable upon submission of the final plat.
d.
Submission of preliminary layout. An application in writing in quadruplicate for the conditional approval of the subdivision, together with ten (10) prints of the preliminary layout shall be filed with the chairman of the Plan Commission at the Village Hall. The chairman of the Plan Commission will forward copies of the application with prints to the Village Board, the Park Commission and the school boards having jurisdiction in the area involved.
The Plan Commission shall determine whether the preliminary layout is in proper form and shall not receive or consider the application as filed until all documents are in accordance with the requirements set forth herein.
The application is to be accompanied by a statement from the Village Collector that the filing fee has been paid as specified in paragraph i.
e.
Consideration of preliminary layout. The Plan Commission will study the preliminary layout in connection with the Official Plan, the Zoning Ordinance, and the topography of the area, and will take into consideration the general requirements of the community, the particular requirements of the neighborhood, and the best use of the land to be subdivided. Particular attention will be given to specific requirements for parks, playgrounds, school sites, major streets, the adequacy of street connections and the suitability of the land for development.
f.
Action on preliminary layout. The Plan Commission will communicate its conditional approval or its disapproval, in writing, to the subdivider within sixty (60) days of the time at which application for conditional approval is made, giving, in case of conditional approval:
(1)
The specific changes which it will require in the preliminary layout;
(2)
The character and extent of the required public improvement.
g.
Conditional approval of preliminary layout. Conditional approval by the Plan Commission of the preliminary layout does not constitute acceptance of the plat of the proposed subdivision, acceptance of proposed improvements or final agreement as to improvement specifications or costs. It is to be considered only as approval of general layout design.
h.
Effective period of conditional approval. Conditional approval of the preliminary layout shall be effective for a maximum period of twelve (12) months except that submission within this period of a final plat applying to a portion of the area covered by the preliminary layout shall extend the effective period to twenty-four (24) months from the date of submission of the preliminary layout. If a final plat has not been submitted to the Plan Commission within these time limits, the preliminary layout shall again be submitted to the Plan Commission for conditional approval.
i.
Fees.
(1)
Preliminary plat: In order to cover the costs of examining the layout, advertising and holding public hearings, the subdivider shall pay a fee at the time conditional approval is given. Such fee shall be based on the estimated number of lots and shall apply to the costs of final plat approval which is described in subsection 1. Should the petitioner fail to request final plat approval, this fee will be considered as reimbursement for costs incurred by the Village. If, because of the failure of the subdivider to submit a final plat within twelve (12) months after receiving conditional approval of a preliminary plat, it is necessary to resubmit a preliminary plat for conditional approval, the subdivider shall be required to pay the fee currently in effect at the time of resubmission,
(2)
Amount: The fees for preliminary approval of a subdivider shall be charged and collected at the following rates:
Number of Lots
in Subdivision1 to 10 ..... $225.00
11 to 25 ..... 550.00
Over 25 ..... 1,100.00
(Ord. No. 8-1972, 3-28-72)
(3)
Place of payment: Fees shall be paid to the Village Collector at the Village Hall.
(4)
Use: All fees collected for the approval of subdivisions shall be paid into the general corporate fund of the Village of Hazel Crest.
(5)
Separate charge: All fees established by this section are in addition to any sums paid to cover costs of field inspection of construction as required under the provisions of section III, subsection f.
j.
Submission of final plat. After approval of the preliminary layout by the Plan Commission and fulfillment of the required conditions, the subdivider shall apply in writing to the chairman of the Plan Commission for approval of a final plat. The final plat shall conform substantially to the preliminary layout as given conditional approval. The application shall be in duplicate and shall be accompanied by the original inked plat on tracing cloth or vellum, and ten (10) prints. Specifications for the plat and for other documents to accompany the application are given in section V of these regulations. The final plat will not be considered as submitted unless in agreement with specifications and accompanied by required documents.
k.
Hearing. The chairman of the Plan Commission will notify the subdivider or his representative of the time and place at which he will be heard on behalf of his application.
l.
Fees: Final plat. To cover the costs of publications, administration and engineering and architectural review, the subdivider shall pay a fee calculated on the basis of one-half of one (½ of 1) percent of the certified engineer's construction costs estimate of improvements. There will be no refund of any portion of the fee if the subdivider fails to complete construction of the subdivision. Fees shall be paid to the Village Collector at the Village Hall, prior to final approval of the Village Board.
m.
Action on final plat. The Plan Commission will communicate in writing to the subdivider its recommendation for approval of the final plat, or its disapproval, together with the reasons therefor within sixty (60) days after the date on which application for such approval is made. If the Plan Commission approves the final plat, such approval will be entered upon the tracings by signature of the chairman. The tracings shall then be transmitted to the Board of Trustees by the Plan Commission with recommendation for Board approval. Approval by the Board shall be by resolution setting forth all conditions upon which approval is predicated. The Village President shall then sign the tracings, but only after all conditions set forth by the Board have been fully met.
The original tracing shall be transmitted by the Village President for recording by appropriate officials of the County of Cook and after recording, the tracing shall be returned to the Village and filed by the Clerk. Appropriate notifications shall be given the Plan Commission and the subdivider advising Board approval or disapproval and advising document numbers after recording. If the plat is disapproved, the tracings are to be returned to the Plan Commission with statement of reasons.
n.
Approval not acceptance of improvements. Village Board approval of the final plat shall not be deemed to constitute or effect acceptance of any improvements.
o.
Effectiveness of final approval. Approval of the final plat by the Plan Commission and the Village Board shall be null and void if the plat is not acceptable for recording in the office of the Recorder of Deeds of the County of Cook.
p.
Documents. Attendant documents accompanying the final plat are to be forwarded to the Board of Trustees with the tracings and are to be filed by the Village Clerk.