Administrative Rules
of the
SUBDIVISION REGULATIONS
CITY OF PARK RIDGE
ILLINOIS
Pursuant to Subdivision Regulations Section 1.F, the Director of the Department of Community Preservation and
Development adopts the following administrative rules that shall govern the procedure for processing subdivision
applications.
Revised September 2004
Administrative Rules
A. General Rules for Subdivision Submittals
1.
All subdivision applications, plats and related documents must be prepared in compliance with the Park
Ridge Subdivision Regulations (Municipal Code, Article 6, Chapter 2, of Park Ridge) and applicable
sections of the Zoning Ordinance.
2.
All subdivision applications, plats and related documents must be submitted to the Department of
Community Preservation and Development of Park Ridge (Department), in accordance with the procedures
listed in C, D, E or F below.
3.
The Department shall serve as the administrative agency for processing all subdivision applications. The
Director of the Department (Director) will either review and take final action on Administrative
Subdivisions (Subdivision Regulations, Section 1.G); or forward all other subdivisions to the Planning and
Zoning Commission of Park Ridge (Commission) for review, and then the City Council of Park Ridge
(Council) for review and final action (Subdivision Regulations, Sections 1.H and 1.K), as necessary.
4.
Once action is taken on a subdivision, the applicant will be contacted by the Department to make
corrections, obtain appropriate signatures and record the subdivision with the Cook County Recorder of
Deeds.
B. Pre-Application Conference for All Subdivisions
A pre-application conference is not required but may be requested by either the applicant, the Department, or the
Director, as necessary, prior to submitting documents for subdivision review.
C. Administrative Plat Submittal Procedures
Administrative Plats of Subdivision (refer to Subdivision Regulations, Section 1.G), shall be:
1.
Prepared in compliance with the Final Plat Data Requirements (Subdivision Regulations, Sections 2.F.1, 2
and 3) and appropriate sections of the Zoning Ordinance;
2.
Prepared with the following minimum certifications, samples of which are provided at the end of these
Adminis trative Rules: Subdivision Regulations, Sections 2.F.4.a, c, d, e, f, i and j (only if utility easements
are present);
3.
Submitted in accordance with the Minimum Filing Requirements listed at the end of these Administrative
Rules; and
4.
Processed and reviewed by staff within two weeks of receiving a complete submission. Once staff reviews
the subdivision, it will be returned to the applicant for corrections, signatures and recording.
D. Minor Plat Submittal Procedures
Minor Plats of Subdivision (refer to Subdivision Regulations, Section 1.H), shall be prepared, submitted and
reviewed in accordance with the Preliminary Plat Submittal Procedures in D below, except that it must be
prepared in compliance with the Final Plat Data Requirements and Certifications (Subdivision Regulations,
Sections 2.F).
E. Preliminary Plat Submittal Procedures
Preliminary Plats of Subdivision (refer to Subdivision Regulations, Section 2.B, C and D), shall be:
1.
Submitted in accordance with the Minimum Filing Requirements listed at the end of these Administrative
Rules;
2.
Submitted to the Department by 12:00 p.m. on the first working day of a particular month to be considered
by the Commission at its regular meeting on the fourth Monday of that same month. Submissions received
after the deadline shall appear at the Commission’s next regular meeting the following month;
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3.
4.
5.
Prepared in accordance with the following standards:
a.
Dimensions, including property boundaries, shall be in feet and decimals;
b.
Lot size shall be shown on each new lot in square feet to the closest decimal point;
c.
Scale shall be one (1) inch equals one hundred (100) feet, one (1) inch equals fifty (50) feet, one (1)
inch equals twenty (20) feet, or to another scale deemed appropriate by the Department;
d.
Each sheet shall be numbered and show its relationship to the total number of sheets;
e.
Where any revision is made, or when the Plat is a resubdivision of a previously approved Plat, dotted
lines shall be used to show features or locations to be abandoned and solid lines to show the presently
proposed features; and
f.
Contain an adequate legend so as to clearly indicate existing and proposed features.
Once the Plat and other submittal materials are received, the Department will review the submission for
completeness. Incomplete submissions will be returned to the applicant for corrections. Once the
submission is complete, the Department shall:
a.
Prepare a case file for the subdivision;
b.
Distribute a copy of the Preliminary Plat and all supporting documents to other City departments for
review, with a request that comments be received within two (2) weeks;
c.
Prepare a staff report evaluating the proposed subdivision based on the requirements in the
Subdivision Regulations and Zoning Ordinance and comments received from City departments; and
d.
Distribute the Preliminary Plat, all supporting documents, the staff report and comments from the other
departments to the Commission for review.
Once the Commission receives the materials from the applicant and staff concerning the proposed
subdivision, the Commission shall proceed in the following manner consistent with all cases appearing at
its regular meetings:
a.
Review all materials concerning the proposed subdivision;
b.
Hear the presentation by the applicant and any comments from the audience concerning the proposed
subdivision;
c.
Evaluate the proposed subdivision based on the materials provided by the applicant and staff; the
presentation by the applicant; comments from the audience; and its compliance with the Subdivision
Regulations, the Zoning Ordinance and Comprehensive Plan; and
d.
Recommend approval or approval with modifications to the Council, or deny the Preliminary Plat
within ninety (90) days from the date the application for subdivision is first placed on the Commission
agenda for review.
(1) If the Commission recommends approval or approval with modifications of the Preliminary Plat, the
approval is tentative and involves the general acceptability of the layout submitted, and shall in no
way constitute appro val of the Final Plat. It must be reviewed and acted upon by the Council.
(2) If the Commission denies the Preliminary Plat, this constitutes a final action. The Council does
not review the Plat and a Final Plat may not be pursued.
6.
The Department shall notify the applicant in writing of the Commission’s decision, including modifications
required by the Commission for approval or the reasons for denial.
7.
If the Commission recommends approval or approval with modifications of the Preliminary Plat to the
Council, the Department will forward the Preliminary Plat, all supporting documents, the staff report, and
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comments and minutes from the Commission meeting to the Council for review and action. The Council
may either approve or deny the proposed subdivision.
a.
If the Council recommends approval or approval with modifications of the Preliminary Plat, the approval
is tentative and involves the general acceptability of the layout submitted, and shall in no way constitute
approval of the Final Plat.
b. If the Council denies the Preliminary Plat, this constitutes a final action.
8.
The Preliminary Plat approval is valid for a maximum of one (1) year, with additional periods being allowed
only if approved by the Commission and documented in writing. The Preliminary Plat approval shall be void
and the applicant shall be required to resubmit a new Preliminary Plat if an acceptable Final Plat is not
reviewed by the Commission within this time frame.
Where provisions have been approved for a staged development of the subdivision, including time
limitations for each stage, the one (1) year deadline for the submission of a Final Plat shall only apply to
the portion(s) of the subdivision agreed upon by the Commission within that time frame.
9.
The Department shall notify the applicant in writing of the Council’s decision, including modifications
required by the Council for approval or the reasons for denial.
F. Final Plat Submittal Procedures
Final Plats of Subdivision (refer to Subdivision Regulations, Section 2.F, G, I, J and K), shall be:
1.
Submitted in accordance with the Minimum Filing Requirements listed at the end of these Administrative
Rules;
2.
Submitted to the Department by 12:00 p.m. on the first working day of a particular month to be considered
by the Commission at its regular meeting on the fourth Monday of that same month. Submissions received
after the deadline shall appear at the Commission’s next regular meeting the following month;
3.
Prepared in accordance with the following standards:
a.
Paper and mylar or velum sizes shall be no larger than 30 inches x 36 inches;
b.
Dimensions, including property boundaries, shall be in feet and decimal parts, and contain bearings in
degrees, minutes and seconds;
c.
Lot size shall be shown on each new lot in square feet to the closest decimal point;
d.
The scale of the Final Plat shall be one (1) inch equals one hundred (100) feet, one (1) inch equals fifty
(50) feet, one (1) inch equals twenty (20) feet or to another scale deemed appropriate by the
Department;
e.
When more than one sheet is required, an index sheet shall be submitted showing the entire
subdivision drawn to an appropriate scale, and all sheets shall be in the same size;
f.
Where the Final Plat is a resubdivision of a previously approved Plat, dotted lines shall be used to
show features or locations to be abandoned and solid lines to show the proposed features;
g.
Contain an adequate legend so as to clearly indicate existing and proposed features;
h.
Certified by a Registered Engineer or Registered Land Surveyor; and
i.
Express in feet and hundredths of a foot all linear and angular dimensions for locating the boundaries
of the subdivisions, lots, streets, alleys, and public and private easements; express angular
measurements by degrees; express curve data by a curve table on the face of the Plat with each curve
being tabulated and numbered to correspond with the respective numbered curves shown throughout
the Plat; determine both linear and angular dimensions by an accurate control survey in the field which
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shall be checked for closure and must balance and close within 1 to 10,000; and base horizontal
control on data approved by the City Engineer.
4.
Where provisions have been approved for a staged development of the subdivision, the applicant may
submit a Final Plat for only the portion(s) of the approved Preliminary Plat that the applicant proposes to
record at that time.
5.
Once the Plat and other submittal materials are received, the Department will review the submission for
completeness. Incomplete submissions will be returned to the applicant for corrections. Once the
submission is complete, the Department shall:
6.
a.
Prepare a case file for the subdivision;
b.
Distribute a copy of the Final Plat and all supporting documents to other City departments for review,
with a request that comments be received within two (2) weeks;
c.
Prepare a staff report evaluating the proposed subdivision based on the requirements in the
Subdivision Regulations and Zoning Ordinance and comments received from City departments; and
d.
Distribute the Final Plat, all supporting documents, the staff report and comments from the other
departments to the Commission for review.
Once the Commission receives the materials from the applicant and staff concerning the proposed
subdivision, the Commission shall proceed in the following manner consistent with all cases appearing at
its regular meetings:
a.
Review all materials concerning the proposed subdivision;
b.
Hear the presentation by the applicant and any comments from the audience concerning the proposed
subdivis ion;
c.
Evaluate the proposed subdivision based on the materials provided by the applicant and staff; the
presentation by the applicant; comments from the audience; and its compliance with the Subdivision
Regulations, the Zoning Ordinance and Comprehensive Plan; and
d.
Recommend approval or approval with modifications to the Council, or deny the Final Plat within
ninety (90) days from the date the application for subdivision is received and accepted by the
Department.
(1) If the Commission recommends approval or approval with modifications of the Preliminary Plat, it
must be reviewed and acted upon by the Council.
(2) If the Commission denies the Final Plat, this constitutes a final action. The Council does not
review the Plat.
7.
The Department shall notify the applicant in writing of the Commission’s decision, including modifications
required by the Commission for approval or the reasons for denial.
8.
If the Commission recommends approval or approval with modifications of the Final Plat to the Council,
the Department will forward the Final Plat, all supporting documents, the staff report, and comments and
minutes from the Commission meeting to the Council for review and action. The Council may either
approve or deny the proposed subdivision.
a.
If the Council recommends approval or approval with modifications of the Final Plat, this is a final
action.
b. If the Council denies the Final Plat, this constitutes a final action.
9.
The Department shall notify the applicant in writing of the Council’s decision, including modifications
required by the Council for approval or the reasons for denial.
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10. Once the Council approves the Final Plat, the applicant is responsible for making all required corrections to
the Plat and return to the Department for review.
11. After the Department has reviewed the corrections on the Final Plat, the applicant shall place it on a mylar
or velum suitable for reproduction and filing with the Cook County Recorder of Deeds.
12. The applicant shall obtain all owner, mortgage holder and utility easement signatures, where required, on
the Final Plat mylar.
13. Once the signatures required by the applicant have been obtained on the Final Plat, the applicant shall
submit the mylar for the required City signatures and one (1) black or blue line copy of the mylar for the
City files to the Department.
14. After the Department has obtained the required City signatures, the Department will contact the applicant
to pick up the Final Plat mylar and record it with the Cook County Recorder of Deeds. The Department
will provide further instructions as to how to record the Plat at this time.
15. Once the applicant records the Final Plat, the applicant shall provide a recorded copy and receipt of
recording to the Department.
16. The Cook County Recorder of Deeds will return the mylar directly to the Department at a later date to be
maintained permanently in the City’s subdivision files.
G. Fees
1.
Subdivision Regulations:
A fee of $5.00 shall be charged for each copy of the Subdivision Regulations. The Regulations shall
include a copy of these Administrative Rules and the subdivision application.
These documents are also available for free on the City’s web site at www.parkridge.us.
2.
Plat Fees
A fee $250.00 for the first proposed lot and $50 for each additional lot is required at the time the
subdivision, application and all related documents are submitted to the Department. Fees apply only to
Administrative Subdivisions, Minor Subdivisions and Preliminary Plats. No fee is required for Final Plats.
Fees are payable to the City of Park Ridge.
H. Specifications
Design specifications for all public improvements, as defined in Subdivision Regulations, Sections 3.A, B and
C, are available from the Public Works Department, 505 Butler Place, Park Ridge, Illinois, 60068, or (847) 3185227.
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Certifications for Subdivisions
The following sample certifications and signature blocks shall appear on all Plats of Subdivision, where applicable.
Please refer to Subdivision Regulations Sections 2.F.4, 2.H and 2.I to determine which certifications are applicable.
Certificate of Ownership and Dedication
I (we or name of Corporation) do hereby certify that I (we) are the legal and true owners of the property shown
and described hereon, and that I (we) adopt the Plan of Subdivision and establish the minimum building
restriction lines shown hereon.
I (we) do hereby dedicate all utility easements and drainage areas unto the Mayor and City Council of Park
Ridge, Illinois, and reserve the fee simple title to all rights-of-way, streets, alleys, open spaces and other public
sites shown hereon.
I (we) do hereby offer to dedicate said areas and all public utility systems therein to the Mayor and City Council
of Park Ridge, Illinois, for the use of the public in general. Said offer shall not be deemed to be accepted by the
City until said offer is formally accepted in the manner prescribed in the Subdivision Regulations.
This deed and agreement of dedication shall be binding upon my (our) grantees, assigns, successors, heirs, and
personal representatives and all parties and interests thereto have hereunto affixed their signatures indicating
their assent to this Subdivision.
(Add this statement on school districts only when new lots are being created)
I (we) further certify that I (we) have completed a search for the Public School District(s) within which the
property is located and (it is) (they are) as follows:
List School Districts
WITNESS our hands and seals this
day of
, 20
Owner(s)
Notary Certification (for Ownership Certificate)
STATE OF ILLINOIS
)
)
SS
COUNTY OF COOK )
I,
, a notary public in and for said county in the state aforesaid, do hereby
certify that
and
,
a
corporation, personally known to me to be the same persons whose names are subscribed to the foregoing
instrument as such officers, appeared before me this day in person and acknowledged the execution of the
foregoing instrument as their free and voluntary act and as the free and voluntary act of said corporation for the
uses and purposes therein set forth and that the said secretary did then affix the corporate seal of said
corporation to said instrument as (his/her) own free and voluntary act and as the free and voluntary act of said
corporation for the uses and therein set forth.
Given under my hand and notary seal this
day of
, A.D. 20
.
(Seal)
Notary Public
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Certificate of Mortgage Holder, if applicable (varies depending upon mortgage holder)
Varies depending upon Mortgage Holder.
Surveyor Certificate of Accuracy
I,
, a Registered Illinois Land Surveyor, do hereby certify that I have
surveyed and subdivided the property as hereon described, and that the plat hereon drawn is a correct
representation of said survey and subdivision.
I further certify that the described property is within the corporate limits of the City of Park Ridge, Illinois and
1) is not located within a flood hazard area, in accordance with the Federal Emergency Management Agency
flood zone maps, as shown on Community Panel Number ____________, with an effective date of
____________.
OR
2) is within a floodplain or Federal Emergency Management Agency flood zone, as shown on Community Panel
Numb er ____________, with an effective date of ____________.
(Seal)
Date
Registered Illinois Land Surveyor
Certificate of City Engineer
I hereby certify that all required streets and Public improvements have been constructed and/or installed in
accordance with City specifications, and have been dedicated and accepted by the City of Park Ridge, Illinois, in
the manner prescribed in the Subdivision Regulations.
Date
City Engineer
Certificate of the Community Preservation and Development Director
I hereby certify that the process of subdivision approval is in full compliance with the Subdivision Regulations
of the City of Park Ridge, Illinois, and I hereby authorize the Final Plat for recording with the Cook County
Recorder of Deeds.
____________________
Date
Community Preservation and Development Director
Certificate of Finance Director (use only if required public improvements have not been completed or installed
and a bond is to be posted with the City of Park Ridge).
I hereby certify that a bond, in the amount determined by the City Engineer, has been posted with the City of
Park Ridge guaranteeing completion of all required public improvements and assuring satisfactory performance
of said public improvements for a period of not less than one (1) year.
Date
Finance Director
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Certificate of the Planning and Zoning Commission
I hereby certify that the subdivision, which was approved by the Planning and Zoning Commission on the
day of
, 20
, is in full compliance with the Subdivision Regulations of the
City of Park Ridge, Illinois. I hereby authorize the Final Plat for recording with the Cook County Recorder of
Deeds.
Planning and Zoning Commission
Date
Chairman
Certificate of the City Council and City Clerk
I hereby certify that the subdivision, which was approved by the City Council of the City of Park Ridge on the
________ day of _________, 20___ , is in full compliance with the Subdivision Regulations of the City of
Park Ridge, Illinois. I hereby authorize the Final Plat for recording with the Cook County Recorder of Deeds.
___________________
Date
Mayor
Attest: City Clerk
Covenants, Easements and Restrictions (used only required)
Sample statements provided as necessary.
Signatures lines required for each private utility company.
Easement Provisions and signatures only required for new easements. Where the easement is already
established, “existing” must be printed in the easement.
Certificate of the Cook County Clerk
Provided by the Cook County Clerk.
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Minimum Filing Requirements for All Subdivisions
All Subdivision applications must be accompanied by the following documentation.
1.
Subdivision Application shall contain all required information and the appropriate signature.
2.
Proof of ownership for the subject property or properties, consisting of a warranty deed, title certificate or
title insurance verification (photocopy acceptable). If the applicant is not the owner, a signed statement by
the owner must be submitted certifying that the owner acknowledges the application.
3.
Plat of Survey of the parcel or parcels of land comprising the subject property. The Plat should be to
scale, show the actual dimensions of the property boundaries, show all existing structures, show all parcels
or lots contained within, and drawn in accordance with the recorded plat of such land.
4.
Survey of front yard setbacks along the same block as the property, which is to be performed and
certified by a surveyor. The average setback of the block is determined by calculating all the setbacks on
the block, except for that of the subject property.
5.
Plat of Subdivision prepared in accordance with the Subdivision Regulations. One copy should be to scale
and another copy should be reduced to 8 ½ inches x 11 inches. Administrative and Minor Subdivisions
require only a Final Plat of Resubdivision (and not a Preliminary Plat) to be prepared in accordance with
Final Plat Data Requirements (Subdivision Regulations, Section 2.F.1, 2 and 3).
Submit only an unsigned black or blue line copy at this time. Instructions will be given as to when the
mylar or velum shall be signed and submitted.
6.
Fees are $250.00 for the first proposed lot and $50 for each additional lot. Fees apply to Administrative
Subdivisions, Minor Subdivisions and Preliminary Plats. No fee is required for Final Plats.
7.
Any other information or documentation as may be required by the Department.
8.
Copies - the following number of copies are to be submitted:
Administrative Subdivisions: one (1) copy of all required documents.
Minor Plats, Preliminary Plats and Final Plats: seventeen (17) copies of all required documents.
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