A subdivision plat is a scaled drawing of a division of land showing the boundaries of the lot created. Platting enables a land owner to divide property in a manner that is efficient, environmentally sound, compatible with the County's Comprehensive Plan, and in accordance with local (municipal) plans and policies. A subdivision plat is typically required when a parcel of land is subdivided into parcels containing less than five (5) acres. There are two subdivision classifications. They are:
Minor Subdivision - A division of a parcel of land into not more than five lots, for the purpose of transfer of ownership or possession or building development and not involving any new streets, roads, or extension of municipal facilities (sewer, water, etc.)
Major Subdivision -
A. Country Subdivision - Any subdivision which is located outside of one and one-half miles of the corporate limits of a city or village.
B. Urban Subdivision - Any subdivision which is within one and one-half miles of the corporate limits of a city or village with a sanitary sewer treatment facility, subdivisions containing multi-family units, or subdivisions within one-thousand (1,000) feet of an existing sewer or water main.
On December 9, 2008 the County Board approved new regulations for subdivisions in unincorporated Kankakee County. A copy of the Kankakee County Subdivision Rules and Regulations can be found here. Subdivision Rules (PDF)
A flow chart showing the subdivision platting process can be found here. Platting Process (PDF)
To apply for a subdivision please complete and return the following application: Subdivision Application (PDF)
1. Preliminary Plat - a tentative map indicating the proposed layout of the subdivision to be submitted to the County for consideration.
A. 45-day public review - Several public service agencies (highway, fire, schools, health department, etc.) are given a 45-day period to review the plat and provide comments.
2. Final Engineering Plans and Specifications - All construction drawings and plans.
3. Final Plat - Is filed with the County Recorder of Deeds following a favorable vote of the County Board. The final plat can be approved after all proposed improvements are complete or a bond or irrevocable letter of credit for 110% of the cost of unfinished improvements is submitted to the Planning Department. A final plat serves as a legal record of the newly created land divisions. The supervisors of several local agencies certify their acceptance by signing the plat. The final plat is a record of the subdivision as surveyed in the field. It shows the shapes and dimensions of the tract being subdivided and the lots thereby created.
Time Frame - The process for a preliminary plat generally takes between 60 and 120 days. The final plat can be approved usually within 30 to 60 days.
The planning staff has developed a handbook for developers to help guide them through the development process. This document may be found here: Developer's Handbook. An addendum has been added to the developers handbook that includes an assembly of building permit applications for the County and all of its municipalities. This addendum may be found here: Building Permit Applications
All subdivisions are now required to submit an Illinois Department of Natural Resources Ecological Compliance Assessment Tool (EcoCAT) results report at the time of filing the application for preliminary plat.
This must be completed to comply with the Illinois Endangered Species Protection Act [520 ILCS 10/11(b)] and the Illinois Natural Areas Preservation Act [525 ILCS 30/17]. These laws require state agencies and units of local governments to consider the potential adverse effects of proposed actions on the Illinois endangered and threatened species and sites listed on the Illinois Natural Areas Inventory.
EcoCAT will provide a report to determine if your proposed action is in the vicinity of any protected natural resources. In 2006, IDNR implemented EcoCAT, an internet based system designed to facilitate the consultation process. EcoCAT uses databases, Geographic Information System mapping, and a set of programmed decision rules to determine if your proposed action may be in the vicinity of protected natural resources.
You receive a natural resource review report that either:
- Terminates consultation if no resources are in the vicinity; or
- Lists resources that may be in the vicinity and identifies the staff member who will review the action.
After review, staff will either:
- Terminate consultation because adverse effects are unlikely,
- Request additional information, or
- Recommend methods to minimize potential adverse effects.
The report is then utilized by decision makers in assisting with the evaluation of the proposed project/request.
The report is offered through the Illinois Department of Natural Resources. You may request an EcoCAT report or find additional information about the process at https://dnr2.illinois.gov/EcoPublic/
1. Minor Subdivision - $250 plus $20 per lot.
2. Major Subdivision - $600 plus $20 per lot.
Subdividing Large Tracts of Land
When subdividing property into parcels containing more than five (5) acres, a subdivision plat is not required. However, to ensure that newly created parcels remain in compliance with zoning laws, we ask that the following provisions be consulted before a parcel is subdivided:
1. To be eligible for building permits, new lots, parcels, and tracts of land must conform to local zoning requirements.
2. If a parcel does not meet local zoning requirements, a variance may be required (see "Zoning").
3. The parcels must meet the minimum road frontage requirement. Road frontage is measured at the right-of-way line on unplatted parcels and at the building setback line on platted parcels.
4. The parcels must comply with driveway spacing requirements, as regulated in Section 4.09 of the Zoning Ordinance.
5. A plat of survey is required on all parcels under 5 acres in area (Plat Act requirement).
6. A legally recorded deed that includes the legal description of the parcel of land must be filed in the Recorder of Deeds office.
7. The Recorder of Deeds is not responsible to determine whether a plat of survey has been made to conform with the requirements of the Illinois Plat Act. It is the sub-divider's responsibility to ensure that a parcel has been legally recorded and meets local zoning requirements.
Natural Resource Inventory (NRI)
On April 11, 2006 the Kankakee County Board adopted an amendment to the Zoning Ordinance (17.02.H) requiring that a Natural Resource Inventory Report be completed on all Rezonings, Special Uses and on any Variances that alter the topography or drainage characteristics of a parcel (at the discretion of the Planning Director). A brochure explaining the report can be found here: Brochure (PDF) and the Application Form (PDF). The NRI Report must be received by the Planning Department prior to the review of any application for Rezonings, Special Uses and required Variances. More information about this program can be found at the Kankakee County Soil and Water Conservation Districts website.