A subdivision is the division or consolidation of a parcel or parcels of land into one or more lots of record. The regulations set forth in the City of Highland Park Subdivision Ordinance are designed to protect Highland Park neighborhoods by establishing minimum lot depths, providing for the proper location of streets, residences and alleys, and ensuring new lots have proper water service and sanitary sewage service.

This brochure is designed to provide an easy to understand, step-by-step guide to the subdivision application process. This brochure is not intended to be a substitute for City Ordinance Chapter 151; Subdivision Regulations. The ordinance is available in its entirety through the Department of Community Development.

Processing Time
The City of Highland Park is committed to processing your application in a professional and timely manner. You can prevent unnecessary delays by submitting all necessary documents no later than the designated deadline and by following the guidelines described in the step-by-step process, which follows. Processing time will vary on a case-by-case basis.

Major Subdivisions
Often, when large tracts of land are subdivided, new streets must be created, water and other utility services are upgraded, and other public improvements are required. These are considered MAJOR subdivisions, and special review is necessary to ensure public improvements are properly planned for and constructed. A major subdivision is any subdivision that requires the installation of bonded improvements such as stormwater detention facilities, sidewalks, streets, water mains, and sewers.

As indicated in steps 1 through 12 of this booklet, a MAJOR subdivision is processed in two states: preliminary plat and final plat. The preliminary plat is reviewed first by the Plan Commission, and then forwarded to the City Council with recommendation for either approval or denial. Once the preliminary plat is approved by the City Council, you will proceed to the final plat stage which will again be reviewed first by the Plan Commission, and then by the City Council.

Minor Subdivisions
When two lots are consolidated into one lot, or a large lot is split into two lots, there may be no change to existing public improvements and no required bonded improvements. Any subdivision that does not include the installation of bonded improvements and requires no variations from the Subdivision of Zoning regulations is a MINOR subdivision and is eligible for expedited processing.

Because MINOR subdivisions are less complex, they are processed in a single stage with Plan Commission review followed by the City Council action.

Step 1: Preliminary Staff Meeting
To begin the subdivision process, make an appointment to review your proposal with one of the professional planners on the City staff. The planner will describe the application process and discuss minimum standards for lot depth, street depth, etc. Special considerations such as stormwater management, flood plain regulations, and the Steep Slope Ordinance will be reviewed if applicable. The planner will advise you of additional materials, such as a tree preservation plan, that may be required for your proposed subdivision.

Finally, City staff will determine whether your proposal is a MINOR subdivision or MAJOR subdivision.

Step 2: Preparing for Site Plan Review
After meeting with the Planning staff, you will need to prepare the following preliminary plans for Site Plan Review.

• Proposed layout and design of subdivision.
• Vicinity map showing project site with surrounding area.
• Photographs of site and abutting properties.
• Other information as required.

Step 3: Site Plan Review
City staff responsible for development review meets weekly as the interdepartmental Site Plan Review Team (SPRT) to review development proposals and acquaint potential applicants (owners, developers, and design professionals) with applicable ordinances. You may schedule an appearance before the SPRT by contacting the Community Development Department.

Planning staff will facilitate the preliminary review of your subdivision plat with the Site Plan Review Team. The purpose of this informal meeting is to develop a staff position regarding any proposed development project, and to identify and resolve any problems early in the development process. This review should uncover issues associated with the plan and help you identify any agencies outside the City, which need to be involved.

Once the SPRT is confident the project is ready for Plan Commission review, you will be scheduled for a pre-application discussion with the Plan Commission. More than one meeting with the Site Plan Review Team may be necessary before you are prepared for the pre-application discussion.

Step 4: Pre-application Discussion
The pre-application discussion provides an opportunity for you to receive early feedback from the Plan Commission. Two weeks prior to the pre-application discussion, you must submit a complete site plan and a written description of your project to the Planning staff who will prepare a formal report to the Plan Commission. At the pre-application discussion, you or your representatives will make a brief presentation regarding the proposal. The Plan Commission will inform you of any questions or concerns it may have and may ask for additional information about your proposal. You will then need to consider the Plan Commission's comments as you prepare for the next step.

Step 5: Submitting Your Application
Twenty-one days prior to the scheduled public meeting, the following information must be submitted to the Department of Community Development.

For a MINOR subdivision you will need to submit the following:

• Completed Application Form.
• Application Filing Fee.
• Plat Subdivision - 5 copies, drawn to a scale no less than 1"=50' (24"x36"), and 1 reduced copy (11"x17").
• Plat of Survey - 5 copies (24"x36") and 1 reduced copy (11"x17").
• Tree Survey - 5 copies, drawn to scale no less than 1"=30' (24"x36"), and 1 reduced copy (11"x17") of affected trees and with a diameter of six inches or greater.
• Title Policy & Affidavit of Title.
• Site Context Plan

In addition to the items listed above, for a MAJOR subdivision you must also submit the following:

• Preliminary Plat of Subdivision.
• Tree Preservation Plan

  Depending upon the location of your property, you may be required to submit additional material such as a wetlands delineation report or a topographical survey. Planning staff can provide additional information regarding the filing requirements. Also see sections 151.006 © and 151.006 © of the Subdivision Ordinance for additional information regarding filing requirements.

Step 6: Public Notification
Fifteen days prior to the Plan Commission meeting, the City will post on your site a notice indicating a public meeting will be held to review your application for subdivision.

The neighbors of your property must be provided with written notification about your proposal and the upcoming public meeting.

For a MINOR subdivision, upon receipt of your application, the Department of Community Development will mail a notice to each owner of property abutting your site.

For a MAJOR subdivision, upon receipt of your application, the Department of Community Development will mail a notice to each owner of property abutting your site.

For a MAJOR subdivision, you must mail a notice to each owner of property within 250 feet of your site. (Public rights-of-way are not counted toward the 250 feet distance requirement.) Planning staff will prepare a map for you indicating the properties whose owners you must notify. Take the map to Deerfield Township Assessor's office at 616 Laurel Avenue or the West Deerfield Township Assessor's office at 858 Waukegan Road in Deerfield to generate a list of names corresponding to the property addresses.

All notifications must include the nature of the application and the date and location of the meeting. A sample letter will be provided to you, and all letters must be reviewed and approved by Planning staff before they are mailed.

Step 7: Public Meeting and Plan Commission Review
At the public meeting, planning staff will give a brief explanation of the nature of your proposal. You may then state your case, and members of the Plan Commission may question you. The public will also be given an opportunity to speak, and anyone in opposition may present opposing evidence and likewise be questioned by the Plan Commission and you or your representative. You may then respond to any objections.

If the Plan Commission desires more time for additional discussion, it will continue its discussion at one or more additional meetings. Once review of a MINOR subdivision is completed, the Department of Community Development will make a written recommendation to the City Council to either approve or deny the plat of subdivision.

If you are proposing a MAJOR subdivision, the Plan Commission will make a written recommendation to the City Council either to approve or to deny your preliminary plat of subdivision. If it appears likely that a variation of the Zoning Ordinance or Building Code will be sought, the Plan Commission will reject the plat of subdivision or exclude the non-conforming lots.

Step 8: City Council Action
For a MINOR subdivision, once the City Council approves your plat of subdivision, you have completed the subdivision process and your plat can be recorded. (See Step 12.)

For a MAJOR subdivision, the City Council approval of the preliminary plat allows you to begin preparation of the final plat, as outlined in Step 9.

NOTE: Steps 9 through 11 apply only to MAJOR SUBDIVISIONS.

Step 9: Submitting Your Final Plat
Once the City Council has approved your preliminary plat, you have 90 days to prepare and submit a final plat which will include detailed plans and specifications for the design and installation of all bonded improvements such as sidewalks, streets, sewers, water mains, and stormwater detention facilities. The City Engineer must approve your plans and specifications for all bonded improvements prior to submission of a final plat to the Plan Commission.

The final plat must also incorporate any changes required by the City Council.

Step 10: Plan Commission Review of the Final Plat
Once you have made any changes required by the City Council and have obtained the City Engineer's approval for all bonded improvements, the Plan Commission will review your final plat and forward a written recommendation to the City Council.

Step 11: City Council Action on Final Plat
The City Council will review the recommendation of the Plan Commission and will either approve or deny your final plat of subdivision. If the Council approves the final plat, the approval will be subject to certain development conditions that may include, but are not limited to, the following:

• Securing approval from public utility companies and providing necessary easements on the final plat.
• Submission of a Subdivider's Agreement and letter of credit guaranteeing the completion of all required bonded improvements.
• Submission of a waiver and covenant of the right to object to a special assessment for future improvements.
• Signatures of property owners, City Engineer, Mayor, City Clerk, and Plan Commission Chair and Secretary.

Step 12: Recording Your Approved Plat
Once all development conditions have satisfied and all fees and costs paid, your approved plat will be recorded by planning staff with the office of the Recorder of Deeds of Lake County, Illinois. Planning staff will send you a copy of the recorded plat. Please note that the final plat of subdivision must be recorded within the nine- (9) months of the City Council's approval, and no building permits can be issued nor can construction begin before the plat has been recorded.

Contact Information
For more information, please contact the Department of Community Development, 1150 Half Day Road, Highland Park, IL 60035 at (847) 432-0867.