The following steps set forth the pre-application conference and investigation procedures in greater detail.
(A) Step One: Submittal.
(1) A subdivider wishing to arrange for pre-application hearings with the Village Plan Commission shall submit a written request to the Plan Commission for pre-application review for the proposed subdivision. The request shall contain a general description of the location and size of the tract to be platted; the intent as to character, type and use anticipated for the property and type of structures to be developed; and in a general manner the extent and character of the improvements to be made by the subdivider. If appropriate, a description of any unique hardship or difficulty which might limit the development of the property under consideration.
(B) Step Two: Establishment of Meeting Date and Classification.
(1) The Village Plat Officer shall then arrange with the Chairperson of the Plan Commission to have a hearing date set within 30 days. The Chairperson of the Plan Commission shall then notify the members of the Commission and staff of the meeting date and a letter should also be sent to the subdivider formally notifying subdivider of the time and place of the hearing.
(2) When the subdivider submits his or her letter to the Village Plat Officer, the Village Plat Officer shall make a determination of what classifications subdivision procedure the subdivider should follow and advise the subdivider as to what additional information the subdivider should submit to the Village Plan Commission.
(3) All lands to be subdivided within the village shall be classified as one of the following four types of subdivision classifications, a major subdivision, minor subdivision, special subdivision or replat.
(C) Step Three: Site Analysis (Major or Special Subdivisions).
(1) If the Village Plat Officer determines that land should be processed as either a major subdivision or special subdivision the Plat Officer should inform the subdivider that he or she will be required to submit a series of maps for the purposes of site evaluations.
(2) Specific regulations as to how the maps should be drawn and how technical information is to be presented is covered in § 152.057.
(3) In general, these maps should include:
(a) A map of general slope classification and topographic contours;
(b) A map of general drainage and high water marks;
(c) A map of significant vegetation;
(d) A map of general soil types; and
(e) In areas to be developed without community water or sewer systems, tests for ground water supply availability and percolation information may also be required.
(D) Step Four: The Neighborhood Plan and Site Recommendations (Major or Special Subdivision).
(1) For all major subdivisions the Plan Commission staff shall direct its staff to prepare a general neighborhood plan (Plate IV-I) for the pre-application conference. The neighborhood plan should cover all areas within a half a mile of the proposed tract or an area consistent with the standard neighborhood limits within which the tract lies.
(2) This neighborhood plan should include major and collector street alignments and widths; general location of minor streets; proposed drainage, conservation and major utility easements; all proposed dedications and reservations shown on the village's official comprehensive plan or official map; and general development and design recommendations.
(E) Step Five: Site Discussions.
(1) The Plan Commission, staff, and subdivider at the pre-application conference shall discuss the site analysis map and the general neighborhood plan prepared by the staff. From this discussion the general design concepts and development plan for the subdivision should be established.
(2) Further pre-application meetings may be required by the Commission when, in the opinion of the Commission, additional site investigations are necessary for proper review of a subdivision plat for the tract or tracts in question.
(F) Step Six: Commission's Recommendations. Within 15 days after the pre-application conference, the Commission shall submit to the developer and to the Village Board in writing, its recommendations as to the development of the site.
(G) Step Seven: Sketch Plan or Preliminary Plan (Optional).
(1) In cases of all minor and replats a sketch plan shall be required and shall be presented at the pre-application conference. In the cases of special subdivisions or major subdivisions, a submission of a sketch plan is at the discretion of the subdivider.
(2) Where the subdivider feels he or she fully understands the recommendations of the Plan Commission he or she may proceed to the preliminary plat sketch without a sketch plan.
(3) If the subdivider feels unclear or disagrees with the recommendations of the Plan Commission he or she may submit a sketch plan in accordance with regulations of §§ 152.055 through 152.061 for further discussion with the Plan Commission and Village Board prior to his or her engaging in more expensive engineering drawings.
(2001 Code, § 34-4-2)