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After meeting informally with the Planning Coordinator, and prior to making any street improvement or installing any utility, the subdivider shall prepare a preliminary plat. The preliminary plat gives the subdivider Planning Commission approval of the preliminary street and lot layout and allows for the subdivider to move forward with detailed engineering plans. The preliminary plat shall be developed in accordance with the following:
(a) Form. The preliminary plat shall be drawn at a scale of not less 1 inch = 100 feet, and shall be on one or more sheets, each measuring 24 inches by 36 inches in size.
(b) Contents. The basic information required for the preliminary plat shall be plotted on a topographic map or on a separate map and shall include:
(1) Existing conditions.
A. The applicant's legally sufficient proof of standing to proceed on the subject property.
B. The bearing and distances of boundary lines.
C. The location, width and purpose of easements and blocks.
D. The name, right-of-way width and location of every street on or adjacent to the tract, the type, width and elevation of surfacing thereof, and any legally established centerline elevations, sidewalks, curves, gutters, culverts, etc.
E. Streams, drainage ditches, ponds, or other water bodies; along with other boundaries of floodways and floodplains.
F. The location and dimensions of all existing buildings, designated landmarks and structures, signs located on the property.
G. If required by the Planning Commission, photographs of the site shall be provided, with a key indicating camera location, direction of views and key numbers of photographs.
H. Zoning and existing land use on and adjacent to the tract.
I. Highways or other major improvements planned by public authorities for future construction on or near the tract.
J. An area map showing the location of the tract within the City.
K. The present tract designation according to the official records of the County, and the title under which the proposed subdivision is to be recorded, with the names and addressees of the owners and developers, and notations stating acreage, scale, north arrow, datum, bench marks and the source of boundary survey information.
(2) Supplemental information.
A. A statement of the proposed use of lots, giving the type and number of dwelling units.
B. For multi-family, cluster and nonresidential uses, the location, dimensions and approximate grade of the proposed parking and loading areas, alleys, sidewalks, streets and points of vehicular ingress to and egress from the development and the tentative lot arrangement.
C. General phasing of the development, indicating construction and development of any common open space and recreation facilities.
D. In a letter accompanying the request for approval of the preliminary plat the subdivider shall indicate the type of sewage disposal.
(Ord. 58-01. Passed 5-29-01; Ord. 139-06. Passed 1-8-07; Ord. 80- 12. Passed 9-10-12.)
(a) The applicant for preliminary and/or final plat approval must deposit funds, in an amount deemed sufficient by the City, to enable the City to conduct a thorough review of the plat so submitted by a certified planner and/or other design professionals.
(b) In review of an application for preliminary plat and/or final plat approval, the Planning Commission may request that the applicant supply additional information that the Commission deems necessary to adequately review and evaluate the proposed subdivision. Such information may include, but not be limited to, a traffic study and/or Autoturn® or its equivalent.
(Ord. 80-12. Passed 9-10-12; Ord. 3-15. Passed 2-9-15.)
Preliminary plats shall be reviewed and distributed according to the following procedures.
(a) Required Submission. Twelve copies of the preliminary plat and supplementary material specified in Section 1244.07 shall be submitted to the Planning Coordinator with a written application for conditional approval at least 29 days prior to the hearing at which such plat is to be considered.
(b) Review for Completeness. The Planning Coordinator shall review the submitted application for completeness and compliance with the applicable submission requirements. If the application is deemed insufficient, the Planning Coordinator shall, within ten days, notify the applicant of the deficiencies and place the application on hold until complete. When the application is determined complete and the application fee has been paid, the Planning Coordinator shall officially accept the application for consideration and place it on the Planning Commission’s agenda.
(c) Distribution of Plans. Within two days after determining that an application is complete, the Planning Coordinator shall forward two copies of the complete application to the City Engineer and one copy of the complete application shall be submitted to each Department Director and to the Landmarks Preservation Commission. The City Engineer, the Directors and the Landmarks Preservation Commission shall review the application and submit his or her recommendations to the Planning Coordinator within ten days from the date the application is deemed complete.
(d) Transmission to the Planning Commission. The Planning Commission Chair shall distribute the application and the recommendations from the City Engineer and Directors in division (c) above to the Planning Commission.
(e) Public Hearing And Notice By Planning Commission. The Planning Commission shall hold a public hearing on the application. Public notice of such public hearing shall be given no less than ten days before the date of the hearing to the applicant and to the owners of property which are immediately adjacent to, adjoining and abutting the property on which the subdivision is proposed. Notices shall set forth the time and place of the public hearing and the nature of the proposed subdivision. Failure of delivery of such notice shall not invalidate action taken on such application.
(f) Action By Planning Commission.
(1) The Planning Commission shall take one of the following actions:
A. Approve.
B. Disapprove. If a preliminary plat is disapproved, the reasons for such disapproval shall be stated in writing.
C. Approve with modifications. If the preliminary plat is approved with modifications, the nature of the modifications shall be indicated in writing.
(2) If the Planning Commission fails to act within 60 days from the date the application was deemed complete, or an extended period as may be agreed upon, then the applicant may deem the application denied.
(3) The action of the Planning Commission shall be noted on two copies of the preliminary plat, with any notation made at the time of approval or disapproval of the specific changes required.
A. One copy shall be returned to the subdivider; and
B. One copy shall be retained by the Planning Commission.
(4) If the Planning Commission disapproves a preliminary plat subject to modification, such modified preliminary plat may be resubmitted for review by the Commission within 90 days at no additional fee.
(5) Approval of the preliminary plat does not constitute acceptance of the final plat. The approval of the preliminary plat shall lapse unless a final plat based on the approved preliminary plat is submitted within one year from the date of such approval. An extension of time may be applied for by the subdivider and may be granted by the Planning Commission.
(g) Applicants seeking to amend and/or modify an approved preliminary plat shall be required to follow all procedures set forth in divisions (a) through (f) of this section.
(h) All submissions must be in PDF and DWG/DXF formats.
(Ord. 58-01. Passed 5-29-01; Ord. 18-05. Passed 3-14-05; Ord. 139-06. Passed 1-8-07; Ord. 80-12. Passed 9-10-12; Ord. 45-13. Passed 5-13-13.)
Whenever part of a tract is proposed to be subdivided and it is intended to subdivide additional parts of such tract in the future, a sketch plan for the entire tract shall be submitted to the Planning Commission at the same time the preliminary plat for the first part of the tract to be platted is submitted.
(Ord. 58-01. Passed 5-29-01; Ord. 80-12. Passed 9-10-12.)
(a) Twelve copies of the final plat, together with any street profile or other plan that may be required, shall be submitted to the Planning Commission Secretary by the subdivider at least 29 days prior to the meeting at which such final plat is to be reviewed.
(b) Within two days of receipt of the final plat, the Planning Commission Secretary shall send one copy of the final plat to the City Engineer, who shall check such plat as to computations, certifications, monuments, etc. The Finance Director shall check that a security bond, certified check or financial guarantee has been posted and is sufficient to cover the cost of required improvements. All comments will be given to the Planning Commission Secretary to be disseminated to the needed parties. The City Engineer shall certify his approval of the plans following acceptance of the plans by the Planning Commission.
(c) If a zoning change is involved, the Planning Commission Chair shall note on the final plat that the change has been approved and is in effect.
(d) Within 30 days after the submission for approval of the final plat or within such further time as the applying party may agree to, the Commission shall recommend approval or disapproval of such plat to Council and Council shall act upon such final plat within three regular meetings of Council of receiving such recommendation. If the plat is disapproved, the grounds for disapproval shall be stated in the records of the Commission and Council, and a copy of such statement shall be attached to the plat and returned to the subdivider or his or her assigns.
(e) If a plan obtains a conditional approval by the Planning Commission, any needed information must be submitted to the Planning Commission Secretary within ten days. City staff will then review the revised information within ten days for final approval. If the revised plans are not acceptable, revisions may be made for the next Planning Commission meeting.
(f) Within 180 days after final approval by Council, the subdivider shall file the final plat for record in the office of the County Recorder. If such plat is not filed with the Recorder within 180 days, the approval of the City shall be void, except where the developer has entered into an agreement with the City to install the improvements prior to the filing of the plat for record. In that event, the 180-day period shall commence after the time set for completion of the improvements elapses. The subdivider shall also submit the address map at the same time.
(g) Approval of the plat by Council shall not constitute acceptance by the City of the dedication of any street or other public way or ground.
(h) A preconstruction meeting shall be held prior to any clearing/grubbing of the property. The Service Director, City Engineer, and Utilities Coordinator (if there is any utility work to be performed) shall be in attendance at this meeting.
(Ord. 58-01. Passed 5-29-01; Ord. 256-03. Passed 1-12-04; Ord. 80-12. Passed 9-10-12.)
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