(a) Definition. A major subdivision is a division of a parcel of land, shown as a unit or as contiguous units in the records of the County Auditor, into two or more lots when such subdivision involves the opening, widening or extension of any street or the granting of easements for the extension and maintenance of sewer, water, storm drainage or other facilities. Any division of a parcel of land into more than five lots is a major subdivision.
(b) Preliminary Plan. In order to explore the best design for a major subdivision, the best relationship of the major subdivision to adjoining subdivisions or undeveloped land, and to obtain the advice, suggestions and requirements of the Planning Commission with respect to any plan of improvements upon the parcel to be subdivided, a preliminary plan is required.
(c) Application for Approval of Preliminary Plan. Written application for approval of a preliminary plan, accompanied by six black-on-white prints of the preliminary plan and accompanied by the maps and information hereinafter required, shall be submitted by the developer to the secretary of the Commission for each proposed major subdivision. The plan shall be accurately and clearly drawn at a scale of not less than 100 feet to one inch. Each print of the preliminary plan shall be accompanied by maps and data, which either separately or in combination shall show the following:
(1) Streets: The layout, right-of-way, pavement widths, approximate grades and names of streets;
(2) Lot lines: The number of lots and their approximate dimensions;
(3) Public land: Areas to be reserved or dedicated for parks, playgrounds or other public uses;
(4) Protective covenants: A summary of all protective convenants proposed;
(5) Vicinity map: A map, such as a section of the 400' municipal map, showing thereon the location of the proposed subdivision and relationship to adjacent developments, streets and all community facilities which serve or influence it;
(6) Property line map: A plat showing existing and proposed lot lines, bearings and distances of the parcel to be subdivided; location, width and purpose of easements; the name, width and location of abutting streets including location of pavements and sidewalk, structures on parcel within twenty-five feet on adjoining property.
(7) Utility map: A map, showing utilities on and adjacent to the parcel, including location, size and invert elevations of all sewers, location and size of water and gas mains, location of fire hydrants and electric power and telephone poles;
(8) Topographic map: A map, showing contours at two foot intervals based on the County datum plane. It shall show approximate direction and gradient of ground slope on immediately adjacent land; indicate subsurface condition of tract if not typical; show watercourses, marshes, wooded areas, isolated preservable trees and other significant features. The topography may be compiled by photogrammetric methods and shall be at the same scale as the preliminary plan;
(9) Titles and certifications indicating present parcel designations according to official records, name of developer, name and address of owners and evidence of their consent to the subdivision, certification of registered surveyor, scale and date of survey.
(d) Planning Commission Action. When the Commission has received all of the maps, drawings, data and plans as above required, it shall hold a public hearing upon the question of authorizing the developer to proceed. The Commission shall notify, by first class mail, the owners as shown upon the current records of the County Auditor, of adjoining unsubdivided land at least ten days before the time and place of the meeting at which the proposed subdivision is to be considered. Failure of delivery of such notice shall not invalidate the proceedings.
For all subdivisions which are of such scope or at such locations as to affect the design of coordinated neighborhood street pattern, or extensions to adjoining unsubdivided land, or which include public sites, involve topographic or unusual conditions, the Commission shall request an analysis and recommendation from the staff of the Regional Planning Commission.
The Commission shall act upon the application within thirty days from the date when the application and all required maps, plans and data were received by it or within such further time as may be agreed to by the developer.
If the Planning Commission approves the preliminary plan, the chairman and secretary shall affix their signatures to four copies thereof with a notation that the developer is authorized to proceed thereon subject to such special conditions, if any, as the Commission shall attach. After such approval the Commission shall return one copy of the preliminary plan to the developer, submit one copy to the Mayor, file one copy with the Clerk and retain one copy. If the Commission fails to approve the preliminary plan, it shall state in writing the reason or reasons for such action.
(e) Effect of Authorization to Proceed. The authorization to proceed on the preliminary plan authorizes the developer to proceed with the preparation of the final plat and assures him that within a six months' period from the date of such authorization:
(1) That there will be no objection to the general layout of streets, lots and other features and the preliminary plan may serve as the basis for the preparation of the final plat; and
(2) That the developer may submit a final plat for the whole or part of the subdivision, including all streets, utilities and appurtenances thereto to be installed therein.
(Ord. 1600. Passed 7-26-62.)