(a) Purpose. The preliminary plat of a subdivision is not intended to serve as a record plat. Its purpose is to show on a map all facts needed to enable the Planning Commission to determine whether the proposed layout of the land in question is satisfactory from the standpoint of the public interest. It enables the applicant and the Planning Commission to explore the best relationship to adjoining subdivisions or adjoining land and outline a program of improvements. The preliminary plat shall be planned by a qualified technician trained in the layout of subdivisions.
(b) Significance of Approved Preliminary Plat. An approved preliminary plat shall not constitute acceptance of the final plat but shall be the basis of approval of the final plat regarding the general layout of streets, lots, and open space. Approval of the preliminary plat authorizes the applicant to:
(1) Prepare and submit an application for Final Plat.
(2) Prepare and submit construction drawings of the proposed roads, sewer and water systems and other proposed public facilities to the City Engineer whose approval shall be required prior to the approval of the final plat by the Planning Commission;
(3) Complete final surveys for the design of roads, utilities and lots;
(c) Submission Requirements. The preliminary plat shall be prepared in accordance with the regulations set forth herein, and shall be approved prior to the completion of final surveys of roads and lots and before the start of any grading or construction work. Where the preliminary plat covers only part of the subdivider's entire holding, a sketch plan of the entire holding shall be submitted in order to consider the proposed subdivision's connections with the road system of the part not submitted.
(1) Application. An application for approval of a preliminary plat shall be submitted to the Zoning Administrator, on forms provided by the Zoning Administrator, together with the required number of copies of the plat and the supplemental submission material required by this section.
(2) Form. The preliminary plat shall be drawn at a scale of not less 1"=100'and shall be on one or more sheets, with dimensions which are multiples of six (6) inches in either direction.
(3) Identification. Each plat, map and accompanying data shall contain the proposed name of the subdivision. The name shall not approximate, phonetically or otherwise, the name of any other subdivision in the City. Each map shall include a north point, scale and date. All documentation shall contain the names and addresses of owner, developer, and the engineer or other technician who prepared the documentation, and the preparation date and any dates of revision thereto.
(4) Contents. The information required for the preliminary plat and accompanying information shall include:
A. Vicinity Map. A vicinity map at a scale of not less than 1"=1000' showing the relationship of the subdivision to its surroundings within one- half (½) mile.
B. Existing Conditions. A map(s) indicating the following existing conditions.
1. Boundaries (indicated by a heavy, solid line), dimensions and acreage of the tract to be subdivided.
2. Identification of adjacent subdivisions and adjacent parcels within 200 feet of the proposed subdivision with boundary lines shown by dashed lines and including the names of adjacent subdivisions and owners of the adjacent parcels.
3. Zoning classification of the proposed subdivision and adjoining properties and a description of proposed zoning changes if any.
4. The existing use(s) on the subject property and adjacent land.
5. Location, widths, types and names of all existing parks and other public open spaces, permanent buildings, structures, parking areas, section and corporation lines, on and within 200 feet of the tract.
6. The locations, widths, and names of existing streets, railroad rights-of- ways, easements, sidewalks, legally established centerlines, and any other public right-of-way.
7. Existing sanitary and storm sewers, water mains, culverts, gas lines, fire hydrants, electric and telephone poles, street lights, cable television lines or other underground items within the tract or immediately adjacent thereto, with pipe sizes, grades, elevations, and locations indicated. If water mains and sewers are not on or adjacent to the tract, the direction, distance and size of those nearest shall be indicated.
8. Contours at two-foot intervals of the tract and adjacent properties within 200 feet of the tract.
9. Streams, drainageways , ponds, swamps, marshes, wetlands and other boundaries of floodways and flood plains, the tree line of wooded areas, rock outcroppings and individual trees one (1) foot or more in diameter and other significant features.
C. Proposed Conditions. A plat illustrating the following details pertaining to the proposed subdivision.
1. Boundaries (indicated by a heavy, solid line), dimensions and acreage of the proposed subdivision.
2. Layout, numbers and approximate dimension of lots.
3. Building setback lines along all streets, with dimensions noted.
4. A statement of the proposed use(s) of lots, giving the type and number of dwelling units and the type of business or industry.
5. Preliminary layout and cross section of streets, including names and right-of-way widths of existing and proposed streets, and widths of any alleys, sidewalks, crosswalks, the location, width and purpose of any easements.
6. Location and size of proposed utility mains, showing their connections with the existing systems.
7. Parcels of land intended to be dedicated, the acreage of each parcel and the conditions of such dedication or reservation.
8. General phasing of the development, indicating construction and development of any common open space and recreation facilities. The preliminary plat shall include the proposed general layout for the entire area. The part that is to be subdivided first shall be clearly superimposed upon the overall plan in order to illustrate clearly the method of development that the subdivider intends to follow. Each subsequent plat shall follow the same procedure until the entire area controlled by the subdivider is subdivided.
9. Multi-family, cluster and nonresidential uses shall be subject to the requirements in Chapter 1181, Site / Development Plan Review.
D. General Information. The following additional information shall be provided.
1. Legal description or tract designation and other description according to the real estate records of the tax-map office.
2. Highways or other major improvements planned by public authorities for future construction on or near the tract.
3. A general description of any proposed covenants and restrictions.
4. Any state or federal wetland and / or floodplain development permits that have been obtained authorizing development of wetlands on the site.
(d) Approval Procedures. Preliminary plats shall be submitted, distributed for review and acted upon according to the procedures set forth in this Section.
(1) Submission. Two (2) copies of the preliminary plat and submission material specified above shall be submitted to the Zoning Administrator along with a completed, written application and payment of the fee.
(2) Review for Completeness. The Zoning Administrator shall review the submitted application for completeness and compliance with the applicable submission requirements. If the application is deemed insufficient, the Zoning Administrator shall within ten (10) business 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 Zoning Administrator shall officially accept the application for consideration and place it on the Planning Commission's agenda.
(3) Distribution of Plans. When the Zoning Administrator determines that an application is complete, the Zoning Administrator shall forward copies of the complete application to the proper agencies, departments or other appropriate individuals or organizations for review and report. Such agencies, departments, individuals or organizations shall review the application and submit their recommendations to the Zoning Administrator within ten (10) business days from the date the application is deemed complete.
(4) Transmission to the Planning Commission. The Zoning Administrator shall distribute the application and the recommendations from the appropriate individuals set forth in subsection (d)(3) above to the Planning Commission.
(5) Public Hearing and Notice by Planning Commission. The Planning Commission shall hold a public hearing on the application. Notice of such public hearing shall be given no less than ten (10) business days before the date of the hearing by first class mail to the applicant and to the owners of property within 250 feet of 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.
(6) Action by Planning Commission. If the Planning Commission fails to act within sixty (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 disapproved. The Planning Commission shall take one of the following actions:
A. Approve the preliminary plat.
B. Approve the preliminary plat with modifications. The Planning Commission may require such changes or revisions as are deemed necessary to the welfare and needs of the community. If the preliminary plat is recommended for approval with modifications, the nature of the modifications shall be indicated in writing.
C. Disapprove the preliminary plat, in which case, the reasons for such disapproval shall be stated in writing.
(7) Notification of action to City Council. Within fourteen (14) business days of the action by the Planning Commission to approve a preliminary plat, City Council shall be notified by the Zoning Administrator
(8) Record of Action. The action of the Planning Commission shall be noted on two (2) copies of the preliminary plat, with any notation made at the time of approval or disapproval of the specific changes required.
A. One (1) copy shall be returned to the subdivider and
B. One (1) copy shall be retained by the Planning Commission.
(9) Resubmission of Disapproved Preliminary Plat. If a preliminary plat is disapproved such plat may be modified to address the reasons stated for disapproval and resubmitted for review by the Commission within ninety (90) days of the Commission's action at no additional fee.
(10) Approval Period. Approval of a preliminary plat shall be effective for twelve (12) months unless Council, at the request of the subdivider, grants an extension. If a final plat has not been submitted for review within this time limit, approval of the preliminary plat shall expire and the preliminary plat shall be required to be resubmitted to the Planning Commission for reapproval. (Ord. 62-2023. Passed 1-16-24.)