(a) All subdivisions, other than minor subdivisions, shall be approved as herein provided, prior to submission to the County Recorders Office for recording.
(b) Procedure for Subdivision and/or Site Plan Approval.
Introductory Meeting: The subdivider is required to meet with the City Zoning Inspector prior to submitting the preliminary plat or site plan. The purpose of this meeting is to discuss the purpose and effect of these regulations and the criteria and standards contained therein; and to familiarize the developer with a comprehensive Plan, Major Thoroughfare Plan, Parks and Public Open Space Plan, and drainage, sewerage, and water systems for the City of Conneaut. It shall be the responsibility of the developer to contact the City Zoning Inspector for an explanation of the applicable zoning ordinances.
(c) Preliminary Plat Application for Residential Subdivisions (Single Family Detached Units). After the introductory meeting, the subdivider shall submit to the Conneaut Planning Commission a preliminary plat of the proposed subdivision which shall conform with the requirements set forth in this Code. The preliminary plat shall be prepared by a qualified registered engineer or surveyor, and shall comply with the Planning Principles in Chapter 1163, and the Minimum Standards in Chapter 1167.
(d) Preliminary Plat.
(1) The preliminary plat form shall be drawn at a scale not less than one hundred (100) feet to the inch and shall be on one or more sheets 24 x 36 inches in size. Six (6) copies shall be submitted to the City Planning Commission at least ten (10) working days prior to its regular meeting.
(2) The preliminary plat shall contain the following information:
A. Proposed name of the subdivision, which shall not duplicate or closely approximate the name of any other subdivision in the City or County.
B. Location by section, range, township and municipality or other surveys.
C. Names, addresses and phone numbers of the owner, subdivider, and professional engineer and/or registered surveyor who prepared the plat, and appropriate registration numbers and seals.
D. Scale of the plat, north point and date.
E. A complete survey of the subdivision, including proposed lots and right-of-ways, tied to a lot corner or road intersection by bearing and distance.
F. Names of adjacent subdivisions, owners of adjoining parcels of unsubdivided land, and the location of their boundary lines.
G. Locations, widths, and names of existing streets, railroad right-of- ways, easement(s), parks, permanent buildings, and corporation and village lines, location of wooded areas and other significant topographic and natural features within and adjacent to the plat.
H. Zoning classification of the tract and adjoining properties and a description of proposed zoning changes, if any.
I. Existing contours at an interval of not greater than two (2) feet if the slope of the ground is fifteen (15) percent or less; and not greater than five (5) feet where the slope is more than fifteen (15) percent.
J. Existing sewers, water lines, culverts and other underground structures, and power transmission poles and lines, within and adjacent to the tract.
K. Location, names, gradients, and widths of proposed streets and easements.
L. Building setback lines with dimensions.
M. Location and dimensions of all proposed utility, sewer and water lines, showing their connections with the existing system.
N. Layout, numbers and approximate dimensions of each lot. Show frontage and setback on all lots. When a lot is located on a curved street or when side lot lines are not at ninety (90) degree angles, the width at the setback line shall be shown.
O. Parcels of land in acres to be reserved for public use or to be reserved by covenant for residents of the subdivision.
P. A vicinity map at a scale of not less than two thousand (2,000) feet to the inch shall be shown on, or accompany, the preliminary plat. This map shall show all existing subdivisions, road, and tract lines and the nearest existing thoroughfares. It shall also show the most advantageous connections between the roads in the proposed subdivision and those of the neighboring areas.
Q. A copy of the proposed covenants and/or deed restrictions.
R. In a letter accompanying the request for approval of the preliminary plat, the subdivider shall provide a letter from the City indicating available capacity in the Waste Water Treatment Plant and sanitary sewer lines servicing the proposed development.
S. The subdivider shall provide a letter from the city indicating available water pressure and flow along with overall service capacity of the water plant and water lines in the City to accommodate the proposed development.
T. The developer shall provide a drainage and sediment control plan of the proposed development and evidence of compliance with relevant State and Federal drainage and water quality regulations.
(3) Filing.
A. The applicant shall file the preliminary plat with the Planning Commission, accompanied by a nonrefundable fee in the amount of $50.00 and a $1.00 surcharge levied for every lot created in excess of five lots.
B. The Planning Commission, before reviewing the preliminary plat, may require the applicant to enter into an escrow agreement with the City to cover professional costs, i.e., engineering or architectural, incurred by the City in reviewing the preliminary plat and final plat. Such costs shall be a reasonable estimate by the Engineer, and such agreement shall commit the applicant to make additional contributions to the fund to cover unexpected costs. The funds shall be deposited in a bank in Ashtabula County and made payable to the City of Conneaut. Any unused amounts shall be returned to the applicant, without interest.
(Ord. 86-92. Passed 4-27-92.)
(4) Approval of Preliminary Plat.
A. The City Planning Commission shall forward copies of the preliminary plat to such officials and agencies as may be necessary for the purpose of study and recommendation. After receipt of reports from such officials and agencies, the City Planning Commission shall determine whether the preliminary plat shall be approved, disapproved, approved with modifications, and the subdivider notified by letter of the action taken.
B. No preliminary plat shall be approved until such time as the Planning Commission, in writing, determines that all of the requirements of the zoning code and this subdivision code have been met.
C. The City Planning Commission shall act on the preliminary plat within thirty (30) days after filing unless such time is extended by agreement with the subdivider. Approval of the preliminary plat shall be conditional upon compliance with all ordinances and regulations of the City.
(5) Approval period. The approval of the preliminary plat shall be effective for the maximum period of twelve (12) months after the date approved by the Planning Commission and shall guarantee that the terms under which the approval was granted will not be affected by changes to these regulations.
(e) Final Plat. No final plat shall be submitted to the Planning Commission until such time as the preliminary plat has been approved by the Commission.
(1) General requirements of final plat.
A. The Subdivider, having received approval of the preliminary plat of the proposed subdivision, may submit a final plat of the subdivision and drawings and specifications of the improvements required therein. The final plat shall have incorporated all changes in the preliminary plat required by the City Planning Commission. Otherwise it shall conform to the preliminary plat, and may constitute only that portion of the approved preliminary plat which the subdivider proposed to record and develop at the time. The final plat and the supplementary information shall be signed and prepared by a registered engineer and/or surveyor, and shall comply with the Planning Principles in Chapter 1163 and the Minimum Standards in Chapter 1167.
B. The presentation of the final plat to the Planning Commission shall be accompanied by a nonrefundable fee of $100.00 plus $1.00 per lot or site created in excess of five lots or sites.
(Ord. 86-92. Passed 4-27-92.)
(2) Regulations governing improvements. The final plat drawings and specifications of improvements shall be a set of construction and utility plans prepared by a registered professional engineer. The plans shall include typical sections, plans and profile views, and construction details.
All typical sections and major engineering details to be used on any particular street shall be approved in advance by the City's consulting Engineer before completion of the plans. Prior to the granting of approval of the final plat the subdivider shall have installed the minimum required improvements, or shall have furnished a surety, escrow agreement or certified check for the amount of the estimated construction cost of the ultimate installation and the initial maintenance of the improvements. No improvements shall be constructed or partially constructed before plans and drawings have been presented to and approved by the Planning Commission. Before the surety, escrow agreement or check is accepted, it shall be approved by the proper administrative officials. The terms of the maintenance surety shall extend twelve (12) months beyond the completion date of the project.
(3) Final plat form. The final plat shall be legible drawn in waterproof ink on tracing cloth or other material of equal performance. It shall be drawn at a scale not less than one hundred (100) feet to the inch. (The County Recorder requires that the size be 21 x 26 for recording). If more than one (1) sheet is needed, each sheet shall be numbered and the relation of one sheet to another clearly shown. Five (5) copies of the final plat shall be submitted to the Planning Commission at least ten (10) working days prior to its regular meeting.
(4) Final plat contents. The final plat shall contain the following information:
A. Name of the subdivision, location by section, range or by other survey number, date, north point, and scale.
B. Name and address of the owner and the professional engineer and/or registered surveyor who prepared the plat and appropriate registration numbers and seals.
C. Plat boundaries, based on accurate traverse, with angular and lineal dimensions. All dimensions, both linear and angular shall be determined by an accurate control survey in the field, which must balance and close within the limit of one (1) in twenty thousand (20,000).
D. Bearings and distances to nearest established street lines or other recognized permanent monuments.
E. Exact locations, right-of-way, and names of all streets within and adjoining the plat, and building setback lines.
F. Radii, internal angles, points of curvature, tangent bearings, lengths of arcs, and lengths and bearings of chords of all applicable streets within the plat area.
G. All easements and right-of-ways provided for public services or utilities.
H. All lot numbers and lines with accurate dimensions in feet and hundredths. When lots are located on a curve, the lot width at the building setback lines shall be shown.
I. Accurate outlines or areas to be dedicated or reserved for public use, or any area to be reserved for the common use of all property owners. The use and accurate boundary locations shall be shown for each parcel of land to be dedicated.
J. A copy of any restrictions and covenants the subdivider intends to include in the deeds to the lots in the subdivision.
K. Certification by a registered surveyor to the effect that the plat represents a survey made by him and that the monuments shown thereon exist as located and that all dimensional details are correct.
L. Notarized certification by the owner or owners of the adoption of the plat and the dedication of streets and other public areas.
M. The location of and a description of all monuments and pins as specified in the Engineer's road specifications.
N. A bar scale shall be shown on all pages of the subdivision.
O. Gross acreage, lot acreage, road acreage, net acreage and road mileage shall be shown.
(5) Supplementary Information. The following information shall be supplied in addition to the requirements in subsection (e)(1) to (4), inclusive.
A. If a zoning change is involved, certification from the City Zoning Inspector shall be required indicating that the change has been approved and is in effect.
B. Certification shall be required showing that all required improvements have been either installed and approved by the proper officials or agencies, or that a bond or other surety has been furnished assuring installation and initial maintenance of the required improvements.
(6) Filing. The final plat shall be filed with the City Planning Commission not later than twelve (12) months after the date of approval of the preliminary plan.
(7) Approval of Final Plat.
A. If the Planning Commission determines that all of the requirements of the zoning code and this subdivision code have been met, including the requirements of Chapters 1163, 1167 and 1171, it shall approve the final plat. No subdivision other than a minor subdivision, shall be recorded in the Ashtabula County Recorders Office until it has been approved by the City Planning Commission.
B. If the Planning Commission denies the final plat, it shall forthwith notify the applicant by certified mail that the plat has been rejected and the reasons why.
(Ord. 263-91. Passed 11-12-91.)
(a) Application. An application for approval of a final plat shall be submitted in writing to the secretary of the Commission. The application shall include the original tracing of the final plat, the original tracing of the drawings for the required improvements, six (6) prints of each tracing, three (3) sets of specifications and other maps, data and certificates as set forth in Section 1171.03
.
The developer may obtain conditional approval of the plat and install the required improvements before applying for approval of the final plat, or alternatively, he may apply for approval of the final plat and drawings and specifications of required improvements concurrently and furnish performance guarantees that he will install the improvements thereafter; or, if approved, the developer may construct parts of the improvements before approval of final plat and furnish performance guarantees for the construction of the remaining improvements.
The developer may apply for final plat approval of only that section of an approved preliminary plan of a subdivision which he proposes to develop and/or record as the first stage. However, the preliminary approval of any section shall become null and void if an application for final plat approval is not submitted within one year after approval of the preliminary plan, unless an extension of time is granted by the engineer.
(b) Review by City Engineer. The secretary of the Commission shall transmit two (2) prints of each drawing and the specifications to the City Engineer for determination if:
(1) The final plat conforms to the approved preliminary plans and any special conditions or modification stipulated, and for correctness of mathematical data and computations, and
(2) The designs and details of the required improvements as shown on the drawings and specifications are in conformance with any master plans for utilities, and streets and the grading and construction standards in effect in the City.
One copy of each stall be returned to the Commission within ten (30) days indicating his determinations.
(c) Action by the Planning Commission. If the Engineer determines the final plat, drawings and specifications are satisfactory in regard to the aforesaid provisions, and if the subdivision complies with all other applicable provisions of these regulations, the Commission shall approve it. Action shall be taken within forty-five (45) days after the meeting at which the application for approval and all required plats, maps and data were submitted to the Commission or within a mutually agreed upon extension; otherwise the plat shall be deemed to have been approved.
The Commission shall act upon the final plat, and/or drawings and specifications, either separately or concurrently; but in no event shall it approve the final plat for recording until the improvements are constructed or their construction guaranteed.
(d) Form of Approval. The approval of the final plat shall be indicated by a certification to that effect on the original tracing of the plat with the signature of the chairman and secretary of the Commission. The Commission shall obtain one duplicate tracing thereof at the developer's expense before returning the tracing to him. On the event the plat is not approved, the reason for disapproval of a plat shall be stated in the records of the Commission.
The approval of the drawings and specifications for the required improvements shall be indicated by a certification to that effect on the original drawings and specification with the signature of the City Engineer. Approval of the improvements as constructed shall likewise be certified by the City Engineer.
(e) Recording. The developer shall file the approved final plat in the office of the Recorder. The approval of the Commission shall expire within sixty (60) days unless within that period the plat shall have been duly filed and recorded and the Commission so notified by the developer in writing. If the final plat is revised in any manner after approval, the approval shall be null and void.
(f) Effect of Approval and Recording. If drawings and specifications for improvements are approved and construction guaranteed, the final plat may be approved and recorded, construction of improvements started, building permits issued, and lots may be sold, leased or transferred; or after satisfactory construction of the improvements the final plat may be approved and recorded, building permits may be issued, and lots may be sold, leased or transferred.
Occupancy permits for a building shall not be issued until streets and utilities are accepted by the City for public use; however, a temporary occupancy certificate may be issued upon condition the developer assumes all responsibility for maintenance of streets and utilities until officially accepted by the City.