(A) Preliminary plat application, plans and data.
(1) Existing conditions. General subdivision information should describe or outline the existing conditions of the site and the proposed development as necessary to supplement the drawings listed below. This information may include data on existing covenants, land characteristics, and available community facilities and utilities; and information describing the subdivision proposal such as number of residential lots, typical lot width and depth, price range, business areas, and other public areas, proposed protective covenants and proposed utilities and street improvements.
(2) Sketch plan. The sketch plan should show, in simple sketch form, the proposed layout of streets, lots, and other features in relation to existing conditions. The sketch plan may be a free-hand pencil drawing. The sketch plan shall include the information listed below, unless specifically waived by the Committee:
(a) Proposed name of the subdivision.
(b) Name, address and telephone number of owner, licensed surveyor, licensed engineer or designer of the plat.
(c) Location, tract boundaries, township, north point, scale and date of preparation of the subdivision as part of a larger area.
(d) Total acreage involved.
(e) Contour lines at 2 foot intervals if the slope is less than 10% and 5 feet for sketch drawing where the slope is greater than 10%.
(f) Existing highways and proposed streets on and adjacent to the tract, location and dimensions. Several alternatives, if considered.
(g) Statement of how sewage disposal and water supply will be provided.
(h) All utility services location and size within or adjacent to the tract.
(i) Existing zoning districts on and adjacent to the tract.
(j) Designation of areas subject to a 50-year and 100-year flood.
(k) Site data including the number of residential lots and typical size.
(3) Inscriptions for approval. The following inscriptions shall be provided on the sketch plan (preliminary plat).
(a) Subdivision Committee Chairman.
(b) Danville Zoning Administrator.
(4) Committee action. Following the review of the preliminary plat and supporting data for conformity to these regulations and following negotiations with the developer on changes deemed advisable and the kind and extent of improvements to be made by them, the Committee shall express its approval, disapproval or conditional approval of the preliminary plan and its reasons therefore.
(B) Plats and data for semi-final plat approval.
(1) Existing conditions. Data required for the semi-final plat below, shall include existing conditions as follows except when otherwise specified by the Committee:
(a) Boundary lines. Based on an accurate traverse with angles or a azimuth and with lined dimensions.
(b) Existing and proposed easements. Locations, width and purpose.
(c) Streets on and adjacent to the tract. Name and right-of-way width, elevation of surfacing, established centerline elevations, walks, curbs, gutters, culverts, etc.
(d) Utilities on and adjacent to the tract. Location, size, and invert elevation of sanitary, storm and combined sewers; location and size of water mains; location of gas lines, fire hydrants, electric and telephone lines, and street lights; direction and distance to and size of nearest water mains and sewers adjacent to the tract showing invert elevation of sewers.
(e) Ground elevation on the tract, based on the U.S. Coast and Geodetic Survey (U.S.C. & G.S.) Datum Plane. For land that slopes less than .5%, show one-foot contours; show spot elevations at all breaks in grades, along all drainage channels or swales, and at selected points not more than 100 feet apart in all directions; for all land that slopes more than .5% show two-foot contours.
(f) Surface conditions on the tract if required by the Commission. Location and results of tests made to ascertain subsurface soil, rock and groundwater conditions; depth to groundwater unless test pits are dry at a depth of five feet; location and results of solid percolation tests if individual sewage disposal systems are proposed.
(g) Other conditions on the tract. Water courses, marshes, rock outcrop, wooded areas, isolated preservable trees one foot or more in diameter, houses, barns, shacks and other significant features.
(h) Other conditions on adjacent land. Approximate direction and gradient of ground slope, including any embankments or retaining walls; character and location of buildings, railroads, power lines, towers and other nearby non-residential land uses or adverse influences: owners of adjacent unplatted land; for adjacent platted land refer to subdivision plat by name, recording date, and number, and show approximate percent build-up, typical lot size, and dwelling type.
(i) Zoning on and adjacent to the tract.
(j) Proposed public improvements. Highways or other major improvements planned by the public authorities for future construction on or near the tract.
(k) Title and certificates. Present tract designation according to official records in offices of the County Recorder, title under which proposed subdivision is to be recorded, with names and addresses of owners.
(2) Proposed data. Semi-final plat shall be drawn to scale of not less than 100 feet to the inch nor more than 50 feet to the inch. It shall show all existing conditions required above and shall also show all of the following proposed data:
(a) Name. The title under which the subdivision is to be recorded.
(b) Legal description. Its location by section, township and range and as forming a part of some larger tract or parcel; of land referred to in the indexes of the records of the County Recorder of Deeds or County Clerk.
(c) Vicinity map. Sufficient information to accurately locate the plat. (Reference to existing streets, plats, etc., may be used. If there are none within a reasonable distance of the proposed subdivision, the vicinity map on a small scale should accompany the semi-final plat.)
(d) Monumentation. The description and location of all survey monuments in the subdivision shall be shown.
(e) Public-area descriptions. The names, locations, roadway widths, right-of-way widths, approximate gradients and other dimensions of streets, alleys easements, parks and other open spaces.
(f) Land usage. Sites, if any, for multi-family dwellings, shopping centers, churches, and industry.
(g) Common-use areas. All parcels of land intended to be dedicated for public use or reserved for the use of all property owners with the purpose indicated.
(h) Utilities. Location and size of gas, water, storm and sanitary sewer utilities. The location plan shall include both plan and profile of all proposed utility locations.
(i) North point and scale and date of preparation.
(j) Block number and layout, numbers, dimensions, and area of lots.
(k) Building setback lines showing dimensions.
(3) Proposed covenants. Draft of protective covenants, if any, whereby the developer proposes to regulate land use and otherwise protect the proposed development.
(4) Inscriptions for approval. The following inscriptions shall be provided on the semi-final plat:
(a) Subdivision Committee Chairman.
(b) Planning and Zoning Commissioner.
(c) Acceptance by the mayor and city clerk.
(d) City engineer.
(e) County/township highway commissioner (if applicable).
(f) Licensed land surveyor's certification.
(C) Plats and data for final plat approval.
(1) Required submittals. Final plat shall be drawn in ink and provided in reproducible material and on sheets not to exceed a maximum of 24 inches wide by 36 inches long or a minimum of 18 inches wide by 24 inches long and shall be at a scale of not less than 100 feet to one inch nor more than 50 feet to the inch. Where necessary, the plat may be on several sheets accompanied by an index sheet showing the entire subdivision. For large subdivisions, final plats may be submitted for approval in stages. The Commission may require the developer to submit a development schedule describing each stage and its proposed dates of construction. The final plat shall show the following:
(a) Name of subdivision.
(b) Location to township, section and range or by other legal description.
(c) Scale.
(d) Date and north point.
(e) Boundary of plat, based on an accurate traverse, with angles or azimuth and lineal dimensions.
(f) Exact location, width, and name of all streets within and adjoining the plat, the exact location and widths of all sidewalks and cross walkways. Streets that are in alignment with other existing named streets and shall bear the names of the existing streets.
(g) True angles and distances to the nearest established street lines or official monuments (not less than three, which shall be accurately described in the plat).
(h) Radii, internal angles, points and curvatures, tangent bearings and lengths of all arcs.
(i) Location, dimension and purpose for all easements.
(j) Accurate outlines and legal descriptions of any areas to be dedicated or reserved for public use with the purpose indicated thereon, and of any area to be reserved by deed covenant for common uses of all property owners.
(k) Location of all sewer taps above grade.
(l) Building setback lines accurately shown by dimension.
(m) Protective covenants which meet with the approval of the Commission shall be lettered on the final plat or attached thereto.
(n) A blank certificate of approval.
(2) Committee action. Following the review of the final plat and supporting data for conformity of these regulations, the committee shall approve, disapprove, or approve conditionally the final plat.
(3) Inscriptions for approval. The following inscriptions shall be provided on the final plat:
(a) Subdivision Committee Chairman.
(b) Planning and Zoning Commission Chairman.
(c) Acceptance by the mayor and city clerk.
(d) Acceptance by the Board of Supervisors (Only if township roads are involved).
(e) County Chairman, County Clerk (Only if county roads are involved).
(f) Licensed land surveyor's certification.
(g) City engineer.
(h) County/township highway commissioner (if applicable).
(i) Passed by the City Council and resolution number.
(4) Accompanying documents. Accompanying documents shall consist of:
(a) Surveyor's certification. Certification by a registered land surveyor.
(b) Owner acknowledgments. Notarized certifications, by owners or owner, and by mortgagor or lien holder of record, acknowledging and agreeing to the plat and the dedication of streets and other public areas.
(c) Construction agreement. An agreement executed by the owner and developer to make and install the improvements provided for in § 154.04 in accordance with the plans and specifications accompanying the final plat.
(d) Construction bonds. A notice from the city clerk stating that the following have been filed with and approved by the city engineer and the City Council:
1. Bonds.
a. A certificate by the city engineer or the appropriate township highway commissioner that all improvements and installations to the subdivision required for its approval have been made or installed in accordance with the specifications; or in lieu of actual completion of such improvements, the developer has filed with the city a bond with sufficient and acceptable surety to secure to the city or township or to both, as the case may be, the actual construction of the improvements within the subdivision in accordance with approved plans and specifications therefor, and the requirements of this subdivision chapter, within a period of not to exceed two years from the date of filing of said bond. No building permits shall be issued until such bond is received from the subdivider.
b. The amount of the bond shall be approved by the city engineer. The amount shall be calculated 125% of the estimated cost of actual construction of such improvements plus engineering fees for layout and inspection thereof. In the event that the improvements are not completed within the time specified in said bond or within said extensions thereof as may be agreed upon in writing by developer, and sureties, and appropriate governmental agency, the respective governmental agency or agencies may complete the improvements and the developer and surety will be separately and jointly liable for the costs thereof to the amount of said bond.
c. The bond may provide for the improvements to be installed in units; for extensions of time under conditions approved by the city engineer, and for the termination of the bond upon vacation or reversion of said subdivision to acreage. or upon completion of improvements approved by the City Council.
d. Release of the bond shall require a vote of the City Council to accept the subject improvements as public improvements, in which event the city engineer shall release the subject bond or the appropriate portion thereof.
2. Evidence of an acceptable written warranty by the developer or a maintenance bond equal to 15% of the cost of surface improvements covering a one- year period holding the city harmless against any defect in the material or workmanship furnished in connection with such improvements by reason of settling of the ground, base or foundation thereof.
3. A certificate from the County Clerk or County Collector that he
finds no delinquent general taxes and that all special assessments constituting a lien on the whole or any part of the land to be subdivided have been paid.
finds no delinquent general taxes and that all special assessments constituting a lien on the whole or any part of the land to be subdivided have been paid.
(Ord. 8290, passed 12-17-02)