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(A) Purpose. The purpose of the sketch plat is to provide the subdivider, the Planning Commission and the governing bodies an opportunity to identify any problems concerning the land use, general design and overall approaches to installation of improvements before the expenditure of large amounts of money and manpower in the preparation of more detailed platting documents. This step in the overall subdivision process is very important because it is at the initial part of the process when decisions are to be made that can have great value from the fulfillment of the Comprehensive Plan; or, conversely decisions wrongly made at this point can be very damaging to the fulfillment of the Comprehensive Plan. It is important that all of the land to be included in the proposed subdivision shall be included in the sketch plat so that an overview of an entire area can be accomplished.
(B) Before preparing the sketch plat, the subdivider should review these regulations and discuss with the Community Development Director the procedures for the adoption of a subdivision plat and the general requirements as to the layout of streets and for any reservations of land, street improvements, drainage, sewerage, water supply, fire protection, the availability of services and similar matters.
(C) Applicability. A sketch plat shall be required as a condition precedent to approval of any application for a major plat, except where the Community Development Director determines:
(1) The subdivision will result in no more than one new street and sufficient information exists to begin preparation of a preliminary plat; or
(2) A concept plan, preliminary site plan or final site plan for the property provides sufficient information for the preparation of a preliminary plat.
(D) Phasing of development. The Commission may permit a sketch plat for a major plat to be divided into two or more phases, as indicated on the sketch plat, provided each phase satisfies the requirements of this chapter. In considering phasing of a sketch plat, the Commission may approve certain conditions as it deems necessary to assure the orderly development of the platted land. Such conditions may include but are not limited to temporary street and alley extensions, temporary cul-de-sacs, and off-site utility extensions.
(E) Application procedure and requirements.
(1) Pre-application conference. Before preparing the sketch plat, the applicant is strongly encouraged to schedule an appointment and meet with the Community Development Director to discuss the procedures for approval of the plat and the requirements as to general layout of streets and or reservations of land, street improvements, drainage, sewerage, fire protection, and similar matters, as well as the availability of existing services.
(2) General application requirements. Prior to platting of the land, the property owner shall file an application for approval of a sketch plat with the Commission. The application and sketch plat shall meet the following minimum requirements:
(a) The application shall include all contiguous holdings of the property owner with an indication of the portion which is proposed to be developed or offered, sold or leased, accompanied by an affidavit of ownership, which includes an address and telephone number of an agent who shall be authorized to receive all notices required by these regulations.
(b) The study shall be drawn to scale of one inch equals 200 feet or larger.
(c) The lower right-hand corner of the sketch plat shall contain a title block clearly showing the proposed name of the subdivision or addition, the name and address of the owner and the engineer or surveyor responsible for the designer survey, the scale of the drawing, the date the drawing was prepared, and the legal description of the track.
(d) The sketch plat shall clearly show the limits of the tract and scale distances. True north shall be clearly indicated and shall be to the top or left of the study.
(e) The sketch plat shall show the names of adjacent subdivisions or additions or the name of record owners of adjoining parcels of unplatted land.
(f) The study shall contain the existing zoning on adjoining land, the location, width, and names of all existing or platted streets or other public ways within or adjacent to the tract, existing permanent buildings, railroad rights-of-way, utility and drainage easements, and topography with existing drainage channels or creeks, and other important features such as tree groupings, vegetation, political subdivisions or corporate limits and school district boundaries.
(g) The study shall show the layout, names and width of proposed thoroughfares, collector streets, and intersections, and shall show a general configuration of proposed streets and alleys.
(h) The study shall show a general arrangement of land uses, including but not limited to park and school sites, municipal facilities, private open space, floodplains and drainage ways, phasing plan, and proposed nonresidential and residential uses and densities.
(3) Additional requirements prerequisite to preliminary plat approval. Except as permitted, prior to the submittal of a preliminary plat, the applicant shall submit for approval a sketch plat, at a scale of one inch equals 100 feet or larger, depicting all information required and the following additional items:
(a) The layout, names, and width of proposed streets, alleys, and easements.
(b) Layout, numbers, and approximate dimensions of proposed lots and all building fines.
(c) The location of proposed screening wails and/or other forms of screening shall be clearly indicated.
(d) Existing contours of the tract in intervals of two feet or less, referred to sea level datum.
(e) Existing sewers, water mains, culverts, or other underground structures within the tract and immediately adjacent thereto with pipe sizes and locations included.
(f) Proposed water, sanitary sewer and storm sewer pipe lines with culverts, bridges, and other appurtenances or structures shown.
(g) Storm water retention or detention basins as required.
(h) Erosion mitigation of lots or roads next to creeks and drainage ways.
(i) General tree survey information.
(4) Standards for approval. No sketch plat shall be approved by the Planning Commission for a plat which is intended for development unless it conforms to the Comprehensive Plan and the development ordinances of the city.
(5) Approval procedure. After review of the sketch plat, the report and recommendations of the Community Development Director and the exhibits submitted at a scheduled meeting, the Planning Commission shall approve, conditionally approve or disapprove the sketch plat. One copy of the proposed sketch plat shall be returned to the owner with the date of approval or disapproval and the reasons therefor accompanying the copy. If the Planning Commission disapproves the proposed sketch plat, the applicant may execute an appeal to the City Council in the manner proscribed in these regulations.
(6) Effect of approval. Approval of the sketch plat in conformance to these procedures by the Planning Commission constitutes authorization by the city for the property owner to submit application for approval of a preliminary plat subject to compliance with any conditions attached to approval of the sketch plat. The approval of any study or plat other than a preliminary plat does not certify the availability or capacity of infrastructure or that the property is suitable for development. The determination of infrastructure needs and capacity and the delineation of floodplain or other limitations on development will be done only during the review and approval of either a preliminary or final plat complete with required engineering plans and studies.
(Ord. 1573, passed 11-13-07)