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In obtaining final approval of a proposed subdivision by the Council, the subdivider shall submit a preliminary plat in accordance with the requirements of Section 170.10 of this chapter and install the required improvements or provide a performance bond.
Prior to the submission of the preliminary plat of any subdivision, the subdivider is encouraged to meet with the City Engineer and other City officials responsible for the administration of these regulations to be advised of the procedural steps, design standards required improvements, and platting requirements. During such meetings, no commitments shall be made which will be binding upon the City.
Every proposed subdivision shall be submitted for tentative approval in the form of a preliminary plat prior to the submission of a final record plat. The purpose of the preliminary plat and accompanying material is to provide all facts needed for the Commission and Council to determine whether the proposed subdivision is satisfactory from the standpoint of the public interest. The following graphic and descriptive material is required to be provided on the preliminary plat and in the accompanying material.
1. Contents of Preliminary Plat. The preliminary plat shall be prepared by a registered engineer at a convenient scale of not more than one inch equals 100 feet, may be prepared in pen or pencil, and the sheets shall be numbered in sequence if more than one sheet is used. The following information shall be shown on the preliminary plat:
A. Title, scale, north point and date.
B. Subdivision boundary lines, showing dimensions, bearings, angles, and references to section, townships and range lines or corners. Exterior boundaries are to be indicated with a solid heavy line.
C. Present and proposed streets, alleys and sidewalks, with their rights-of-way, in or adjoining the subdivision, including dedicated widths, approximate gradients types and widths of surfaces curbs, and planting strips, and location of street lights, fire hydrants, and street signs.
D. Proposed layout of blocks and lots showing dimensions, radii, chords and the square foot areas of lots that are not rectangular and the lot and block number in numerical order.
E. Building setback or front yard lines.
F. Parcels of land proposed to be dedicated or reserved for schools, parks, playgrounds, or other public, semi-public or community purposes.
G. Present and proposed easements, showing locations, widths, purposes and limitations.
H. Location and names of adjoining parcels of un-subdivided and subdivided land.
I. Boundaries of the highest known flood of record affecting the subdivision and the source of information.
J. If the proposed subdivision borders on a lake or stream, the distances and bearings of meander line established not less than 20 feet back from the mean high water mark of the lake or stream.
K. Existing blocks, lots, and buildings.
L. Present and proposed utility systems including sanitary and storm sewers, other drainage facilities, water lines, gas mains, electric utilities, and other facilities, with the size, capacity, invert elevation and location of each. If the subdivision is within one mile of public sewer or water or both, notation shall be made of the direction and distance to such facilities.
M. Proposed name of the subdivision.
N. Names and addresses of the owner, subdivider builder, and surveyor who prepared the preliminary plat, and the surveyor who will prepare the final plat.
O. Official legal description of the property being platted.
P. Contours at vertical intervals of not more than two feet if the general slope of the site is less than 10 percent and at vertical intervals of not more than five feet if the general slope is 10 percent or greater.
Q. Existing and proposed zoning of the proposed subdivision and adjoining property.
R. Location of all proposed monuments.
2. Information to Be Provided in Accompanying Material. The following information shall accompany a plat when filing:
A. A complete listing of all existing covenants which apply to the land to be subdivided, and a complete listing of all covenants which are proposed by the developer to apply to the subdivided land.
B. A table of the following information:
(1) Total acreage of subdivision.
(2) Total number of lots.
(3) Minimum, average, and maximum lot area.
(4) Acreage of public lands to be dedicated or reserved other than streets.
C. An attorney’s opinion showing that the fee title to the property proposed for subdividing is in the owner's name as shown on the plat and showing any encumbrances that may exist against the land.
D. If any portion of the subdivision is to have access on a State or County jurisdictional street, a written and signed statement acknowledging and permitting the access by the duly authorized official of the appropriate jurisdiction.
E. Specifications and engineering construction drawings including profiles, cross-sections, and details of all public improvements. Elevations shall be referred to mean sea level as exhibited in standard U.S. Geological Survey Maps. Specifications and references shall meet those required by the City’s construction and specification standards, including a site grading plan for the entire subdivision.
The subdivider shall prepare a preliminary plat in accordance with the provisions of Section 170.10 and shall file with the Clerk an application in triplicate for the tentative approval of the plat. The application shall include:
1. Forms and Fees. Be made on forms available from the Clerk together with a fee equal to the amount charged by a Registered Engineer.
2. Number of Plats. Be accompanied by a minimum of 10 copies of the preliminary plat.
3. Time of Submission. Be presented to the Clerk at least four weeks prior to the regular meeting of the Commission.
The Clerk shall immediately refer one copy of the preliminary plat to a Registered Engineer, seven copies to the Commission and retain one copy in the City office. In the case of a subdivision outside the corporate limits of the City, the Clerk shall refer one copy of the preliminary plat to the County Board of Supervisors.
The preliminary plat shall be reviewed by the Commission to determine its conformity with these regulations and all other ordinances and regulations in force affecting subdivisions. Copies of the preliminary plat may be transmitted to other City or school officials, as the Commission deems necessary, for their recommendations concerning matters within their jurisdiction. Their recommendations, along with those of the City Engineer, shall be transmitted to the Commission within three weeks from the date the plat is filed. The Commission may confer with the subdivider on changes deemed advisable and the kind and extent of such improvements to be made.
The Commission shall, as soon as possible, but not more than 30 days thereafter, pass upon the preliminary plat as originally submitted or modified. If the Commission does not act within 30 days, the preliminary plat shall be deemed to be approved; provided, however, the subdivider may agree to an extension of the time period not to exceed an additional 60 days. It shall then set forth its recommendations in writing, whether of approval, modification, or disapproval.
1. Reasons for Changes or Disapproval. In the event that substantial changes or modifications are made by the Commission or the Commission recommends disapproval of the plat, it shall give its reasons therefor and it may request and cause the revised preliminary plat to be re-submitted in the same manner as the original plat.
2. Tentative Approval. If the Commission recommends approval, it shall express its approval as “tentative approval” and state the conditions of such approval, if any.
3. Documenting Approval. The action of the Commission shall be documented on seven copies of the preliminary plat, referenced and attached to any conditions determined. One copy shall be returned to the subdivider, one copy shall be retained by the Commission, and five copies shall be referred to the Council.
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