(A) Number of copies required at the time of application. The developer shall submit 5 large scale copies and 1 reduced scale (11" x 17") copy of the preliminary plat and required accompanying information to the city.
(B) Contents of the preliminary plat and required accompanying information. The developer shall submit a preliminary plat and required accompanying information which shall include, but not be limited to, all of the information outlined below:
(1) Preliminary plat. The preliminary plat shall include the following:
(a) A north arrow and scale not greater than 1 inch equals 100 feet shall be shown on all maps/drawings;
(b) The proposed name of the plat, which name shall not duplicate or be substantially similar to a plat previously recorded in the county;
(c) Date of application, name, address, phone number, and applicable license or registration number of the owner, developer, agent, applicant, engineer, surveyor, planner, attorney, or other principal involved in the development of the plat;
(d) Proof of ownership or legal interest in the property in order to make application;
(e) Existing comprehensive plan land use and zoning designation within and abutting the proposed plat;
(f) Any zoning changes needed, or reference to any zoning or similar land use actions that are pertinent to the proposed development;
(g) Total acreage of the land to be subdivided and total upland area (land above the ordinary high water mark of existing wetlands, lakes and rivers);
(h) Boundary line survey and legal description;
(i) Existing covenants, liens, or encumbrances;
(j) Proposed lot lines, dimensions, the gross acreage, and the acreage net of any wetlands, floodplains, surface waters, and other encumbered areas of all lots. When lots are located on a curve in a road or cul-de-sac, the lot width at the building setback line shall be shown. Lot areas shall consist of buildable land as defined by the Zoning Code and lots which contain water bodies, power line or pipeline easements shall show the lot area outside of the water body/easement;
(k) Proposed lot and block numbers;
(l) Building pad and minimum building setbacks shown on each lot indicating dimensions of the setbacks;
(m) Layout of streets, showing right-of-way widths, centerline street grades and approximate radii of all curbs, proposed contours within the entire plat, and proposed street names for consideration and acceptance by the city. Access, right-of-way widths, driveways, and street classifications shall be consistent with the Comprehensive Plan;
(n) Parks, trails, sidewalks or other areas intended for public use or common ownership;
(o) Minimum lot areas, lot widths, and setback dimensions shall be shown and the minimum lot areas, lot widths, and setback areas shall conform with the proposed zoning for the site, unless the subdivision is a PUD;
(p) Topography map showing topographic contours at 2-foot intervals;
(q) All delineated wetlands, flood plain areas, the ordinary high water level (OWHL) of DNR protected waters, and any encroachments;
(r) Wetland replacement plan shall be provided (if applicable);
(s) Tree inventory and preservation plan;
(t) Utility easements, drainage easements, wetland easements, wetland buffers, and shoreland setback requirements, if applicable;
(u) Preliminary landscape plans; and
(v) Any additional information requested by the Community Development Department.
(2) Certificate of survey. A certificate of survey prepared by a licensed land surveyor must be submitted which identifies the following:
(a) Scale not more than one inch equals 100 feet;
(b) North point indication;
(c) Existing parcel boundaries to be platted with dimensions and area;
(d) Existing legal description;
(e) Easements of record;
(f) Delineated wetland boundary, also including the Ordinary High Water Level (OHWL) of any lakes, rivers, or Department of Natural Resources (DNR) waters;
(g) All encroachments;
(h) Existing buildings, structures, and improvements within the subject property and those 100 feet outside the boundaries of the subject property; and
(i) Location, widths, and names of all existing public streets, rights-of-way or railroad rights-of-way showing type, width, and condition of the improvements, if any, which pass through and/or are within 100 feet.
(3) Preliminary grading, drainage (storm water) and erosion control plan. The developer shall submit a preliminary grading, drainage and erosion control plan utilizing a copy of the current certificate of survey as a base for the site in question, prepared and signed by a licensed engineer. The grading plan shall be designed to avoid premature disruption of land and long-term storage of excess materials. The grading plan shall depict the following information:
(a) A north arrow and scale not greater than one inch equals 100 feet shall be shown on all maps/drawings;
(b) Location of natural features including, but not limited to, tree lines, delineated wetlands, water courses, ponds, lakes, streams, floodplain, drainage channels, ordinary high water level (OHWL) and 100-year storm elevations, bluffs, steep slopes, and the like. If wetlands are proposed to be impacted, a mitigation plan shall also be submitted;
(c) Existing contours at 2-foot intervals shown as dashed lines for the subject property and extending 100 feet beyond the outside boundary of the proposed plat;
(d) Proposed grade elevations at 2-foot intervals shown as solid lines;
(e) Proposed plan for surface water management, ponding, drainage and flood control, including the normal water level and high water level of all ponds and watercourses;
(f) Provision for groundwater management including sub-surface drains, disposals, ponding, and flood controls;
(g) Location of all existing storm sewer facilities including pipes, manholes, catch basins, ponds, swales, and drainage channels within 100 feet of the subject property. Existing pipe sizes, grades, rim and invert elevations, and normal and high water elevations must be included;
(h) If the subject property is within or adjacent to a 100-year floodplain, flood elevation and locations must be shown;
(i) Spot elevations at drainage break points and directional arrows indicating site, swale, and drainage on lots and streets;
(j) Lot and block numbers, building style, building pad location and elevations at the lowest floor and garage slab for each lot;
(k) Locations, sizes, grades, rim and invert elevations of all proposed storm water facilities, including ponds, proposed to serve the subject property;
(1) Phasing of grading;
(m) Location and purpose of all oversize, non-typical easements;
(n) All soil erosion and sediment control measures to be incorporated during and after construction must be shown. Locations and standard detail plates for each measure shall be in accordance with city standards and included on the plan;
(o) Soil tests for areas where streets and building pads are proposed and other soil information as requested by the City Engineer;
(p) All re-vegetation measures proposed for the subject property must be included on the plan, including seed and mulch types and application rates;
(q) Drainage plan, including the configuration of drainage areas and calculations for 2-year, 10-year, and 100-year 24-hour storm events. A 500-year event may also be required by the City Engineer;
(r) Layout of proposed streets showing centerline gradients, section widths, and typical cross sections; and
(s) Date of plan preparation and dates of all revisions.
(4) Preliminary utility plan. The developer shall submit a preliminary utility plan utilizing a copy of the current certificate of survey as a base of the site in question, prepared by a licensed engineer, depicting the following information:
(a) Scale not larger than one inch equals 100 feet;
(b) Location, dimensions, and purpose of all easements;
(c) Location and size of existing sanitary sewers, water mains, culverts, or other underground facilities within the subject property and to a distance of 100 feet beyond the outside boundary of the proposed plat. Data such as grades, invert elevations, and location of catch basins, manholes, and hydrants shall also be shown;
(d) Location and size of proposed sanitary sewers, water mains, culverts and other stormwater facilities, or other underground municipal facilities within the subject project;
(e) All other utilities shall be located and designed in accordance with the requirements of the city engineering standards; and
(f) Date of plan preparation and dates of all revisions.
(5) Miscellaneous information. The following shall be submitted to the city, if applicable:
(a) An evaluation by the applicant that the subdivision would not be determined to be premature pursuant to the criteria outlined by the comprehensive plan and this chapter.
(b) All preliminary plats that will not be subsequently final platted or improved in their entirety shall include a phasing plan with the following information submitted with the preliminary plat:
1. The sequence of development and approximate areas, approximate number of lots in each phase, total area and buildable area per phase. Information shall be provided regarding the number of dwelling units, proposed improvements, and common facilities for each. Each phase of a preliminary plat shall be consistent with growth management criteria of the city;
2. Any trail, sidewalks, and parks within the approved phase of the preliminary plat shall be constructed along with streets and utilities and shall be clearly marked on a site map which shall be an attachment to all sales agreements for individual lots;
3. A site grading plan that is coordinated with the phasing plan to avoid premature disruption of land or long-term storage of excess materials;
4. A development agreement that includes a financial security to ensure completion of common facilities, trails, and landscaping shall be provided. A master subdivision development agreement that governs subsequent phases shall also be required; and
5. Unless otherwise clearly noted on the phasing plans or stated in the development agreement, all improvements shown within each phase shall be constructed and completed with that particular phase.
(c) Documents outlining the content of proposed conservation easements, restrictive covenants, deed restrictions, and establishment of homeowners associations for review. Where the plat is intended to include common open spaces, these documents shall address ownership and long-term maintenance of these open space areas.
(d) Information or easements showing how public utilities, drainage, and roads can be extended to serve adjacent property.
(e) Landscape and screening plans showing landscape plantings for yards and subdivision entrances, and specifying plant locations, varieties, and sizes.
(f) Plans showing the elevations of signs and the location, ownership, and maintenance responsibilities of the signs.
(g) Examples of building product showing illustrations of building footprint, floor plans, building elevations, and exterior building materials.
(h) Street lighting plans showing proposed location and type of fixture.
(C) Staking. At a minimum, street centerline, parks and trails identified to be staked by the developer during the preliminary plat process shall be staked in the field at least 15 days prior to the Planning Commission preliminary plat public hearing to allow city staff, board and commission members and the City Council to view the subject site.
(D) Development agreement. Approval of the preliminary plat shall be contingent upon the applicant's entrance into a development agreement with the city.
(1) The developer shall provide an estimate of the project construction cost for review and approval by the City Engineer.
(2) The developer shall meet with city staff and the City Attorney to finalize the terms of the development agreement.
(3) Upon the finalization of the development agreement, the City Attorney shall have the final copy of the agreement signed by all appropriate parties. The development agreement shall be recorded against the property.
(4) Financial securities shall be posted with the city as outlined in the development agreement.
(5) Final grading and utility plans shall be approved by the City Engineer and made a part of the development agreement.
(a) No grading shall be allowed until the preliminary plat has been approved, an interim development agreement has been executed, and the required financial securities are posted with the city.
(b) No construction/installation of sanitary sewer or water utilities or streets shall be allowed until approval of a final plat and final development agreement and the required financial securities are posted with the city.
(Ord. 550, passed 5-22-2006; Am. Ord. 647, passed 9-14-2015)