(A) Application procedure and requirements.
(1) Based upon the approval of the Planning Department of the sketch plat, the applicant shall file an application for approval of a preliminary plat. The application shall be made on forms provided by the Planning Department, and shall include the following:
(a) A check made out to the city for an amount of the preliminary plat application fee, as determined by the City Council;
(b) A minimum of 12 copies of the preliminary plat as described in these regulations; and
(c) A minimum of 12 copies of the site plans described in these regulations.
(2) Additionally, the preliminary plat must comply in all aspects with the approved sketch plat, including all specific conditions which require City Council approval, and the preliminary plat must be presented to the Planning Department at least four weeks prior to the meeting of the Zoning Board or City Council at which subdivision consideration is desired. Within three working days of the receipt of a complete application, the Planning Department shall notify, in writing, by certified mail, return receipt requested, or served in person, the president of the school board of each district in which the proposed subdivision is located. The notice shall state that a plat has been submitted for approval and shall give the date, time and place of the hearing for consideration of the plat. Additionally, the State Department of Transportation, the appropriate local highway authority, the supervisor of each township in which the proposed subdivision is located, the County Clerk and the County Health Department shall be notified that a plat has been submitted for approval and shall give the other information outlined above.
(B) Preliminary plat requirements.
(1) The preliminary plat shall be prepared by a professional land surveyor at a standard engineering scale of not more that 100 feet per inch, and shall be of such size as is acceptable for filing in the office of the Recorder of Deeds, but shall be no smaller than eight and one-half by fourteen inches (8½" x 14"), or no larger than thirty by thirty-six inches (30" x 36"). If accepted by the City Council without changes, the preliminary plat documents may also serve as part of the final plat documents. The preliminary plat must include all the requirements of the sketch plat, and in addition shall be accurately drawn to scale, and also must include the following information:
(a) The location, names and dimensions of all existing and proposed streets and easements, alleys and other public ways; the locations and dimensions of all streams, rivers, wetlands and other water bodies; the location and dimensions of all other existing buildings, parks, drainage ditches and other pertinent features;
(b) The locations, dimensions and areas of all existing and proposed lots;
(c) The locations and dimensions of all property proposed to be set aside for public use, with designation of the purpose and conditions of the dedication.
(d) The date, true north point, scale, and proposed name of the subdivision;
(e) Indication of the use of each lot in the subdivision;
(f) Sufficient data acceptable to the Engineering Department to determine the location, bearing, and length of all lines, and to reproduce such lines upon the ground, including the locations of all monuments;
(g) Additional specifications and requirements as deemed necessary and specified by the City Council or the Planning Department.
(2) The lack of information required above, or the provision of improper information on the part of the subdivider, may cause disapproval of the preliminary plat as provided for in § 153.30 of this chapter.
(C) Site plan requirements. Site plans shall be prepared for all required improvements. Plans shall be drawn at the same scale as the preliminary plat, and plan sheets shall be of the same size as the preliminary plat. The site plans shall include the following information:
(1) Plans showing locations and slopes of all existing and proposed streets;
(2) Plans and profiles showing the locations and typical cross sections of street pavements including proposed locations and cross sections of curbs and gutters, sidewalks, drainage easements, rights-of-way, manholes and catch basins; the proposed method of sewage waste disposal; the proposed locations of street trees, street lighting standards, and street signs; the locations of existing and proposed sanitary sewers and storm water drains; the locations of all fire hydrants, showing connection to any existing or proposed utility systems; and proposed location and size of all underground utilities or structures;
(3) Location, size, elevation and other appropriate descriptions of any existing amenities, water bodies or streams, railroads, buildings, trees of eight-inch diameter or larger measured four feet above the ground, the point of connection to proposed facilities and utilities within the subdivision, and any features noted in the Comprehensive Plan;
(4) Existing and proposed topography, with a contour interval of two feet, showing all excavation to be performed and all on-site drainage control measures, and a study of the effects of the proposed excavations on the flow of storm water.
(5) All other standards and specifications required by the city in regard to construction;
(6) Natural Resources Report from the County Soil and Water Conservation District; Endangered Species Report from the State Department of Conservation, and reports from other authorities as required by the Planning Department.
(7) Additional specifications and requirements as deemed necessary by the City Council or the Planning Department.
(D) Staff review.
(1) Following preliminary plat application, the Planning Department and other appropriate officials of the city shall review the preliminary plat application for completeness and compliance with the requirements set forth in this chapter and in the sketch plat review. In the case of any deficiency on the part of the application, the Planning Department shall inform the applicant in writing which sets forth specific aspects of the proposal which do not comply with the subdivision regulations set forth by the city. If the applicant does not correct the deficiencies outlined by the Planning Department in time for City Council or Zoning Board review at the desired meeting, the staff may hold over the application until such a time as when the deficiencies have been corrected. The Planning Department shall, within 90 days from the date of submission of the last item of required supporting data, make a recommendation to the City Council.
(2) In cases of proposed subdivisions which will have a substantial effect on the orderly development of the city, or which are not in accordance with the provisions of the Comprehensive Plan, the Planning Department reserves the right to refer the preliminary plat to the Planning Commission for comment before action by the Zoning Board or City Council.
(E) Public hearing.
(1) If zoning action is necessary, the Zoning Board shall hold a public hearing and provide public notice on the preliminary plat at the same time and place as the public hearing for the zoning action. The Zoning Board shall review and hear all public testimony regarding the zoning action, preliminary plat and site plans, and make a recommendation to the City Council to approve, approve with conditions, or deny the preliminary plat. Then the preliminary plat approval process shall move to the City Council for action in the same manner as the zoning application.
(2) If no zoning action is necessary, the City Council shall hold a public hearing and provide public notice on the preliminary plat in the same manner as a zoning application, except that the public hearing shall be held by the City Council.
(3) The City Council shall review and hear all public testimony regarding the preliminary plat and site plans and move to action at the next City Council meeting.
(F) City Council review and approval.
(1) Following review and recommendation by the Zoning Board, or review of the public hearing held by the City Council, the City Council shall, within 30 days of the Zoning Board action or a public hearing before the Council, review the preliminary plat and site plans. The City Council shall advise the applicant of any changes and/or additions to the preliminary plat and construction plans necessary for approval. The City Council shall then, without further public hearing, approve, approve with conditions or deny the preliminary plat. Approval of the application shall authorize the applicant to prepare and submit the final subdivision plat with corrections and conditions, if any, required for preliminary plat approval. If the preliminary subdivision is denied, the City Council shall state specific reasons for denial, and the applicant shall be provided 60 days to re-submit a revised application without paying additional fees. In no way is preliminary subdivision approval to serve as final subdivision approval.
(2) Upon Planning Department recommendation, the Council may request to hold public hearings involving commercial, industrial, mixed-use, and major subdivision applications jointly with the Zoning Board of Appeals.
(Ord. O-93-01, passed 1-25-93)