The procedure for review and approval of Type II subdivisions consists of two separate steps. The initial step is the preparation and submission to the Planning Commission of a preliminary plat of the proposed subdivision. The second step is the preparation and submission to the Planning Commission of a final plat together with required certificates. This final plat becomes the instrument to be recorded in the office of the Recorder of the County when duly signed by the Chairperson of the Planning Commission
The subdivider and/or his or her agent should consult early and informally with the Planning Commission or its authorized representative for advice and assistance before the preparation of the preliminary plat and its formal application for approval. This will enable him or her to become thoroughly familiar with these Regulations and other official plans or public improvements which might affect the area. Such informal review should prevent unnecessary and costly revisions.
(a) Preliminary Plat.
(1) At least ten days prior to the meeting at which it is to be considered, the subdivider shall submit to the Planning Commission eight copies of a preliminary plat of the proposed subdivision drawn to a scale of not less than one inch equals 100 feet along with complete existing topographic information of the site.
Upon receipt of the copies of the preliminary plat, the Planning Commission shall forward copies of the preliminary plat to the County Board of Health, the Ashland Soil Conservation District, the Fire Department, the Board of Trustees of Public Affairs and the Street Commissioner, for the purpose of study and recommendation. These officials shall be informed of the meeting date at which the preliminary subdivision plat is to be considered and requested to make a report on such subdivision to the Planning Commission by or on such date. (Ord. 06-2007. Passed 2-19-07.)
A. The proposed subdivision name and location, the name and address of the owner or owners, and the name of the registered surveyor who prepared the plat.
B. Date, approximate north point and graphic scale.
C. The location of existing and platted property lines, streets, buildings, watercourses, railroads, sewers, bridges, culverts, drain pipes, water mains, any public utility easements, and the present zoning classification on the land to be subdivided.
D. Plans of proposed utility layouts such as sewers and water, and easements for all others, showing feasible connections to the existing utility systems. When such connections are not practicable, any proposed individual water supply and/or sewage disposal system site must be approved by the County Board of Health, and any non-Village central water supply and/or sewage disposal system site shall be approved by the State Health Department prior to approval of the preliminary plat.
E. The names, locations, widths and other dimensions of proposed streets, alleys, easements, parks and other open spaces, reservations, lot lines, building lines and utilities.
F. Contours at vertical intervals of not more than five feet.
G. Plans for minimizing erosion and sediment on the land to be developed, unless exempted by the Planning Commission.
H. Location sketch maps showing relationship of subdivision site to area.
(3) In addition to the preliminary plat the subdivider shall submit any proposed covenants and restrictions; plans or written statements regarding street trees or planted areas, parks and playgrounds where applicable; plans and any written statements regarding location and construction plans of water supply, sewage disposal, surface drainage, sedimentation and erosion control and flood control; and profiles of streets as required by the Planning Commission. The subdivider shall also submit an area plan, except when not deemed necessary by the Planning Commission, showing how the adjacent land area can be subdivided in subsequent development phases and how it could relate to the proposed subdivision.
(4) Within thirty days after submission of the preliminary plat to the Planning Commission or its representative or within such further time as the applicant may agree to, the Planning Commission will review it and indicate its approval, disapproval, or approval subject to modifications, as a basis for the preparation of the final plat. If a plat is disapproved, reasons for such disapproval will be stated in writing. The grounds for disapproval, including citation of or reference to the rule or regulation violated by the plat, shall be entered in the minutes of the Commission and the refusal endorsed on at least one of the plats. If approved subject to modifications, the nature of the required modification will be indicated.
(5) After acceptance of the preliminary plat for review by the Planning Commission or its authorized representative, failure of the Planning Commission to act on the preliminary plat within thirty days or within such further time as the applicant may agree to will be deemed approval of this plat.
(6) The approval of the preliminary plat by the Planning Commission will not constitute acceptance of the final plat and will not be indicated on the preliminary plat.
(7) One copy of the preliminary plat will be retained in the Planning Commission files, and one copy will be returned to the subdivider with any notations at the time of approval or disapproval and the specific changes, if any, required.
(8) The approval of the preliminary plat shall lapse unless a final plat based thereon is submitted within one year from the date of such approval unless an extension of time is applied for and granted by the Planning Commission.
(b) Final Plat.
(1) The final plat shall conform substantially to the preliminary plat as approved, and, if desired by the subdivider, it may constitute only that portion of the approved preliminary plat which he or she proposes to record and develop at the time, provided, however, that such portion conforms to all requirements of these Regulations.
(2) At least ten days prior to the meeting at which it is to be considered the subdivider shall submit the original drawing and three copies (blackline or blueline prints), together with any street profiles or other plans that may be required by the Planning Commission.
The plat shall be drawn to a scale of one inch equals 100 feet and preferably fifty feet to the inch where possible, unless otherwise approved by the Planning Commission or its authorized representative. Drawings must be drawn in India or permanent ink on tracing cloth or permanent reproducible material.
When the plat has been approved by the Planning Commission, one copy will be returned to the subdivider and one copy will be sent to the County Recorder, both with the approval of the Planning Commission certified thereon. One copy shall be retained in the Planning Commission files. The original tracing containing the certification of the Planning Commission will be filed with the County Engineer. If the subdivider wishes to retain the original tracing, he or she must provide a duplicate permanent transparency acceptable to the County Engineer.
(3) The Planning Commission shall approve or disapprove this final plat within thirty days after its submission to the Planning Commission or its authorized representative. Failure of the Planning Commission to act on this final plat within these thirty days shall be deemed approval of it. If the plat is disapproved, the grounds for disapproval shall be stated upon the records of the Planning Commission.
(4) Approval of the final plat by the Planning Commission shall not constitute the acceptance by the public of the dedication of any street or other public way or ground.
(5) The final plat shall show:
A. The line of all streets and roads, alley lines, lot lines, building setback lines, lots numbered in numerical order, reservations, easements, and any areas to be dedicated to public use or sites for other than residential use with notes stating their purpose and any limitations.
B. Sufficient data to determine readily and reproduce on the ground the location, bearing and length of every street line, lot line, boundary line, block line and building line, whether curved or straight, and including the north point. This shall include complete curve data on all curve lines.
C. All dimensions to the nearest one hundredth of a foot and angles to the nearest minute.
D. Location and description of monuments.
E. The names and locations of adjoining subdivisions and streets and the location and ownership of adjoining unsubdivided property.
F. A list of agreements and appropriate guarantees, if required by the Planning Commission, stating provisions that will be made for sedimentation and erosion control.
G. A list of all restrictions and covenants, if any, the developer intends to include in the deeds to the lots in the subdivision.
H. Date, title, name and location of the subdivision, graphic scale and north point.
I. Location sketch map showing site in relation to the area.
J. Certification showing that applicant is the land owner and dedicates streets, rights of way and any sites for public use.
K. Certification by registered surveyor to accuracy of survey and plat and placement of monuments.
L. Certification of approval by the County Board of Health when individual sewage disposal or water systems are to be installed or by the State Health Department or other appropriate agency when non- Village central sewage disposal or water systems are to be installed.
M. Certification of approval by the Planning Commission's authorized representative approving the plat and engineering details of the proposed roads and other improvements.
N. Certification by the Board of Trustees of Public Affairs that the subdivider has complied with one of the following alternatives:
1. All water and sanitary sewer systems have been installed in accordance with the requirements of the ordinances of the Village.
2. A security bond has been posted in sufficient amount to assure completion of all required water and sewer improvements.
O. Certification by the Planning Commission's authorized representative that the subdivider has complied with one of the following alternatives:
1. All street and other improvements have been installed in accordance with the requirements of these Regulations or the required maintenance bond has been received by the Village.
2. A security bond has been posted in sufficient amount to assure completion of all required street and other improvements.
P. Certification of approval to be signed by the Chairperson of the Planning Commission.
Q. Place for statement of no tax delinquencies and transfer by County Auditor to be signed immediately prior to recording and signing by County Recorder.
R. Place for statement of recording by County Recorder to be signed after signed approval of the Planning Commission.
(Ord. 1433. Passed 2-2-76; Ord. 18-83. Passed 3-21-83;
Ord. 75-96. Passed 11-18-96.)