(A) Sketch plan. Sketch plan approval shall entitle the subdivider and/or applicant to prepare for submittal of the construction plan, site plan or to move forward with any necessary rezoning request. Sketch plans may be submitted and discussed during the initial meeting with Planning and Development staff.
(B) Site plan. Site plan approval shall constitute approval of the development of civic, commercial and industrial projects which do not necessarily require a subdivision of land. Furthermore, when development does not require or involve a subdivision of land, the site plan submittal shall be accompanied with a construction plan. If a specific project involves a conditional district rezoning outlined in the City Zoning Ordinance, then said site plan must be submitted during the rezoning process and accompany the construction plan once appropriate zoning is assigned. Once the subdivider and/or applicant has received site plan approval, the subdivider and/or applicant may request a zoning permit to be issued by the Planning and Development Department. If changes occur regarding the development of the project once the site plan has been approved but prior to construction plan approval, the subdivider and/or applicant must re-submit the site plan to the Planning and Development Department for approval.
(C) Construction plan. Construction plan approval shall constitute tentative approval of the final plat if the final plat is in substantive agreement with the construction plan and shall entitle the subdivider and/or applicant to proceed with street, storm drainage and utility installation, if applicable, and/or to proceed to prepare the final plat, if applicable. Approval of construction plans shall entitle the subdivider and/or applicant to proceed with construction of the improvements for the subdivision and/or project site. No construction, including grading, shall proceed without such approval. The subdivider and/or applicant shall be responsible for contacting the city’s Site Inspector to schedule the city’s Material Testing and Inspection Services Firm for arranging testing and inspections of all public infrastructure installations. The subdivider and/or applicant shall be responsible for the payment of the services rendered by the Material Testing and Inspection Services Firm on behalf of the city. Building permits may be authorized to be issued after construction plan approval, payment of fees and issuance of zoning permit.
(D) Plan revisions.
(1) Construction drawings that are revised after being approved and signed by the city shall be re-submitted for approval prior to construction. The city will not inspect or approve construction that is completed without signed, approved plans.
(2) When plan revisions are necessary, it is recommended to submit only the affected plan sheets and not the entire plan set unless the revisions affect numerous plan sheets. “Minor” field revisions, as determined by the city, will not require re-submittal of plans for approval. These minor revisions shall be so noted on the final as-built plans. Revisions shall be noted on all plan submittals.
(3) If the final plat of all or part of the area shown on a construction plan is not recorded in the office of the Register of Deeds within 18 months of approval of the construction plan, or if there is a lapse of more than 18 months between the recording of sections, the Planning and Development Department may require the re-submittal of the unrecorded portion of the sketch plan or construction plan as it may determine.
(E) Final plat.
(1) Final plat approval shall entitle the subdivider to record the final plat. A final plat must be recorded in the office of the Register of Deeds within 30 days of its approval by the Planning and Development Department. No final plat shall be regarded as finally approved until such plat shall be recorded.
(2) No final plat shall be approved for recording until all required subdivision improvements have been installed and approved or until the subdivider supplies an appropriate guarantee of installation as provided for in §§ 153.100 to 153.106.
(3) In addition, no final plat shall be approved for recording unless such plat is in substantial agreement, as determined by the Planning and Development Department, with the approved construction plan. Final plats not in substantial agreement shall be resubmitted with construction plans for review and approval.
(4) After the final plat is recorded, lots as shown on the plat may be sold or otherwise conveyed by reference to the plat. Zoning permits may be issued by the city, certificates of occupancy may be authorized to be issued, provided all improvements have been installed, and inspected and approved by the Planning and Development Department. The subdivider and/or applicant shall provide the Planning and Development Department with a certified copy of the recorded final plat.
(5) (a) Approval and recording of the final plat shall constitute dedication by the subdivider of the right-of-way of each public street and utility and drainage public easement shown on such plat. Such dedication, however, does not constitute acceptance by the city of such right-of-way, nor does it constitute acceptance for maintenance or for other purposes of the improvements within such rights-of-way and easements such as pavements, sidewalk, drainage facilities and utility lines.
(b) Such right-of-way and improvements may be accepted by the City Council by resolution upon completion by the subdivider and/or applicant and inspection by the appropriate city staff. In addition, land designated on an approved and recorded final plat as public open space and similar public purposes shall be considered to be offered for dedication until the city has by resolution accepted such dedication and such land is deeded to the city.
(c) Until such dedication has been accepted, land so offered may be used for open space purposes by its owner, or his or her designees, and the city shall be held harmless of any liability involving such land. Land so offered for dedication shall not be used for any purpose inconsistent with the proposed public use without the express approval of the City Council.
(F) As-built plans.
(1) Digital files (on CD) of the final, as-built construction drawings shall be submitted with all as-built plans. Digital file format shall be compatible with the latest AutoCAD version and be capable of input into ESRI Arcview, latest version. Digital files shall contain all water, sanitary sewer, storm drainage and street design information as shown on the as-built plans. At least one digital file shall contain all improvements shown in an overall drawing (similar to AutoCAD model space) to allow input into the city’s utility mapping system. These files should be given to the Utilities Department as well as the GIS Coordinator.
(2) The city may choose to hold construction permits, delay water meter installation, withhold CDs or take other actions as deemed appropriate if as-built plans and the corresponding digital files have not been submitted after construction permits have been released for 80% of the developable lots in a subdivision phase. For commercial, industrial, multi-family or other type projects, certificate of occupancy permits may be held until as-builts, corresponding digital files and all appropriate testing reports are submitted.
(Ord. passed 9-27-2021)