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The Preliminary Plan map shall be drawn to a scale of not more than 100 feet to the inch, and shall contain the following data and information:
(a) The name of the subdivision and its location in the City. The proposed name of the subdivision shall not be duplicated or closely approximate the name of any other subdivision in the City;
(b) The name and address of the owner of record, and the name, address, telephone and fax number of the developer and the engineer, surveyor, planning consultant or landscape architect for the project;
(c) The graphical scale, date of drawing submitted, and the north arrow;
(d) The boundaries accurate in scale of the tract to be subdivided with names of adjacent property owners or subdivisions;
(e) The locations, right-of-way widths and names of all existing or platted streets, easements, railroads, or other public ways within or adjacent to the tract, and other important features such as, existing permanent buildings, tree mass, watercourses, railroad lines, corporation lines, township lines, pipelines, pole lines, high tension lines, bridges, contours/grading, ponds, section lines, wetlands, etc.;
(f) The zoning districts, existing and proposed use of property and proposed building setback lines with dimensions. In some cases, rear and side yard setback lines, buffer strips (including planting details), or building footprints may be required;
(g) The layout, proposed names and right-of-way widths of all proposed streets, alleys, sidewalks and easements (including but not limited to water, sanitary sewer, stormwater and drainage). Such proposed names shall not be so similar to the name of other streets as to cause confusion, or be considered, in the discretion of the City's Authorized Agent, to be inappropriate.
(h) Where a newly constructed street will extend an existing street, the existing street name shall be used rather than assigning a different name to the new section.
(i) The layout, numbers and approximate dimensions of proposed lots and the total number of lots for the proposed subdivision.
(j) All parcels of land temporarily reserved or intended to be dedicated for public use, or to be reserved in the deeds for the common use of property owners in the subdivision, with the purpose, condition, or limitations of such reservation indicated;
(k) The location of existing sewers, water mains, culverts, 100-year drainage routes/boundaries, and other utilities or structures, above or below ground, with the tract and immediately adjacent thereto with pipe sizes and grades;
(l) The location and approximate sizes of proposed water, sewer and stormwater lines, culverts, adequate drainage outlets, and other drainage structures (including basins) immediately adjacent thereto;
(m) The total acreage of the proposed subdivision;
(n) Cluster mailboxes shall be shown in accordance with the United States Postal Service (USPS) latest regulations.
(o) A vicinity sketch showing the subdivision as it relates to the surrounding area at any scale. (Ord. 73-2021. Passed 1-18-22.)
The following requirements shall be taken into consideration when submitting the Preliminary Plan:
(a) In addition to meeting all minimum standards identified in the City's Zoning Code, the size, shape and orientation of lots shall be appropriate for the location of the proposed subdivision and for the type of the development planned.
(b) Excessive depth in relation to width shall be avoided unless authorized by the Planning Commission. A proportion of not less than three to one (3 to 1), nor more than three and one-half to one (3-1/2 to 1) shall normally be considered as appropriate.
(c) Every lot shall abut on a publicly dedicated street or public/private access easement.
(d) Dual access on double frontage residential lots shall not be permitted.
(e) Side lot lines shall be approximately at right angles to the right-of-way line of the street on which the lot faces or radial to the curve.
(f) In order to minimize curb cuts and improve traffic safety, lots which front on arterial streets shall establish access from a side street or alleyway whenever feasible.
(g) For lots on a cul-de-sac, lot frontage shall be not less than forty (40) feet at the right-of-way line and not less than the minimum lot width required by the Zoning Code at the front yard minimum setback line and at the rear yard minimum setback line.
(h) All lots in a subdivision must meet the applicable zoning requirements and be buildable lots. Detention and retention areas may be excluded from this requirement. (Ord. 73-2021. Passed 1-18-22.)
(a) The subdivision layout should conform to the City's Comprehensive Plan, Zoning Code and any other officially adopted long-range plans of the City.
(b) Where deemed appropriate by the Planning Commission, open space consisting of at least three percent (3%) of total acreage proposed for development, which is suitably located for future use as parks, playgrounds, and/or other recreational purposes for local or neighborhood use, shall be provided for in the proposed subdivision. The Planning Commission may agree to accept private open space in lieu of public parkland or fees-in-lieu-of. If such open space is not dedicated to the City, it shall be reserved for the common use of all property owners in the proposed subdivision by covenant on the final record plat or in individual deeds. Such private open space shall be maintained and operated by the Homeowners or Property Owners Association. Any portion of the water retention or detention areas that is in excess of the design requirements in the stormwater regulations may be included in calculating the open space requirement; provided those needs serve more than just the basic stormwater needs of the development.
(c) Where no open space is provided and no public parkland is dedicated, the developer shall pay fees-in-lieu of. This fee shall be determined by City Council.
(d) Public Parkland. Land dedicated as public parkland shall be left free of all building debris and shall be graded and seeded in a manner acceptable to the City's Authorized Agent.
(Ord. 73-2021. Passed 1-18-22.)
(a) Traffic Impact Studies (TIS) can be a valuable planning tool for the City. When requested by the subdivision review staff or City Engineer, a traffic impact study allows the City to better understand the impact a proposed development will have on adjacent roads, intersections, and site access driveways before the Planning Commission or City Council approves the development. This type of planning provides the ability to make modifications to the proposed plans and/or plan for the mitigation of the traffic impact prior to the development being constructed. Studies shall be commissioned by the City to a Traffic Engineer approved by both the City and the developer, and paid for solely by the developer.
(b) Important questions that may be answered by a TIS:
(1) Are the number of access points the minimal necessary to serve the project without negatively impacting the flow of traffic along arterial streets?
(2) Are the proposed access points a sufficient distance from intersections to minimize conflicts?
(3) Are proposed access points adequately spaced from other access points along the street?
(4) Should left turns be restricted by signs, channeled driveways, or the installation of a median?
(5) Have other methods of access, such as shared driveways, frontage roads or access off a side street been evaluated?
(6) Is the sight distance adequate at proposed access points?
(7) Are deceleration lanes necessary?
(8) Is the throat length at the driveway sufficient to minimize conflicts within the site?
(9) Can trucks and waste-hauling vehicles easily access the site and circulate to and from loading areas?
(10) Is the design sensitive to pedestrian or bicycle needs?
(c) The TIS guidelines presented in this section will perform the following functions:
(1) Establish standards of study;
(2) Ensure that important traffic concerns are addressed;
(3) Provide staff with a check list for the review process;
(4) Promote an increased understanding of traffic impact issues for those involved in the development process.
(d) A full or partial TIS will be required for any proposed development when the City Engineer has determined, after receiving input from the subdivision review staff, that street capacity and/or safety are concerns, or when a proposed development will generate 100 or more added new peak hour trips to or from the site during the adjacent roadway's peak hours or the development's peak hour.
(e) The use of the 100-vehicle threshold is reasonable because in an hour an additional 100 vehicles can:
(1) Change the level of service at an intersection;
(2) Require the addition of turn lanes to accommodate site traffic while not impacting through traffic;
(3) Lead to a need for additional traffic control measures such as stop signs, blinking lights, and/or traffic signalization;
(4) For residential developments, 100 peak hour traffic trips are likely to be generated by:
A. 150 single-family detached homes;
B. 245 apartments; or
C. 295 town home condominiums.
(5) For commercial development, 100 peak hour traffic trips are likely to be generated by:
A. A 15,000 square foot shopping center;
B. A 37,000 square foot medical/dental office;
C. A 55,000 square foot general office building;
D. A 115,000 square foot light industrial use;
E. A 250,000 square foot manufacturing use;
F. An 85,000 square foot research and development facility;
G. A 4,400 square foot bank with a drive-thru;
H. A convenience store with five (5) gasoline pumps; or
I. A 5,200 square foot restaurant with a drive-through window.
(f) In some cases, a proposed development may generate fewer trips than the threshold indicated above, but a safety or capacity issue in the area of the proposed development may require a full or partial impact study for the following reasons:
(1) High accident intersection or section of roadway;
(2) Proximity of proposed site drives to other site drives or intersections;
(3) Sensitivity of adjacent neighborhoods;
(4) Existing or projected level of service of street(s) adjacent to the proposed development which is unacceptable;
(5) High traffic volumes on adjacent roadway(s) that may impact movement into and out of the site.
(Ord. 73-2021. Passed 1-18-22.)
(a) All proposed subdivisions shall have a storm system designed to serve the area being developed. It shall be compatible with any adjacent storm drainage system. The storm drainage system shall be designed in such a manner so as to minimize the effects on all downstream properties. The preliminary drainage plan shall show the general suitability of the proposed development to support a stormwater management system.
(b) The preliminary drainage plan shall be due at the time of preliminary plan submittal and shall reflect a two (2) foot topographical contour map which consists of two (2) parts:
(1) The major system is comprised of the 100-year flood route. This system shall be laid out in a manner which directs all excess stormwater into a detention or retention area.
(2) The minor system is comprised of storm sewers, inlets, etc.
(c) This plan shall also include the following information:
(1) Detention or retention facilities that are required for each subdivision.
(2) The approximate location of any 100-year flood boundary areas.
(d) The City's Authorized Agent may require additional information from the developer if the site warrants such.
(e) The existing contours, normally with intervals of two (2) feet, referenced to United States Geological Survey (U.S.G.S.) Datum, as required by the City's Authorized Agent.
(Ord. 73-2021. Passed 1-18-22.)
(a) At the scheduled review meeting(s), the Planning Commission may take action as follows:
(1) Approve. The Commission may approve the Preliminary Plan and authorize the developer to proceed with preparation of the construction drawings and the final record plat(s).
(2) Table. The Commission may table the proposed plan for further consideration.
(3) Deny. The Commission may deny the proposed plan for failure to comply with the regulations and standards specified herein.
(b) If a Preliminary Plan is tabled or denied, the developer and his consulting engineer may resubmit a new revised Preliminary Plan. All required revisions stipulated by the Planning Commission must be satisfied by the developer before the Preliminary Plan can be resubmitted and reconsidered for approval.
(c) There shall be no automatic approval of Preliminary Plans due to the passage of time after submittal. Recognizing that there can be many surrounding facts and circumstances influencing the pace at which review and approval may be achieved, the Planning Commission shall process all such applications with diligence and reasonable speed.
(Ord. 73-2021. Passed 1-18-22.)