|
A. Pre-application plans and data: 1. General Subdivision Information shall describe or outline the existing conditions of the site and the proposed development as necessary to supplement the drawings required below. This information may include data on existing covenants, land characteristics, and available community facilities and utilities; and information describing the subdivision proposal such as number of residential lots, typical lot width and depth, price range, business areas, playgrounds, park areas, and other public areas, proposed protective covenants and proposed utilities and street improvements. 2. Location Map shall show the relationship of the proposed subdivision to existing community facilities which serve or influence it. Include development name and location; main traffic arteries; public transportation lines; shopping centers; elementary and high schools; parks and playgrounds; principal places of employment; other community features such as railroad stations, airports, hospitals and churches; title; scale; north arrow; and date. 3. Sketch Plan on topographic survey shall show in simple sketch form the proposed layout of streets, lots, and other features in relation to existing conditions. The sketch plan may be a free-hand pencil sketch made directly on a print of the topographic survey. In any event, the sketch plan shall include either the existing topographic data listed in B-1 below or such of these data as the Planning Commission determines is necessary for its consideration of the proposed sketch plan. B. Plats and data for conditional approval: 1. Topographic Data required as a basis for the Preliminary Plat, in B-2 below, shall include existing conditions as follows, except when otherwise specified by the Planning Commission: a. Boundary lines: bearings and distances. b. Easements: location, width and purpose. c. Streets on and adjacent to the tract: name and right-of-way width and location; type, width and elevation of surfacing; any legally established center line elevations; walks, curbs, gutters, culverts, etc. d. Utilities on and adjacent to the tract: location, size and invert elevation of sanitary, storm and combined sewers; location and size of water mains; location of gas lines, fire hydrants, electric and telephone poles, and street lights; if water mains and sewers are not on or adjacent to the tract, indicate the direction and distance to, and size of nearest ones, showing invert elevation of sewers. e. Ground elevations on the tract: based on a datum plane approved by the City Engineer: for land that slopes less than approximately two (2) percent show spot elevations at all breaks in grade, along all drainage channels or swales, and at selected points not more than one hundred (100) feet apart in all direction; for land that slopes more than approximately two (2) percent either show contours with an interval of not more than five (5) feet if ground slope is regular and such information is sufficient for planning purposes, or show contours with an interval of not more than two (2) feet if necessary because of irregular land or need for more detailed data for preparing plans and construction drawings. f. Subsurface conditions on the tract, if required by the Planning Commission: location and results of tests made to ascertain subsurface soil, rock and groundwater conditions; depth to groundwater unless test pits are dry at a depth of five (5) feet; location and results of soil percolation tests if individual sewage disposal systems are proposed. g. Other conditions on the tract: watercourses, marshes, rock outcrop, wooded areas, isolated preservable trees one (1) foot or more in diameter, houses, barns, shacks, and other significant features. The Planning Commission may require the Subdivider to provide a hydrological study, prepared by a competent hydrologist, which provides information as to the flow of surface water, the effect of the proposed subdivision on the drainage system of which it is a part or the drainage system of which it is a part or the drainage systems which are located on the land to be subdivided, and other data sufficient to determine the adequacy of drainage proposals or treatment. h. Other conditions on adjacent land: approximate direction and gradient of ground slope, including any embankments or retaining walls; character and location of buildings, railroads, power lines, towers, and other nearby nonresidential land uses or adverse influences; owners of adjacent unplatted land; for adjacent platted land, refer to subdivisions plat by name, recordation date, and number, and show approximate percent built-up, typical lot size, and dwelling type. i. Photographs, if required by the Planning Commission: camera locations, directions of views and key numbers. j. Zoning on and adjacent to the tract. k. Proposed public improvements: highways or other major improvements planned by public authorities for future construction on or near the tract. l. Key plan showing location of the tract. m. Title and certificates: present tract designation according to official records in office of appropriate recorder: title under which proposed subdivision is to be recorded, with names and addresses of owners, notation stating acreage, scale, north arrow, datum, benchmarks, certification of registered civil engineer or surveyor, date of survey. 2. Preliminary Plat shall be at a scale of two hundred (200) feet to one (1) inch or larger (preferred scale of one hundred (100) feet to one (1) inch). It shall show all existing conditions required above in B-1, Topographic Data, and shall show all proposals including the following: a. Streets: names; right-of-way and roadway widths; approximate grades and gradients; similar data for alleys, if any. b. Other rights-of-way or easements: location, width and purpose. c. Location of utilities, if not shown on other exhibits. d. Lot lines, lot numbers and block numbers. e. Sites, if any, to be reserved or dedicated for parks, playgrounds, or other public uses. f. Sites, if any, for multifamily dwellings, shopping centers, churches, industry or other nonpublic uses exclusive of single-family dwellings. g. Minimum building setback lines. h. Site data, including number of residential lots, typical lot size, and acres in parks, etc. i. Title, scale, north arrow, and date. 3. Other Preliminary Plans. When required by the Planning Commission, the Preliminary Plat shall be accompanied by profiles showing existing ground surface and proposed street grades, including extensions for a reasonable distance beyond the limits of the proposed subdivisions; typical cross sections of the proposed grading, roadway and sidewalk; and preliminary plan of proposed sanitary and storm water sewers with grades and sizes indicated. All elevations shall be based on a datum plane approved by the Planning Commission. 4. Draft of Protective Covenants whereby the subdivider proposes to regulate land use in the subdivision and otherwise protect the proposed development. C. Plats and data for final approval: 1. Final Plat shall be drawn in ink on tracing cloth on sheets, and shall be at a scale of one hundred (100) feet to one (1) inch or larger (preferred scale of fifty (50) feet to one (1) inch). Where necessary, the plat may be on several sheets accompanied by an index sheet showing the entire subdivision. Sheets should be no larger than twenty-four (24) inches by thirty-six (36) inches in size, if possible. For large subdivisions, the Final Plat may be submitted for approval progressively in contiguous sections satisfactory to the Planning Commission. The Final Plat shall show the following: a. Primary control points, approved by the Planning Commission, or descriptions and "ties" to such control points, to which all dimensions, angles, bearings, and similar data on the plat shall be referred. b. Tract boundary lines, right-of-way lines of streets, easements, and other rights-of-way, and property lines of residential lots and other sites; with accurate dimensions, bearings or deflection angles, and radii, arcs, and central angles of all curves. c. Name and right-of-way width of each street or other right-of-way. d. Location, dimensions and purpose of any easements. e. Number to identify each lot or site. f. Purpose for which sites, other than residential lots, are dedicated or reserved. g. Minimum building setback line on all lots and other sites. h. Location and description of monuments. i. Names of record owners of adjoining unplatted land. j. Reference to recorded subdivision plats of adjoining platted land by record name, date and number. k. Certification by registered surveyor certifying to accuracy of survey and plat. l. Certification of title showing that applicant is the land owner. m. Statement by owner dedicating streets, rights-of-way and any sites for public uses. n. Title, scale, north arrow, and date. 2. Cross Section and Profiles of streets showing grades approved by the Planning Commission. The profiles shall be drawn to City standard scales, and elevations shall be based on a datum plane approved by the Planning Commission. 3. A Certificate by a Registered Engineer certifying that the subdivider has complied with one (1) of the following alternatives: a. All improvements have been installed in accord with the requirements of these regulations and with the action of the Planning Commission giving Conditional Approval of the Preliminary Plat, or b. A bond or certified check has been posted, which is available to the Town, and in sufficient amount to assure such completion of all required improvements. 4. Protective Covenants in form for recording. 5. Other Data: Such other certificates, affidavits, endorsements, or deductions as may be required by the Planning Commission in the enforcement of these regulations. 6. The Subdivider has the responsibility for having his Surveyor furnish the following: (a) A description of the monuments used to establish his survey. (b) That the points be established on the ground in such a manner that they are of sufficient durability that future generations may use them without the unnecessary expense of additional surveys. (c) That the survey monuments be clearly distinguishable as his (the Surveyor's) to facilitate retracement in resurveys when necessary. (d) Substantial (three (3) feet rebar) markers will be placed by the Surveyor on the exterior perimeter of the subdivision, at all angle points, and at all street intersections. (e) Lot corners will be marked, but it is recognized that these lot corner markings may be torn out in construction. The marking for these lot corners need not be as permanently established as the exterior perimeter of the subdivision, angle points and street intersections indicated in the above paragraph. |