§ 42-87. Form and content of preliminary plat.
(a)
The plat shall be drawn on sheets 24 inches wide and 18 inches high with a binding margin of not less than 1½ inches on the left side of the sheet; and margins not less than one-half inch on the other three sides.
(b)
The plat will be drawn to a scale of not more than 100 feet to one inch. Whenever the size of the subdivision is such that the full area cannot be covered on a single sheet with space for titles and other required identification, the plans may be drawn on a number of separate sheets with matching lines to facilitate joining them together as a continuous composite plat. When more than one sheet is necessary to accommodate the entire tract proposed for subdivision, an index map showing the entire subdivision shall be furnished and each portion of the subdivision shall be indicated on the index map.
(1)
Where more than one sheet is so used, they shall also be accompanied by photographic reductions of the various sheets reduced in scale and joined together to form a single overall composite of the plat on a sheet 24 inches wide and 18 inches high.
(2)
Where the proposed subdivision constitutes a unit of a larger tract owned by the subdivider, which is intended to be subsequently subdivided as additional units of the some subdivision, the preliminary plats shall be accompanied by a layout of the entire area showing the tentative proposed layout of streets, blocks, drainage, water, sewerage, and other improvements for such areas.
(c)
Preliminary plat information shall consist of at least the following:
(1)
Form and content.
a.
Name and address of the subdivider, owner of record, and surveyor.
b.
Proposed name under which the subdivision is to be recorded. All subdivisions shall be named and the name approved by the city before the final plat is submitted. No name shall be a duplication, either in part or in whole or be similar in spelling or pronunciation to the name of any other subdivision with the city or within any distance outside the city, which might result in confusion of emergency vehicles. The last name of the subdivider may be incorporated in the subdivision names, but no first names shall be accepted. Whenever possible the name shall be in keeping with the geographical location, the natural features, and/or the historical significance of the area. Final acceptance and approval of the subdivision name shall be by the city council.
c.
Name of contiguous subdivisions, location of contiguous lots, and the name and address of owners of contiguous parcels of land and indication of whether contiguous properties are platted and filed of record. The existing lot patterns, streets, and easements within 200 feet of the proposed subdivision shall be clearly indicated.
d.
The location of existing blocks, lots, building lines, watercourses, ravines, bridges, culverts, present structures and any pertinent natural features in the area affected, with principal dimensions and all significant information in regard to property, immediately adjacent on all sides.
e.
Other conditions adjacent to the tract affecting design of the subdivision including such information as may be available from field observation, aerial photographs and available maps.
f.
The tract designation and other description according to the real estate records of the county.
g.
Primary control points or descriptions, and ties to such control points to which all dimensions, angles, bearings, block numbers and similar data shall be referred. Such primary control points shall be either a city recorded benchmark or a USGS benchmark, if such monument is within 2,000 feet of the proposed subdivision.
h.
A location map of the proposed subdivision showing existing and proposed streets and thoroughfares covering an area of at least one mile outside the proposed subdivision.
i.
Subdivision boundary lines of the total area proposed for subdivision, indicated by heavy lines, and the computed acreage of the total area.
j.
Bearing and length of each boundary line shall be shown and description by metes and bounds of the subdivision perimeter shall be placed on the plat.
k.
The location, dimensions, and name (if applicable) of all existing or recorded streets, alleys, reservations, public or private easements or other public rights-of-way within the proposed subdivision, intersecting or contiguous with its boundaries or forming such boundaries. All existing or recorded residential lots, parks, public areas, permanent structures within or contiguous with the proposed subdivision shall be shown.
l.
The location, dimensions, rights-of-way, and names of all proposed streets according to current adopted city policies. When curved streets are proposed, the radius of the curve shall be shown.
m.
Each proposed street, within the subdivision area, shall be named and shall conform with names of any existing street of which they may be or become extensions. Extensions of existing streets or roads shall use the name already established. All streets shall be named and the name approved by the city before the final plat is submitted. No name shall be a duplication, either in part or in whole, or be similar in spelling or pronunciation to, the name of any other street within the city or within any distance outside the city, which might result in confusion to emergency vehicles. No street shall be named for a living person, but may be named for a person of historical significance, especially within the immediate area. Whenever possible the name shall be in keeping with the geographical location, the natural features, and/or the historical significance of the area. Final acceptance and approval of street names shall be by the city council.
n.
Topography is required to be shown at contour intervals of not more than ten feet.
o.
The location of existing and proposed sewers, water and gas mains and other public utilities easements and improvements and any existing on-site sewage systems and absorption fields.
p.
The location of any existing buildings or other structures.
q.
The location of existing and proposed drainage structures, storm drainage easements and improvements. (A copy of all design computations shall be submitted along with the plans.)
r.
The location of proposed blocks, lots, and other sites within the proposed subdivision.
s.
A number shall be used to identify each lot, site or block.
t.
The specific size of each lot, in acres, and outside dimensions, in feet.
u.
Front building setback lines on all lots and sites. Second front yard building setback lines at street intersection. For lots facing on curved streets the chord width of the lot at the front building setback line shall be shown.
v.
Location of city limits line and the outer border of the city's extraterritorial jurisdiction, if they traverse the subdivision, form part of the boundary of the subdivision, or are contiguous to such boundary.
w.
The date of preparation, and date of latest revision.
x.
The boundaries and flood elevations of all areas located in flood hazard areas as determined by the FEMA maps provided by the Flood Insurance Administration.
y.
The location of all existing pipeline easements and information concerning the size of the pipe, type of product being transported and the pressure in the pipeline.
z.
The name of the registered surveyor or engineer responsible for preparing the plat.
aa.
A list of the proposed restrictive covenants, conditions, and limitations to govern the nature and use of the property being subdivided.
bb.
A north point arrow and graphic scale.
cc.
Data specifying the gross area of the subdivision, the proposed number of residential lots and area thereof, and the approximate area in parks and in other nonresidential uses.
dd.
All land intended to be dedicated for public use or reserved in the deeds for the use of purchasers or owners of lots in the proposed subdivision, together with the purpose of conditions or limitations of such dedications, if any.
ee.
Additional requirements for phased development:
1.
The plat shall show the entire subdivision.
2.
The location of lots and blocks proposed for inclusion in the first section of a development.
3.
Proposed plans for the remainder of the subdivision.
ff.
The location, dimensions, descriptions, and flow line of existing watercourses and drainage structures within the subdivision or on contiguous tracts.
gg.
The location, dimensions, descriptions and names of all proposed streets, alleys, drainage structures, parks, open spaces, natural features to be preserved or other public areas; reservations, easements, or other rights-of-way; and, blocks, lots and other sites within the subdivision.
hh.
The following notice shall be placed on the face of each preliminary plat by the subdivider: "Preliminary plat for review purpose only."
ii.
The following certificates shall be placed on the preliminary plat by the subdivider.
The planning and zoning commission of the City of Justin, on (date ____________ / ____________ / ____________ 20 ____________ ) voted affirmatively to recommend conditional approval of this preliminary plat, subject to conditions enumerated in minutes of this date.
By: Chairman ____________
Attest: Secretary ____________
The city council of Justin on (date ____________ / ____________ / ____________ , 20 ____________ ) voted affirmatively to conditionally approve preparation of final plat subject to conditions enumerated in minutes of this date.
By: Mayor ____________
Attest: City secretary ____________
(2)
Preliminary topography, street, and drainage plan. This sheet may be prepared on a reproducible copy of the preliminary plat so that the same information will be repeated together with the following:
a.
Topographical information including contour lines on a basis of five-foot intervals in terrain with a slope of five percent or more and on a basis of two-foot intervals in terrain with a slope of less than five percent. All elevations shall be on the U.S. Coast and Geodetic Survey datum. The datum used shall be specified on the drawing.
b.
Any proposed changes in topography shown by contour lines on a basis of five feet vertical interval in terrain with a slope of two percent or more, and on a basis of two feet vertical interval in terrain with a grade of less than five percent.
c.
Areas contributing drainage to the proposed subdivision shall be shown on small scale supplemental drawings. The information to be submitted shall include the area, slope of drains and runoff factors in the contributing areas.
d.
The location or locations or disposal, of drainage from the proposed subdivision including contributing areas shall be shown together with the quantity of drainage. All drainage must be planned in the best interests of the immediate and adjacent properties.
e.
Drainage arrows shall be shown for all streets and drainage easements. When the maximum permissible capacity of streets to carry stormwater is exceeded the location of storm sewers, curb inlets or open channels shall be shown.
f.
Supplemental information showing the preliminary design calculations for drainage shall be furnished and attached to the topography and drainage plan. Calculations shall conform to section 42-192. Areas subject to flooding shall be shown, delineating the 50-year and 100-year flood limits if applicable.
g.
The exact location, dimension, description, and flow line of existing drainage structures and the location, flow line and floodplain of existing watercourses within the subdivision or contiguous tracts.
h.
The width of surfacing measured from back-to-back of curbs shall be shown for all streets. The width of drainage and other easements shall be shown.
i.
The responsible entity for the operation and maintenance of any building, park, equipment, pools, plantings, lawns or other legal interests if it is proposed that they are to be shared by owners of the real property within the subdivision.
(3)
Preliminary water and sewerage plan.
a.
May be prepared from the preliminary plat, but should also include topographical contours at the intervals specified for preliminary drainage plan.
b.
Existing sewers, water mains, gas mains, electric and telephone lines, culverts, or other underground structures or utilities within the tract and immediately adjacent thereto with pipe sizes, grades, and locations indicated. In the event water mains and sewers are not on or adjacent to the tract, indicate the direction and distance to, and size of the nearest ones, showing invert elevation of sewers.
c.
The size and location of all proposed water distribution mains including valves and fire hydrants.
d.
The size and location of all proposed sewer mains including manholes. Preliminary grades for each main between manholes and the depth at each manhole shall be shown.
e.
The size of water and sewer mains shall conform to sections 42-193 and 42-194.
(4)
Protective covenants. A copy of all existing protective covenants regulating the use of land or the construction of improvements shall be submitted with the preliminary plan. A preliminary draft or outline of protective covenants may be attached, as proposed by the subdivider, to regulate land use in the subdivision and otherwise protect the proposed development.
(Code 1994, ch. 9, art. 26; Ord. No. 248, exh. A(art. 26), 3-24-1997)