Chapter 3 - Platting Requirements - Minor/Major Subdivision

Subdividers of land under the control of the Plymouth Plan Commission will be expected to familiarize themselves with the procedures for subdivision of land. It is deemed to be the responsibility of the subdivider to allow adequate lead time for the proper review procedures and approval process. Minor and major subdivision platting requirements are outlined in this chapter.


SECTION 3.1 - MINOR SUBDIVISION PLAT REQUIREMENTS

In accordance with the definition of "Subdivision" in Section 1.3 of this ordinance, the division of any parcel of land fronting on an existing dedicated street or road shall be by means of a minor subdivision plat providing such division creates no more than five (5) lots counting the balance of the original parcel as one of the five (5), and further providing that the subdivision of said parcel shall not involve the creation of any new street either public or private. The balance of the parcel of land, or any lot created within the minor subdivision, shall be further subdivided only as a major subdivision with this provision also being applicable to any subsequent change in ownership.

...Sketch Plan

Prior to the submission of the actual plat, the subdivider shall submit a sketch plan and a soils report from the Marshall County Soil and Water Conservation District Soil Survey Publication indicating degree of soil limitation and consult informally with the Plan Commission. This will enable the subdivider to become familiar with the general requirements and conditions affecting the subdivision and avoid unnecessary revisions. The sketch plan should be in a tentative form with sufficient detail for informal review and comment.

...Preliminary Plat

Although a preliminary plat approval for a minor subdivision is not required, a preliminary plat may be submitted to the Plan Commission with a request for such approval. The Plan Commission approval of a preliminary plat is to serve only as a further guide for preparation of the final plat. Public notice for a minor subdivision plat will be given at the time an application for final plat approval is submitted.

...Final Subdivision Plat Requirements

The original drawing shall be on a 24 x 36-inch vellum, linen or mylar film at a scale of 1inch equals 50 feet or 1 inch equals 100 feet. Four copies shall be submitted to the Plan Commission. The drawing shall show the following:

  1. Name of the proposed subdivision;
  2. Complete legal description of the subdivision;
  3. Lot dimensions in feet and hundredths thereof, angles and/or bearings expressed in degrees, minutes and seconds;
  4. Lots numbered;
  5. Building setback lines dimensioned;
  6. Easements dimensioned and labeled as to their specific use with final elevations;
  7. Right-of-way lines dimensioned, including existing right-of-way; and any dedication required for the widening of an existing street;
  8. Name, address, registration number and certification of the registered land surveyor preparing or certifying the subdivision;
  9. Deed of Dedication;
  10. Owners Certification;
  11. Scale, graphic scale bar, north point and date.

Supporting data and drawing(s) will be required to show the following information:

  1. Legal description and tract boundary drawing;
  2. Physical features such as wooded areas, swamps, wet lands and marshes;
  3. Existing topographic contours at vertical intervals of five (5) feet or less from available data - Geological Survey data may be used;
  4. Access plans for the entire parcel if additional subdividing is probable in the future;
  5. Adjacent road(s), showing both the width of the right-of-way and of the improved surface area;
  6. Soil information from the Marshall County Soil and Water Conservation District indicating degree of soil limitation;
  7. Scale, graphic bar scale, north point and date;
  8. Source of water supply and sewerage disposal indicated;
  9. Proof of ownership of the property being subdivided.
  10. Names and addresses of all property owners of record within a radius of 300 feet from all plat boundary lines.

SECTION 3.2 - MAJOR SUBDIVISION PLAT REQUIREMENTS

Subdivision of a parcel of land into six (6) or more lots, counting the balance of the original parcel as one of the six (6) shall require platting as a major subdivision. Regardless of the number of lots involved, creation of any new street in the division of land shall also be by means of a major subdivision plat. In addition, a major subdivision plat shall be required when any parcel of land previously divided as a minor subdivision is further divided.

...Sketch Plan

Prior to the submission of a preliminary subdivision plat, the subdivider shall submit a sketch plan and soils report from the Marshall County Soil and Water Conservation District Soil Survey Publication indicating degree of soil limitation and consult informally with the Plan Commission. This will enable the subdivider to become familiar with the general requirements and conditions affecting the subdivision, thus avoiding unnecessary and costly revisions. The sketch plan may be in a very tentative form. However, it should provide adequate information and sufficient detail for intelligent review and comment.

...Preliminary Plat

A preliminary plat and an application shall be submitted to the Plan Commission for a major subdivision. Preliminary plat approval by the Plan Commission shall be given only after a legally advertised public hearing has been held.

The preliminary plat shall be on a 24 x 36-inch sheet at a scale clearly legible and in no case shall it be less than 1 inch equals 100 feet. The following information shall be provided on the plat:

  1. Name of proposed subdivision;
  2. Complete legal description;
  3. Name and address of subdivider (owners and developers);
  4. Name, address and registration number of surveyor;
  5. Scale, graphic bar, north point and date;
  6. Dimensioned boundary line of proposed subdivision;
  7. Layout of all proposed and existing lots appropriately dimensioned, including setback lines;
  8. Street layout, proposed rights-of-way, easements, common areas, and dedications.
  9. Location, width and names of existing streets, easements, section and corporate lines;
  10. Existing topographic contours at vertical intervals of five feet of less. United States Geological Survey data may be used unless unusual characteristics exist which would require greater detail.

Supporting data shall include the following:

  1. All existing permanent features, natural or man-made that may influence the design of the subdivision, such as water courses, tree groves, swamps, outstanding natural topographic features, power transmission towers, sewers, water mains, utility lines and fire hydrants. Where underground utilities exist within or adjacent to the tract, the location, size, and direction of flow shall be indicated;
  2. A soils report from the Marshall County Soil and Water Conservation District, indicating the degree of limitation on the soil of the proposed subdivision. The report shall indicate degree of limitation with respect to road construction, drainage, sewage disposal, erosion control and such other information helpful to the review of the plat;
  3. Existing street pattern for the area adjacent to the subdivision and a plan showing the manner in which the streets within the proposed subdivision can be tied in with existing streets;
  4. A drainage plan showing the natural watercourse, marshes, etc.; existing drainage facilities, culverts, etc.; proposed contours and grading plan; and the proposed drainage plan for the subdivision and an analysis of existing drainage facilities to nearest watercourse, showing culverts, retention ponds, etc.;
  5. All land contiguous to the proposed subdivision owned by or under the control of the subdivider;
  6. An engineering feasibility report including the following:
    The feasibility of connecting to an existing sewerage system and water supply. This portion of the study shall include the distance to the nearest public sewer, its capacity and present load, and its capacity to handle the additional sewage load created by the subdivision. The same information shall be submitted for the water supply. 
    A study of the storm water drainage for the area, a method of dispersion or retention and adequacy of downstream facilities. This study shall give consideration to both water entering the subdivision from adjacent land and water within the boundaries of the subdivision.
  7. Names and addresses of all property owners of record within a radius of 300 feet from all plat boundary lines.

...Final Plat

Application
Application for the final approval of a subdivision plat shall not be filed until the preliminary plat and supporting data has received final Plan Commission action and the preliminary plat amended in accordance with and to meet all requirements and conditions.

Phasing of a Plat
If a subdivision is to be constructed in Phases or Sections, the subdivider may request final plat approval for that portion of the approved preliminary plat that is scheduled for initial construction. However, no Phase or Section shall contain less that 10% of the total number of lots in the approved preliminary plat.

Submission of a final plat with a request for Phase or Section final approval shall be closely studied and considered as to the effect it may have on the continuity of roads, utilities and services. Final plat approval shall not be granted on any single Phase or Section of a plat that cannot stand alone should the balance of the approved preliminary plat not be constructed as originally presented.

A plat approved for such Phase or Section construction shall clearly indicate the Phase or Section number or letter designation as a part of the name of the subdivision title. A Phase or a Section of a plat shall be filed with the County Recorder and meet all requirements the same as if the entire plat were being filed at one time.

Plat Requirements
The subdivider shall submit the original drawing on a 24 x 36-inch vellum, linen, or mylar film at a scale no less than 1 inch equals 100 feet.

The final plat shall include:

  1. Name of subdivision;
  2. Complete legal description;
  3. Certification of land surveyor;
  4. Approval of Plan Commission;
  5. Scale, graphic bar, north point and date;
  6. Owners certification;
  7. Boundary of plat, based on an accurate traverse, with angular and lineal dimensions;
  8. Lots numbered and dimensions in feet and hundredths;
  9. Location, width and name of streets within the plat, utility easements and any other ground that will be dedicated for public purposes;
  10. Building setback lines accurately shown in accordance with the Zoning Ordinance of the City of Plymouth.
  11. True angles and distances to the nearest established street lines or official monuments, which shall be accurately described in the plat. Also, the locations of the subdivision cornerpoints and the location of the elevation benchmarks as well as accurate location of all monuments;
  12. Radius and angle of intersection, tangent length, length of curve, P.C.'s and P.T.s, radii, internal angles, points and curvatures, tangent bearings and length of all arcs.

Restrictive covenants regulating the use and development of the lots may be lettered on the final plat or made a part thereof, subject to the approval of the Plan Commission.

The owners acknowledgement of the subdividing of the real estate; the dedication of streets and other public Areas; and the reserving of easements for public utility purposes and drainage facilities shall be shown on the plat or separately and made a part thereof to the approval of the Plan Commission.