§ 12.02.11. Submittals.

(a)

Application. Applications for development review shall be available from the town manager. A completed application shall be signed by all owners, or their agent, of the property subject to the proposal, and notarized. Signatures by other parties will be accepted only with notarized proof of authorization by the owners. In a case of corporate ownership, the authorized signature shall be accompanied by a notation of the signer's office in the corporation, and embossed with the corporate seal.

(b)

General plan requirements. All preliminary and final development plans submitted pursuant to this Land Development Code shall conform to the following standards:

(1)

All plans shall be drawn to a scale of one inch equals 100 feet, unless the town manager determines that a different scale is sufficient or necessary for proper review of the proposal.

(2)

The trim line sheet size shall be 24 inches by 36 inches. A three-quarter-inch margin shall be provided on all sides, except for the left binding side where a two-inch margin shall be provided.

(3)

If multiple sheets are used, the sheet number and total number of sheets must be clearly indicated on each.

(4)

The front cover sheet of each plan shall include:

a.

A general vicinity or location map drawn to scale (both stated and graphic) showing the position of the proposed development in the sections, township and range, together with the principal roads, town limits and/or other pertinent orientation information.

b.

A complete legal description of the property.

c.

The name, address and telephone number of the owners, developers and consultants of the property. Where a corporation or company is the owner of the property, the name and address of the president and secretary of the entity shall be shown.

d.

Submit a copy of a boundary survey and a copy of the recorded warranty deed. If the applicant is a contractual buyer then a copy of the executed contract must be provided.

e.

Name, business address and telephone number of those individuals responsible for the preparation of the drawings.

f.

Each sheet shall contain a title block with the name of the development, stated and graphic scale, a north arrow, and date.

g.

The plan shall show the boundaries of the property with a metes and bounds description reference to section, township and range, tied to a section or quarter-section or subdivision name and lot numbers.

h.

The area of the property shown in square feet and acres.

(5)

21 copies of the submittal shall be required.

(6)

Unless a format is specifically called for in the rest of this section, the information required may be presented textually, graphically or on a map, plan, aerial photograph or by other means, whichever most clearly conveys the required information. It is the responsibility of the developer to submit the information in a form that allows ready determination of whether the requirements of this Land Development Code have been met.

(c)

Concept plan. Each concept plan shall show:

(1)

The location of existing property or right-of-way lines both for private and public property, streets, railroads, buildings, transmission lines, sewers, bridges, culverts, drain pipes, water mains, fire hydrants and any public or private easements within 500 feet of the proposal.

(2)

Any land rendered unusable for development purposes by deed restrictions or other legally enforceable limitations.

(3)

Contour lines at one foot intervals.

(4)

All watercourses, water bodies, floodplains, wetlands, important natural features and wildlife areas, soil types and vegetative cover (to include a description of the cover.)

(5)

The approximate location of protected environmentally sensitive zones, restricted development zones and conservation areas, as established in article V of this Land Development Code.

(6)

Existing land use/zoning district of the parcel.

(7)

A depiction of the abutting property within 500 feet of the proposal, not including public rights-of-way in the measurement, showing:

a.

Land uses and locations of principal structures and major landscape features.

b.

Densities of residential use.

c.

Traffic circulation systems.

(8)

Location of proposed development in relation to any established urban serve areas.

(d)

Proposed development activities and design.

(1)

The approximate location and intensity or density of the proposed development.

(2)

A general parking and circulation plan.

(3)

Points of ingress to and egress from the site by way of existing or planned public or private road rights-of-way, pedestrian ways or bicycle paths, and proposed access points to existing or planned public transportation facilities.

(4)

Existing and proposed stormwater management systems on the site and proposed linkage, if any, with existing or planned public water management systems.

(5)

Proposed location and sizing of potable water and waste water facilities to serve the proposed development, including required improvements or extensions of existing off-site facilities.

(6)

Proposed open space areas on the development site and types of activities proposed to be permitted on them.

(7)

Lands to be dedicated or transferred to a public or private entity and the purposes for which the lands will be held and used.

(8)

A description of how the plan mitigates or avoids potential conflicts between land uses.

(9)

Preliminary architectural elevations of all buildings sufficient to convey the basic architectural intent of the proposed improvements.

Note— Architectural elevations are required even though no authority is given for denying a development plan based on the architectural style. Requiring elevations allows the development review board to comment on the elevations and suggest changes. Once submitted, the elevations may be considered to be a part of the approved development plan and the developer may be required to build in conformity with the elevations.

(e)

Preliminary development plan. A preliminary development plan shall include the information required in a concept plan, plus the following additional or more detailed information:

(1)

Existing conditions.

a.

A recent (taken not more than one year before the date of application) aerial photograph encompassing the project area and identifying the project area and total land areas. The scale shall be no smaller than one inch equals 800 feet.

b.

A soils map of the site (existing U.S. Soil Conservation Service maps are acceptable).

c.

A map of vegetative cover including the location and identity by common name of all protected trees. Groups of protected trees may be designated as "clusters" with the estimated total number noted. This information shall be summarized in tabular form on the plan.

d.

A topographic map of the site clearly showing the location, identification and elevation of benchmarks, including at least one benchmark for each major water control structure.

e.

A detailed overall project area map showing existing hydrography and runoff patterns, and the size, location, topography and land use of any off-site areas that drain onto, through or from the project area.

f.

Existing surface water bodies, wetlands, streams and canals within the proposed development site, including seasonal high-water table elevations and attendant drainage areas for each.

g.

Complete description of measures to be implemented during the construction period to mitigate adverse quantity and quality impacts off-site. Included shall be data on the quality of on site or adjoining water bodies and the quality of any existing runoff from its property.

h.

A map showing the locations of any soil borings or percolation tests, as may be required by this Land Development Code. Percolation tests representative of design conditions shall be performed if the stormwater management system will use swales, percolation (retention) or exfiltration (detention with filtration) designs. If muck soils exist, their depth and extent must be identified.

i.

A depiction of the site, and all land within 500 feet of any property line of the site, showing the locations of protected environmentally sensitive zones and restricted development zones.

j.

The location of any underground or overhead utilities, culverts and drains on the property and within 100 feet of the proposed development boundary.

k.

Location, names and widths of existing and proposed streets, highways, easements, building lines, alleys, parks and other public spaces and similar facts regarding adjacent property.

l.

The 100-year flood elevation, minimum required floor elevation and boundaries of the 100-year floodplain for all parts of the proposed development.

m.

Drainage basin or watershed boundaries identifying locations of the routes of off-site waters onto, through or around the project.

(2)

Proposed development activities and design.

a.

Generally.

1.

Area and percentage of total site area to be covered by an impervious surface.

2.

Grading plans specifically including perimeter grading.

3.

Construction phase lines.

b.

Buildings and other structures.

1.

Building plan showing the number, location, dimensions, gross floor area, height and proposed use of buildings.

2.

Front, rear and side architectural elevations of all buildings.

3.

Building setback distances from property lines, abutting right-of-way centerlines, and all adjacent buildings and structures.

4.

Minimum floor elevations of buildings within any 100-year floodplain.

5.

The location, dimension, type, composition and intended use of all other structures.

Note— Architectural elevations are required even though no authority is given for denying a development plan based on the architectural style. Requiring elevations allows the development review board to comment on the elevations and suggest changes. Once submitted, the elevations may be considered to be a part of the approved development plan and the developer may be required to build in conformity with the elevations.

c.

Potable water and wastewater systems.

1.

Proposed location and sizing of potable water and wastewater facilities to serve the proposed development, including required improvements or extensions of existing off-site facilities.

2.

The boundaries of proposed utility easements.

3.

Location of the nearest available public water supply and wastewater disposal system and the proposed tie-in points, or an explanation of alternative systems to be used.

4.

Exact locations of on-site and nearby existing and proposed fire hydrants.

d.

Streets, parking and loading.

1.

The layout of all streets, bike paths and driveways with paving and drainage plans and profiles showing existing and proposed elevations and grades of all roads, public and private paved areas.

2.

A parking and loading plan showing the total number and dimensions of proposed parking spaces, spaces reserved for handicapped parking, loading areas, proposed ingress and egress (including proposed public street modifications), and projected on-site traffic flow.

3.

The location of all exterior lighting.

4.

The location and specifications of any proposed garbage dumpsters.

5.

Cross sections and specifications of all proposed pavement.

6.

Typical and special roadway and drainage sections and summary of quantities.

7.

Improvements to roads serving the development (off-site).

8.

A traffic study.

e.

Tree removal and protection.

1.

All protected trees (with their dimension at breast height (DBH)) to be removed and a statement of why they are to be removed.

2.

Proposed changes in the natural grade and any other development activities directly affecting trees to be retained.

3.

A statement of the measures to be taken to protect the trees to be retained.

4.

A statement of tree relocations and replacements proposed.

f.

Landscaping.

1.

Location and dimensions of proposed buffer zones and landscaped areas.

2.

Description of plant materials existing and to be planted in buffer zones and landscaped areas.

3.

Irrigations system design.

4.

A drawing to scale incorporating the tree and landscape design.

g.

Stormwater management.

1.

An erosion and sedimentation control plan that describes the type and location of control measures, the stage of development at which they will be put into place or used, and maintenance provisions.

2.

A description of the proposed stormwater management system, including:

(i)

Channel, direction, flow rate and volume of stormwater that will be conveyed from the site, with a comparison to natural or existing conditions.

(ii)

Detention and retention areas, including plans for the discharge of contained waters, maintenance plans, and predictions of surface water quality changes.

(iii)

Areas of the site to be used or reserved for percolation, including an assessment of the impact on groundwater quality.

(iv)

Location of all water bodies to be included in the surface water management system (natural and artificial) with details of hydrography, side slopes, depths and water surface elevations or hydrographs.

(v)

Linkages with existing or planned stormwater management systems.

(vi)

On- and off-site rights-of-way and easements for the system, including locations and a statement of the nature of the reservation of all areas to be reserved as part of the stormwater management system.

(vii)

The entity or agency responsible for the operation and maintenance of the stormwater management system.

3.

Drainage calculations including:

(i)

Design storms used, including depth, duration and distribution.

(ii)

Off-site inflows.

(iii)

Stage storage computations for the project and stage discharge computations for the outfall structures.

4.

Acreages and percentage of property proposed as:

(i)

Impervious surfaces (excluding water bodies).

(ii)

Pervious surfaces (green areas).

(iii)

Lakes, canals, retention areas, etc.

(iv)

Total acreage of project.

5.

Runoff routing calculations showing discharges, elevations and volumes retained and/or detained during applicable storm events. Included should be the necessary mathematical computations to demonstrate that the proposed development will not remove net storage from the basin for events up to the 100-year frequency.

6.

Calculations required for determination of minimum building floor and road elevations.

7.

The location of off-site water resource facilities such as works, surface water management systems, wells or wellfields, that will be incorporated into or used by the proposed project, showing the names and addresses of the owners of the facilities.

8.

Runoff calculations shall be in accordance with the stormwater management regulations.

h.

Environmentally sensitive lands.

1.

The exact sites and specifications for all proposed drainage, filling, grading, dredging and vegetation removal activities, including estimated quantities of excavation or fill materials computed from cross sections, proposed within a protected environmentally sensitive zone or restricted development zone.

2.

Detailed statement or other materials showing the following:

(i)

The percentage of the land surface of the site that is covered with natural vegetation and the percentage of natural vegetation that will be removed by development.

(ii)

The distances between development activities and the boundaries of the protected environmentally sensitive zones.

3.

The manner in which habitats of endangered and threatened species are protected.

i.

Signs.

1.

Two blueprints or ink drawings of the plans and specifications of regulated signs, and method of their construction and attachment to the building or ground, except those plans for standard signs that have been placed on file with the building official by a licensed sign contractor for standard signs. The plans shall show all pertinent structural details, wind pressure requirements and display materials in accordance with the requirements of this Land Development Code and the building and electrical codes adopted by the town. The plans shall clearly illustrate the type of sign or sign structure as defined in this Land Development Code; the design of the sign, including dimensions, colors and materials; the aggregate sign area; the dollar value of the sign; maximum and minimum heights of the sign; and sources of illumination.

2.

For regulated ground signs, a plan, sketch, blueprint, blue line print or similar presentation drawn to scale which indicates clearly:

(i)

The location of the sign relative to property lines, rights-of-way, streets, alleys, sidewalks, vehicular access and parking areas and other existing ground signs on the parcel.

(ii)

All regulated trees that will be damaged or removed for the construction and display of the sign.

(iii)

The speed limit on adjacent streets.

3.

For regulated building signs, a plan, sketch, blueprint, blue line print or similar presentation drawn to scale which indicates clearly:

(i)

The location of the sign relative to property lines, rights of way, streets, alleys, sidewalks, vehicular access and parking areas, buildings and structures on the parcel.

(ii)

The number, size, type and location of all existing signs on the same parcel, except a single business unit in a multiple occupancy complex shall not be required to delineate the signs of other business units.

(iii)

A building elevation or other documentation indicating the building dimensions.

j.

Subdivision. Proposed number, minimum area and location of lots, if development involves a subdivision of land.

k.

Land use and dedications.

1.

Location of all land to be dedicated or reserved for all public and private uses, including rights-of-way, easements, special reservations and the like.

2.

Amount of area devoted to all existing and proposed land uses, including schools, open space, churches, residential and commercial, as well as the location thereof.

3.

The total number and type of residential units categorized according to number of bedrooms. The total number of residential units per acre (gross density) shall be given.

4.

Location of proposed development in relation to any established urban service areas.

l.

Wellfield protection. Location of onsite wells, and wells within 1,000 feet of any property line, except private wells for single-family homes. Where such wells exist or are proposed, division 5.02.00 of this Land Development Code shall be complied with.

m.

Historic and archaeologic sites. The manner in which historic and archaeologic sites on the site, or within 1,000 feet of any boundary of the site, will be protected.

(f)

Final development plan. A final development plan shall include the information required in a preliminary development plan plus the following additional or more detailed information:

(1)

A metes and bounds description of lands to be subdivided, from which and without reference to the plat, the starting point and boundary can be determined.

(2)

Every development shall be given a name by which it shall be legally known. The name shall not be the same as any other name appearing on any recorded or proposed plat within the county except when the proposed development includes a subdivision that is subdivided as an additional unit or section by the same developer or his successors in title. Every subdivision name shall have legible lettering of the same size and type including the words "section," "unit," "replat," "amended" and the like. The name of the development shall be indicated on every page.

(3)

All lots shall be numbered either by progressive numbers or, if in blocks, progressively numbered or lettered, except that blocks in numbered additions bearing the same name may be numbered consecutively throughout several additions.

(4)

All interior excluded parcels shall be clearly indicated and labeled: "Not Part of This Plat/Development."

(5)

All contiguous properties shall be identified by development title, plat book and page, or if the land is unplatted, it shall be so designated. If a subdivision to be platted is a resubdivision of a part or the whole of a previously recorded subdivision, sufficient ties shall be shown to controlling lines appearing on the earlier plat to permit an overlay to be made. All abutting existing easements and rights-of-way must be indicated. The abutting existing right-of-way must be indicated to the centerline.

(6)

Restrictions pertaining to the type and use of existing or proposed improvements, waterways, open spaces, building lines, buffer strips and walls, and other restrictions of similar nature, shall require the establishment of restrictive covenants and such covenants shall be submitted with the final development plan for recordation.

(7)

Where the development includes private streets, ownership and maintenance association documents shall be submitted with the final development plan and the dedication contained on the development plan shall clearly indicate the roads and maintenance responsibility to the association without recourse to the town or any other public agency.

(8)

All manmade lakes, ponds, and other manmade bodies of water excluding retention/detention areas shown on the final development plan shall be made a part of adjacent private lots, as shown on the final plat. The ownership of these bodies of water shall not be dedicated to the public unless approved by the town.

(g)

Master plan. A master plan is required for a major development which is to be developed in phases. A master plan shall provide the following information for the entire development:

(1)

A concept plan for the entire master plan area.

(2)

A development plan for the first phase or phases for which approval is sought.

(3)

A development phasing schedule including:

a.

The sequence for each phase;

b.

Approximate size of the area in each phase; and

c.

Proposed phasing of construction of public recreation and common open space areas and facilities.

(4)

Total acreage in each phase and gross intensity (nonresidential) and gross density (residential) of each phase.

(5)

Number, height and type of residential units.

(6)

Floor area, height and types of office, commercial and other proposed uses.

(7)

Total land area, and approximate location and amount of open space included in each residential, office and commercial area.

(8)

Approximate location of proposed and existing streets and pedestrian and bicycle routes, including points of ingress and egress.

(9)

Approximate location and acreage of any proposed public use such as parks, school sites and similar public or semi-public uses.

(10)

A vicinity map of the area within one mile surrounding the site showing:

a.

Land use designations and boundaries.

b.

Traffic circulation systems.

c.

Major public facilities.

d.

Municipal boundary lines.

e.

Urban service area boundaries.

(11)

Other documentation necessary to permit satisfactory review under the requirements of this Land Development Code and other applicable law as required by special circumstances in the determination of the town manager.

Note— A master plan is required whenever a major development is to be implemented in phases. The required information permits the department, the technical review committee, the development review board and interested citizens to review each phase independently and in the context of an overall development plan. The purpose is to ensure that adequate consideration is made of all effects of the component parts on each other, the completed project and the affected community.

(Ord. No. 91-6, § 3(12.02.11), 2-11-1992; Ord. No. 94-2, § 1(c), 2-8-1994; Ord. No. 2009-03, § 9(12.02.11), 6-9-2009)