Administrative plats shall include any information from the requirements for a Preliminary Plat that are necessary to demonstrate compliance with these regulations and all information from the Final Plat requirements necessary for recording the plat.

Sketch Plans shall require no formal contents but shall include sufficient data and information on the existing conditions of the site, the proposed development, and the surrounding planned and existing conditions to evaluate the merits of the application as a concept and its ability to generally meet the requirements of these regulations

A.    Preparation Requirements. The preliminary plat shall be drawn at a scale of not less than one inch equals 100 feet; however, areas over 100 acres may be at a scale of one inch equals 200 feet.

B.    General Information. The following general information shall be shown on the preliminary plat.

1.     Proposed name of the subdivision not duplicating or resembling the name of any plat theretofore recorded within the area of jurisdiction of these regulations.  The use of the word “Addition” should be used for a plat that has just been or is in the process of being annexed and not for the subdivision of land already in the City.

2.     Date of preparation, north point and scale of drawing.

3.     An identification clearly stating that the drawing is a preliminary plat.

4.     Location of the subdivision by quarter section, section, township and range and by measured distances to a section corner to further define the location and boundary of the tract.

5.     Names of adjacent subdivisions or, in the case of unplatted land, the name of the owner or owners of adjacent property.

6.     The name and address of the landowner, the subdivider and the name and seal of the land planner who prepared the plat and surveyor who did the topographic survey.

C.    Existing Conditions. The following existing conditions shall be shown on the preliminary plat:

1.     The location, right-of-way, width and names of all existing public or private street within or adjacent to the tract, together with easements, railroad rights-of-way and other important features such as section lines and corners, city and township boundary lines and monuments.

2.     The horizontal location within the subdivision and the adjoining streets and property of existing sanitary and storm water sewers including flow lines, water mains, culverts, catch basins, manholes, hydrants, underground wiring, pipe lines, and gas lines proposed to serve the subdivision.

3.     Contour lines or spot elevations based on Mean Sea Level (MSL) or other datum approved by the Planning Commission having the following intervals.

a.     Two-foot contour intervals for ground slopes less than 10%.

b.    Five-foot contour intervals for ground slopes exceeding 10%.

c.     Spot elevation where the ground is too flat for contours. The date of the topographic survey shall be shown including the location, elevation and description of the benchmark controlling the vertical survey.

4.     Locations of existing monuments or survey markers used in preparation of the survey.

5.     The location and direction of all watercourses and areas subject to flooding as determined by Section 6-104.

6.     Significant natural features including, but not limited to rock outcroppings, wetlands, lakes and wooded areas.

7.     Existing use of the property including the location of all existing structures showing those that will be removed and those that will remain on the property after the final plat is recorded.

8.     Boundary line of proposed subdivision clearly indicted and total acreage therein.

9.     Zoning district classifications on and adjacent to the tract, if any.

D.    Proposed Subdivision Plat. The following information with respect to the manner in which the tract is to be subdivided and developed shall be included on the preliminary plat:

1.     Streets showing the location, right-of-way, width and approximate grades thereof. The preliminary plat shall show the relationship of all streets to any projected streets shown or to any related Comprehensive Plan proposal or, if none proposed, then as determined by the Planning Commission.

2.     Street names which do not duplicate any theretofore used in the City or its environs, unless the street is an extension of or in line with an already named street, in which event that name shall be used.  Appropriate prefixes and suffixes which provide relative direction and type of street should accompany such names. Street names shall be subject to the approval of the Planning Commission and follow the City’s Street Naming and Property Numbering Policy, if adopted. Property numbers are assigned by the City.

3.     Easements, showing width and purpose such as for utilities, drainage, screening, open space, pedestrian ways and alleys.

4.     Location and type of utilities to be installed.

5.     Lots showing approximate dimensions, minimum lot sizes and proposed lot and block numbers.

6.     Sites, if any, to be allocated for development with other than single-family dwellings or to be dedicated or reserved for park, recreation area, open space or other public or private purposes.

7.     Proposed building setback lines, if any, but not less than applicable zoning regulations.  The setback should be measured from the existing or proposed street right-of-way, whichever is a greater distance.

E.    Additional Data and Information.  The following information shall be submitted in separate statements and/or drawings accompanying the preliminary plat, or, if practical, such information may be shown on the preliminary plat.

1.     A vicinity map showing existing subdivisions, streets and unsubdivided tracts adjacent to the proposed subdivision and showing the manner in which the proposed streets may be extended to connect with existing streets.

2.     A statement as to the nature and type of improvements proposed for the subdivision, and in what manner the subdivider intends to finance and provide for their installation, e.g., petition, actual construction, monetary guarantee, etc.

3.     If deemed necessary, a preliminary drainage plan based on standards and policies of the City.

A.    Preparation Requirements. The final plat shall be prepared in the following manner:

1.     Be prepared by a licensed land surveyor and

2.     Be drawn in waterproof black ink on Mylar or its equivalent.  Alternatively, a final plat may be prepared with a photographic process provided it is submitted on .004-inch polyester photographic film such as Mylar or its equivalent and/or a .pdf version on a compact disc.

3.     The permitted page sizes shall be 24 inches by 36 inches or smaller.  Larger sizes will not be accepted.  When more than one sheet is used for any plat, each such sheet shall be numbered consecutively and each such sheet shall contain a notation showing the whole number of sheets in the plat and its relations to other sheets (e.g., Sheet 1 of 3).

4.     The scale shall be not less than 100 feet to one inch except that a variation in scale may be allowed where the Planning Commission determines it is necessary for a proper exhibit of the subdivision.  Linear dimensions shall be given in feet and decimals of a foot.

B.    General Information. The final plat shall include the following general information:

1.     The name of the subdivision followed by a reference to its location by quarter section, section, township and range.

2.     The date of preparation, scale, north point, legend and controlling physical features, such as highways, railroads, watercourses and areas subject to flooding as determined by 404 of these regulations.

3.     Legal description of the tract boundaries and Land Surveyor’s Certificate.

4.     Reference ties to previous surveys and plats, including required monuments according to Article 5, as follows:

a.     Distance and direction to the monuments used to locate the land described in the certificate of survey.

b.    The location of all other monuments required to be installed by these regulations.

5.     Location and elevation of permanent bench mark, if required.

6.     Tract boundary, block boundary, street and other right-of-way lines with distances and angles (and/or bearings). Where these lines follow a curve (all curves must be circular), the central angle, the radius, points of curvature, length of curve and length of intermediate tangents shall be shown. Error of closure of the perimeter survey shall not exceed one foot for each 10,000 feet.

C.    Plat Specifications. The plat shall include the following specific dimensional and proposed development specifications

1.     Lot lines with dimensions. Points of deflection of rear lot lines shall be indicated by angles and distances.

2.     Lot numbers beginning with number one and numbered consecutively in each block.

3.     Block letters or numbers continuing consecutively without omission or duplication throughout the subdivision.  Such identification shall be solid, of sufficient size and thickness to stand out, and so placed as not to obliterate any figure.

4.     Perimeter block dimensions measured at the centerline of each right-of-way bounding the block.

5.     Dimensions and specifications of typical curb radii.

6.     Dimensions for all pedestrian walks including sidewalk widths, cross-walk width and distances.

7.     Easements denoted by fine dashed lines, clearly identified and, if already on record, the recorded reference of such easements. If an easement is not definitely located of record, a statement of such easement shall be included. The width of the easement with sufficient ties to locate it definitely with respect to the subdivision must be shown and its purpose such as for utilities, drainage, screening, open space, pedestrian ways or alleys.  If the easement is being dedicated through the plat, it shall be properly referenced in the owner’s certificate and dedication.

8.     The width of street rights-of-way and any portion thereof being dedicated by the plat as well as the width of any existing right-of-way, and centerline of any adjacent perimeter streets.

9.     The name of each street shown on the subdivision plat including appropriate prefixes and suffixes.

10.   Minimum building setback lines, if any, but not less than applicable zoning regulations. The setback should be measured from the existing or proposed street right-of-way, whichever is a greater distance.

11.   Land parcels to be dedicated or reserved for any purpose, public or private, to be distinguished from lots or tracts intended for sale.

12.   When deemed desirable, the minimum pad elevation of each lot or parcel of land based on the design criteria of Section 404 of these regulations so that each pad is elevated at least two feet above the base flood elevation.

13.   Marginal lines encircling the sheet.  All information shall be within this margin.

14.   Any other dimension or development specification necessary to demonstrate compliance with any condition of approval of the Preliminary Plat.

D.    Certificates.  The following certificates, which may be combined where appropriate: (Certificates requiring a seal should be located near the edge of the plat to facilitate affixing the seal.  All names on the plat must also be typed or clearly printed under the signature.)

1.     A certificate signed by a licensed land surveyor responsible for the survey and final plat. The surveyor shall not sign the plat until all monuments, irons or benchmarks have been set as required by these regulations. Such signature shall be accompanied by the legal description of the land surveyed, the total acreage, the month and year such survey was made and the surveyor’s seal. This certificate shall be in a form substantially similar to the surveyor’s certificate in Appendix B.

2.     Certificates signed and acknowledge by all parties having any record or possessory right, title or interest in the land subdivided including mortgages consenting to the preparation and recording of the subdivision plat; and dedicating all tracts of land shown on the final plat which are intended for public use as highways, streets, alleys, easements and public sites. This certificate shall be in a form substantially similar to the owners’ certificate in Appendix B.

3.     The acknowledgement of a notary in the form substantially similar to the notary certificate in Appendix B for an individual capacity or modified if a representative capacity:

4.     The certificate of the Planning Commission in a form substantially similar to the Planning Commission certificate in Appendix B.

5.     If the plat is an addition to the City, i.e., an annexation, a certificate signed by the City Attorney indicating that all conditions of K.S.A. 12-401 have been met in a form substantially similar to the City Attorney’s certificate in Appendix B.

6.     The acceptance of dedications by the Governing Body in a form substantially similar to the Governing Body’s certificate in Appendix B.

7.     A place to note the transfer record date of the County Clerk and the recording certificate of the County Register of Deeds in a form substantially similar to that in Appendix B.  Plats are not  entitled to record unless all current real estate taxes and special assessments are paid in full on the land being platted.  Whenever the subdivider’s agreement and any restrictive covenants are recorded prior to or concurrently with the final plat, the book and page numbers where they are recorded shall be noted on the plat for reference purposes.

8.     Provision for all other certifications, approvals and acceptances which are now, or which may hereafter be, required by any statute, ordinance or regulation. The form of these certifications may be modified as necessary by the City’s legal counsel to meet statutory or other requirements.

E.    Additional Information. The following additional information shall be submitted with the final plat:

1.     A title report by an abstract or a title insurance company, or an attorney’s opinion of title, showing the owner of the land and all other persons who have an interest therein and describing any encumbrances on the plat, including such items as rights-of-way, easements, pipelines, leases, mineral rights, mortgages, real estate taxes, special assessments and other encumbrances affecting the ownership. (See Section 5-101 Q 7 on payment of real estate taxes and special assessments before recording.)

2.     When deemed necessary by the City Engineer, a final drainage plan based on the standards and policies of the City including a four-corner grading plan for each lot plus minimum pad elevations if located in a flood prone area.

3.     A copy, if any, of restrictive covenants applicable to the subdivision.  As a service to the subdivider, such restrictions may be reviewed by the Planning Commission and other officials to determine if any potential conflicts exist with the City’s laws.