Major Subdivision - Shall be those subdivisions of land, which
are generally of major significance to the future development of the
community, and shall include all subdivisions, which do not conform
to the definitions established for minor subdivisions. Major subdivisions
are those, which create more than five (5) lots. All commercial, or
industrial subdivisions shall be classified as a major subdivision.
If a new street is created or if an existing street is extended, the
subdivision automatically is classified as a major subdivision regardless
of the number of lots involved.
In addition, the following elements of a subdivision proposal
may constitute major significance, depending on the particular circumstances:
a. Public safety impacts (including fire protection, traffic capacity,
traffic safety, and road access).
b. Availability and capacities of utility infrastructure.
c. Significant changes to existing drainage patterns, stormwater quantity,
or stormwater quality.
Applicants shall contact the Planning Commission Staff to determine
the need for a pre-application conference. This conference may include
the Planning Commission Staff, the Local Government engineer, utility
staff, and/or the Land Development Committee, and should be held before
a master plan or preliminary plat is submitted. The purpose of the
conference is to give the applicant the assistance of the Planning
Commission Staff and other resources of local government before they
prepare a master plan or preliminary plat and make formal application
for its approval. Planning Commission Staff will assist the applicant
in determining the level of detail for information submitted to the
pre-application conference.
A master plan may be submitted by the developer for approval
in lieu of an overall preliminary plat to allow the developer to obtain
approval of the general layout and other pertinent features of his
development before incurring costs for engineering design of public
improvements. A master plan must be submitted for the entire tract
if the developer intends to subdivide only a portion of a tract of
land.
1. Application Procedure and Requirements. The applicant shall file
an application for approval of a master plan. The application shall
include:
a. Be accompanied by a completed master plan checklist.
b. Be accompanied by the minimum number of copies of the master plan
as described in these regulations.
c. Be presented to the office of the Planning Commission at least seven
(7) days prior to the regularly scheduled meeting of the Land Development
Committee.
d. A copy of the master plan will be distributed to the technical advisors
to the Planning Commission by the Planning Commission staff.
e. Staff of the Planning Commission shall refer the proposed master
plan to the Land Development Committee for its review, recommendations
and report. Such report of the Land Development Committee shall be
submitted, in writing to the Planning Commission at the time of the
next regularly scheduled public hearing. No major subdivision shall
be considered for action by the Commission until it has been reviewed
by the Commission staff and the Land Development Committee.
2. The master plan will proceed to the Planning Commission at the next
regularly scheduled meeting.
3. Master Plan Approval. After the Planning Commission has reviewed
the master plan, the report of the Land Development Committee, technical
advisors and testimony and exhibits at the Planning Commission Hearing,
the applicant shall be advised of any required changes and/or additions.
One (1) copy of the proposed master plan shall be returned to the
developer with a letter from the Planning Commission staff informing
the developer of the Planning Commission decision.
4. Effective Period of Master Plan Approval. The approval of the master
plan shall be effective for a period of three (3) years at the end
of which time application for preliminary plat approval on the subdivision
or the first section thereof, must have been made. If no application
for preliminary approval of a subdivision or a section thereof has
been submitted within the said three (3) year period, then the master
plan is null and void, and a new application for master plan must
be submitted. After initial application has been made for the first
section of preliminary approval within the time period specified,
then the master plan shall remain valid provided three (3) years does
not elapse with no new sections of preliminary being submitted. Any
new application for a master plan shall be subject to all provisions
of the Zoning Ordinances and Subdivisions Regulations in effect at
the time of the submission of the new application for master plan.
5. Zoning Regulations. Every plat shall conform to existing zoning regulations,
subdivision regulations and access standards regulations applicable
at the time of proposed preliminary approval.
6. Requirements for Master Plan Plat:
a. The master plan shall be prepared by a Professional Registered Land
Surveyor on 18" x 24" or 24" x 36" sheet size unless another size
is requested and granted by the Planning Commission.
b. Title Block. The title block should be placed at the bottom of the
sheet and contain the following information:
i. Subdivision Name: The name of the proposed subdivision, which shall
not duplicate or approximate the name of any other subdivision in
Henderson or Henderson County.
ii.
Property Identification: The record address of the property
being submitted and the Property Identification Number as assigned
by the PVA office.
iii.
Identification: The name and mailing address of the property
owner and the Professional Registered Land Surveyor who prepared the
plat.
iv.
Legend Information: Graphic scale, written scale, north arrow,
date of preparation and any other pertinent information and legend
information.
c. Vicinity Map. A sketch showing the general location of the subdivision
shall be placed in an appropriate location, preferably in an upper
corner of the sheet. The vicinity map shall clearly show the property
location's relationship to existing and proposed features such as
major traffic arteries, schools, recreational areas, shopping areas
and industrial areas.
d. Lot Design. The design scheme shall be drawn at a scale determined
by the Planning Commission staff and the developers.
i. Boundary Lines: The location, distance and bearing of all exterior
boundary lines of the proposed development.
ii.
Uses: The proposed uses on the development tract.
iii.
Streets: Layout of proposed streets, access points and adjacent
streets with street names.
iv.
Utilities: The location and size of all existing utilities and
easements adjacent to and within the proposed development.
v. Lot lines: The approximate locations and distances of all lot lines.
vi.
Other conditions of the site: Existing watercourse, marshes,
wooded areas, isolated preservable trees and other significant features,
which will be retained or removed, should be indicated.
vii.
Adjoining property owners: The names and plat reference of adjacent
subdivisions or the names and deed reference of adjacent owners.
viii.
Other features: Any additional information deemed necessary
by the Planning Commission.
e. Sectionalization Plan. Clearly show planned sections, and streets
and public improvements that will be constructed in each section.