A preliminary plat document is used primarily for the development of large agricultural tracts. The term “preliminary” indicates that it is the proposed design of the subdivision and may be subject to change. However, significant changes must be approved through resubmitting a modified preliminary plat. Preliminary plats indicate the proposed public infrastructure, including streets, storm sewers, sanitary sewers, grading, and stormwater detention facilities and generally depict existing adjacent topography, infrastructure, and show proposed lot configurations. Preliminary plats are not recorded and are not the legal document used for sale of lots, but rather are used to allow for a comprehensive review of the proposed development by all affected agencies. These plats are sent for outside review to several agencies and require the approval of the Plan Commission and City Council.
The subdivider will submit a complete application for review of the preliminary plat to the Planning and Development Director. The application will include a written request for any necessary waivers and justification for those waivers based on the criteria contained in the City of Champaign Municipal Code Sec. 31-106.
The City Engineer reviews the preliminary plat and waiver requests for conformity to flood control and stormwater management regulations, the Manual of Practice, and generally accepted engineering practices.
The Development Services Team (DST) conducts the majority of the subdivision review. The DST consists of the Planning and Development Director, Assistant Planning and Development Director, two other Planners, Public Works Director, Assistant City Engineer for Development, Civil Engineer, Deputy City Attorney, and Deputy City Manager.
The Planning and Development Director forwards copies of the preliminary plat to designated agencies. Outside agencies will submit written comments concerning the preliminary plat to the Planning and Development Director within 10 days of receipt, unless granted a longer period by statute or by the Planning and Development Director.
All comments will be forwarded to the subdivider.
Typical outside agency review consists of the Champaign Fire Chief, Building Safety Division, drainage district, Urbana-Champaign Sanitary District, Champaign-Urbana Mass Transit District, Champaign Unit 4 School District, power company, cable company, water company, phone company, Champaign County Emergency Services Disaster Agency, and METCAD.
The Plan Commission will make a recommendation to the City Council within 90 days of the submittal of a complete application for the preliminary plat, or the filing of the last waiver request by the subdivider, whichever date is later. The Plan Commission may request additional information from the subdivider if necessary to evaluate the plat or waiver requests.
If the Plan Commission recommends disapproval of the preliminary plat, the Planning and Development Director will notify the subdivider.
If the City Council disapproves a preliminary plat, the Planning and Development Director will notify the subdivider within 14 days of Council’s action.
City Council may approve an extension of time within which to seek approval of a final plat or to seek reapproval of the preliminary plat without Plan Commission reconsideration if the Council finds it is in the public’s best interest to do so. Such extension may be granted at the time of approval.
The subdivider or developer will submit 24 copies of the preliminary plat together with the required application items for review to the Planning and Development Director. The submittal copies shall be in the form of full-size (24-inch x 36-inch) copies of the preliminary plat. Exact size of the drawings may vary somewhat due to office production facilities.
A preliminary plat should include, but is not limited to, the following information:
Name of subdivision; name and addresses of the subdivision’s owner, subdivider, and engineer; standard engineering scale not greater than 1 inch = 100 feet.; north arrow; date of preparation, including the most recent revision; subdivision boundaries clearly indicated graphically, in addition to a written legal description; a small vicinity map depicting the location of the subdivision with respect to arterial and/or collector streets in the vicinity; and gross acreage of the subdivision.