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Land Development
Land Development Overview

The intent of this web page is to reasonably inform our citizens, designers, developers, contractors, and the general public of the process of residential and commercial land development within the City limits of Woodstock. Once you have made a decision to build, you should contact Planning and Zoning to verify that the current property zoning will support the type of development you are planning to build. If you need to have the property re-zoned or request any variances to the code, you will need to go through the Planning process prior to beginning the Development process.

When you are ready to start the Development process, you will need to call Development Services to schedule a pre-application meeting to discuss and review your preliminary plat or conceptual plan for code compliance and advise of any changes needed prior to making a formal site plan submittal. The cost for this meeting is $375 payable the day of the meeting.

Land Development is responsible for review and approval of all preliminary plats, final plats, site plans, subdivision plans, and as-builts for commercial and residential developments to ensure code compliance. We also review and approve performance and maintenance bonds required for the permitting process.

After subdivision or site plans are approved, a pre-construction meeting is required to be held and a Development Order (DO) will be issued to approve the development. Land Development Permits can be pulled by the contractor at this time.


City of Woodstock Land Development Permitting and Surety Process

A. DEVELOPMENT ORDER
 
  • 1) Development Order application comes in along with full set of plans and cost estimate for all phases of the project.
    • a. Plans distributed to Development Process Committee (DPC) for review. All comments are to go through the DPC Coordinator until all issues are resolved. Plans are approved by DPC.
    • b. Cost Estimate for each phase of the project which shall include a breakdown of costs for the following items:
      • i.  Erosion and Sedimentation (not exceeding $3,000 per disturbed acre)
      • ii. Landscaping (per the approved landscape plan)
      • iii. Stormwater Management Facility
      • iv. Underground Infrastructure (water, sewer, stormwater)
      • v. Pump Station (if applicable)
      • vi. Roadway and Curb/Gutter to include; base coat, binder, top coat, curbs, gutters, and catch basins
      • vii. Sidewalk
    • The Cost Estimate will be routed to City Engineer, or equivalent, for review by the DPC Coordinator. All comments are to go through the DPC Coordinator until all issues are resolved. Once the Engineer and the developer agree with the cost estimate, the estimate is routed to the Public Works Director for final approval.
  • 2) Once approved, the plan set and the cost estimate make up the Development Order and the order will be issued. Developer will be notified that the Development Order has been approved and that the necessary permits can be issued.

B. PERMITTING/ SURETIES

  • 1) Erosion and Sedimentation Control Permit
    • a. Performance surety posted in the form of LOC, bond, etc. for up to $3,000.00 per acre of disturbance, as determined by the Environmental Manager.
    • b. Permit issued for Erosion and Sedimentation Control by the Development Services Division of the Community Development Department.
    • c. Performance surety will be released upon receipt of EPD letter approving the permittee’s Notice of Termination under the NPDES General Construction permit.
  • 2) Clearing and Grubbing Permit
    • a. Performance surety posted in the form of LOC, bond, etc. for 110% of the cost of landscaping based on approved cost estimate (referenced in A.1.b.ii, above).
    • b. Permit issued for Clearing and Grubbing by the Development Services Division of the Community Development Department.
    • c. The performance surety will remain active until landscaping is installed. Upon installation and inspection and approval by the City, the performance surety will be released.
    • d. Maintenance surety for 10% of the approved cost estimate for landscaping (referenced in A.1.b.ii, above) required at the time of performance surety release for a time period of one year.
  • 3) Stormwater Management Facility Permit
    • a. Performance surety to be posted in the form of bond, LOC, etc. for 110% of the cost of stormwater management facility as per the approved cost estimate (referenced in A.1.b.iii, above).
    • b. Permit for installation of stormwater management facility (i.e., pond, underground vault) issued by the Development Services Division of the Community Development Department.
    • c. Performance surety will be released when executed Stormwater Management Facility Covenant is received by the Development Services Division of the Community Development Department.
  • 4) Underground Infrastructure Permit (storm, water and sewer pipe)
    • a. Performance surety posted in the form of LOC, bond, etc. for 110% of the cost of underground infrastructure based on approved cost estimate (referenced in A.1.b.iv, above).
    • b. Permit for installation of all underground utilities issued by the Development Services Division of the Community Development Department.
    • c. Upon inspection, approval by the City, submittal of all passing tests and video of all lines, the performance surety will be released.
    • d. Maintenance surety for 10% of the approved cost estimate for underground infrastructure (referenced in A.1.b.iv above) required at the time of performance surety release for a time period of one year.
  • 5) Pump Station Permit
    • a. Performance surety posted in the form of LOC, bond, etc. for 110% of the cost of pump station installation based on approved cost estimate (referenced in A.1.b.v above).
    • b. Permit for installation of pump station issued by the Development Services Division of the Community Development Department.
    • c. Upon inspection and approval by the City, the performance surety will be released.
    • d. Maintenance surety for 10% of the approved cost estimate for pump station (referenced in A.1.b.v above) required at the time of performance surety release for a time period of one year
  • 6) Aboveground Infrastructure Permit (roadway, curb, gutter and storm catch basins)
    • a. Performance surety posted in the form of LOC, bond, etc. for 110% of the cost of above ground infrastructure installation based on approved cost estimate (referenced in A.1.b.vi above).
    • b. Permit for installation of above ground infrastructure issued by the Development Services Division of the Community Development Department.
    • c. Upon installation of top coat, inspection and approval by the City, the performance surety will be released. For residential neighborhoods, top coat required at the time of completion of 80% of the homes in the development or current phase of development.
    • d. Maintenance surety for 10% of the approved cost estimate for aboveground infrastructure installation (referenced in A.1.b.vi above) required at the time of performance surety release for a time period of one year.
  • 7) Sidewalk Permit
    • a. Performance surety posted in the form of LOC, bond, etc. for 110% of the cost of sidewalk installation based on approved cost estimate (referenced in A.1.b.vii above).
    • b. Permit issued for Sidewalk installation by the Development Services Division of the Community Development Department.
    • c. Upon installation, inspection and approval by the City, the performance surety will be released. For residential neighborhoods, all sidewalks required at the time of completion of 80% of the homes in the development or current phase of development.
    • d. Maintenance surety for 10% of the approved cost estimate for aboveground infrastructure installation (referenced in A.1.b.vii above) required at the time of performance surety release for a time period of one year.


Residential / Commercial Site Plans and Plats - New Submittal Requirements

Preliminary Plat

  • Complete Site Plan Application and pay $150 review fee. (per review) 
  • Complete Preliminary Plat Checklist
  • 6 copies of preliminary plat

Residential/Commercial Site Plans 

  • Complete Site Plan Application with applicable fees as listed on application. (Note: Fees are based on disturbed acreage not total acreage)
  • Complete Residential/Commercial Site Plan Checklist
  • 6 sets of plans
  • 2 copies of hydrology study
  • Digital Copy of plans

Final Plat 

  • Complete Site Plan Application and pay $150 review fee (per review)    
  • 6 copies of plat and mylar is optional
  • Provide water, sanitary sewer & storm as-builts if not already submitted
  • Digital copy of plat in State Plane Coordinates (can be submitted after approval)

As-built Drawings 

  • No fee required
  • No application required – provide Letter of Transmittal with contact information
  • 4 copies of water, storm, and sanitary sewer drawings
  • Digital copy in State Plane Coordinates (can be submitted after approval)

NOTE: INCOMPLETE SUBMITTALS WILL NOT BE ACCEPTED



Residential / Commercial Plans and Plats, Re-Submittal Requirements

Preliminary Plat

       
  • Fee $150.00 due on 1st submittal and all subsequent reviews as well   
  • Site Plan Review application or provide Letter of Transmittal with contact information 
  • 6 copies of plat 
  • Response to comments document stating how comments were addressed

Final Plat

  • Fee $150.00 due on 1st submittal and all subsequent reviews as well   
  • Site Plan Review application or provide Letter of Transmittal with contact information
  • 6 copies of plat and mylar is optional
  • Provide water, sanitary sewer & storm as-builts if not already submitted
  • Digital copy of plat in State Plane Coordinates (can be submitted after approval)
  • Response to comments document stating how comments were addressed

Construction Plans

  • Complete Site Plan Re-review Application with appropriate fees
  • First time re-submittal - $100
  • Second re-submittal - $250
  • Additional submittals - $500
  • 6 sets of plans
  • 2 copies of hydrology (if revised)
  • Response to comments document stating how comments were addressed

Plan Revisions to Approved and Permitted Construction Plans

  • Complete Site Plan Re-review Application
  • Include review fee of $200
  • Provide only sheets affected by change – revisions should be clouded and numbered appropriately
  • All revisions should be incorporated as part of the plans and on Letter of Transmittal to help expedite the review