All subdivision of land classified as a major subdivision shall be subject to the procedures described in this Article. Approval of a Final or Record Plat shall be subject to approval of a Preliminary Plat in accordance with regulations contained herein.
[Ord. No. 03-80 §1, 11-24-2003; Ord. No. 16-23 § 1, 11-28-2016]
The developer shall submit a minimum of five (5) copies of the proposed Preliminary Plat or more, as required by the City, a completed application form and applicable application fees in the amount of two hundred twenty-five dollars ($225.00) plus one dollar ($1.00) for each lot, to the Republic Community Development Department at least twenty (20) working days prior to the meeting at which approval is requested. A completed Preliminary Plat checklist shall accompany all applications for major subdivisions.
Application and Preliminary Plat shall be reviewed for conformance with all applicable City adopted codes and regulations by the City Planner. If the City Planner or City Engineer reviews the application and plat and finds that it is incomplete or that the requirements of this Chapter, the comprehensive plan or other adopted plans have not been met, than the City Planner shall so notify the applicant in writing of any deficiencies. Once all deficiencies have been addressed and the City Planner and City Engineer have approved the plat, than a recommendation for approval or denial shall be transmitted to the Planning and Zoning Commission. After receiving comments and recommendations from the City Planner, the Planning and Zoning Commission shall review the Preliminary Plat for its conformance to the following review criteria and shall ensure the development, in the proposed location:
Will not endanger the public health or safety;
Will not injure the value of adjoining property or abutting property;
Will be in conformity with the Comprehensive Plan, Transportation Plan, Zoning Code, Water System Master Plan, Wastewater System Facility Plan or other plans officially adopted by the City Council; and
Will be in harmony with the area in which it is located.
The Planning and Zoning Commission may request modifications to the Preliminary Plat. The Commission shall then confer approval, conditional approval or disapproval of the Preliminary Plat within forty-five (45) days of filing and transmit all copies of the Preliminary Plat together with written reasons for its action to the City Council. The approval or the refusal to approve the Preliminary Plat by the City Council shall take place within thirty (30) days from and after the date in which the Planning and Zoning Commission has made a recommendation to approve or refuse to approve the Preliminary Plat. Once the City Council have approved or refused to approve the Preliminary Plat, the City Planner shall notify the owner or applicant of the decision in writing.
Preliminary Plat approval shall confer upon the developer, for a period of two (2) years from date of approval, the conditional right that the City Council will not change the general terms and conditions under which the approval was granted. After approval of the Preliminary Plat, the developer may proceed with the detailed construction plans for all required infrastructure of the area planned for inclusion on the final plat. The City Council, upon recommendation by the Planning and Zoning Commission, may extend this two (2) year period if the developer has applied in writing for such an extension and the Planning and Zoning Commission and City Council determine a longer period should be granted due to unusual circumstances. If an extension is not granted, the Preliminary Plat approval is null and void. If no Final Plat of a subdivision for which preliminary approval has been given is approved within said two (2) year period, or such longer period as the City Council may allow, a resubmission and review by the Planning and Zoning Commission and City Council shall be required. It shall not be the responsibility of the City to notify the applicant of an expired Preliminary Plat.
[Ord. No. 03-56 §1, 8-25-2003]
If phased construction is planned, the construction and final platting of the first phase shall be completed within two (2) years of the date of approval of the Preliminary Plat. Subsequent phases of the final plat may be submitted covering portions of the approved preliminary plat; provided, however, that all phases of the preliminary plat must be completed within four (4) years of the date of approval of the preliminary plat. If all phases of the preliminary plat have not been completed within four (4) years of the date of approval of the preliminary plat, then the preliminary plat shall be resubmitted to the City for extension and approval in accordance with the provisions of Section 410.150 hereof. If an extension and approval is not granted, the original preliminary plat approval shall be null and void.
The following information is required on all Preliminary Plats submitted for approval. The required information may be combined for presentation on one (1) or more drawings or maps. In the interests of clarity, speed and efficiency in the review process, the City Planner may require that the information be presented on separate or additional drawings or maps. In all cases the Preliminary Plat submission should include the following and shall be designed in conformity with the Design Standards contained in Article VI.
Name and code. The proposed name of the subdivision, which shall not duplicate or closely resemble the name of another, previously recorded subdivision in the City of Republic.
Owners of record. The names and addresses of the owner(s) of record, developer(s), engineer, or surveyor responsible for the subdivision design.
Vicinity map. A vicinity map at a scale of four hundred (400) feet or more to the inch shall be drawn on the preliminary plat. The map shall indicate:
Abutting owners. The name of adjacent subdivisions and the names of record owners of adjacent parcels of unplatted land.
Boundary lines. The boundary lines, accurate in scale, of the tract to be subdivided.
Streets — other features. The location, widths and names of all existing or platted streets or other public ways within or adjacent to the tract, and other important features such as existing permanent buildings; large trees and watercourses; railroad lines; corporation and township lines, utility lines, etc.
Existing utilities. Existing sewer, gas, telephone, water mains, culverts and other underground structures within the tract and immediately adjacent thereto with pipe sizes and grades indicated.
Proposed design — street, drainage, etc. The layout, names and widths of proposed streets, alleys and easements; the location and approximate sizes of catch basins, culverts and other drainage structures; the location of proposed sewer lines, water lines, fire hydrants and other related infrastructure planned to serve the development.
Proposed layout and legal description. The legal description of the entire site to be subdivided, including acreage in tract, boundary lines, location and dimensions of newly created tracts, parcels or lots that are part of the subdivision shall be shown on plat. The dimensions and location of all arcs, radii, internal angles, points of curvature and tangent boundaries and other pertinent survey information necessary to an accurate description and location. Survey data shall meet the standards promulgated by the State of Missouri, "Missouri Minimum Standards for Property Boundary Surveys", Division of Geology and Land Survey, Missouri Department of Natural Resources. All survey datum shall be vertically and horizontally tied to the City of Republic Geographical Reference Stations (GRS).
Lot information. The plat shall indicate the area, lot size, proposed setbacks and exact location and distance of all structures and other physical improvements in relation to proposed lot lines.
Zoning. Zoning boundary lines and proposed use of property.
North point, etc. Title, scale, north arrow, date of preparation and date of each successive revision.
Floodplains, etc. The extent and location of floodplains, floodways or other waterways of record; elevations of which, shall be based on applicable Flood Insurance Studies, Flood Insurance Rate Maps, Flood Boundary and Floodway Maps.
Location of model home. The location of proposed model home or spec. house and required parking.
Commercial and industrial subdivisions. Preliminary Plats for industrial or commercial subdivisions shall delineate who will be responsible for addressing open space, landscaping and bufferyard requirements.
Purpose. To provide a procedure whereby the construction of a model home or homes may begin prior to the recording of the Final Plat.
Procedure. After receiving approval of the Preliminary Plat of a proposed subdivision from the Planning and Zoning Commission and City Council and after an approved set of construction plans have been submitted, the developer may submit an application for a model home for review by the City Planner and Building Inspector. The application for a model home shall include all information as routinely required. In addition, the application shall be accompanied by a plan, which shall show the location, street elevation, size and the number and location of parking areas of the model home in relation to the lots, streets and utilities proposed in the subdivision.
Sale Or Occupancy. No part of the proposed subdivision may be conveyed, nor an occupancy permit issued, for any structure therein until the display home has been located on an approved lot in a recorded subdivision. The Building Inspector, with approval of the City Planner, may issue a temporary occupancy permit for the use of the home as a model, office or showroom during the duration of development of the subdivision, home construction, etc.
Driveways And Off-Street Parking. Off-street areas used for standing and maneuvering of vehicles shall have concrete or asphalt driving surfaces adequate for all-weather use, transitioning at the appropriate grade and so drained as to avoid flow of water across sidewalks.