City of Creve Coeur, MO Article II Subdivision Review and Approval Process

Section 410.090 Outline of Procedures.

[R.O. 2008 App. B, §22A-10; Ord. No. 1045, 7-25-1983; Ord. No. 5165 §2, 12-13-2010]

A. Applications pursuant to this Chapter may be filed by any governmental body or person who either owns the property that would be developed or who has a financial, contractual or proprietary interest in the property that would be developed and also submits the property owner's consent to the application.

Each applicant shall first confer with the Zoning Administrator or avail himself/herself of other means to determine the applicable rules and regulations before coming before the Planning and Zoning Commission in a predesign conference or before submitting a preliminary subdivision plat. The subdivider should thus become thoroughly informed of the subdivision, zoning and setback requirements and with the master development plan for the City or for any portion of the City affecting the territory in which the proposed subdivision is to be located.

B. Whenever any subdivision of land is proposed, before any contract is made for the sale of any part of the subdivision and before any permit for the development of or construction of any improvement on any land in such proposed subdivision shall be granted, the applicant shall apply for and secure approval of such proposed subdivision in accordance with the following procedures, which include five (5) steps:

1. Step 1. Predesign conference (voluntary).

2. Step 2. Preliminary subdivision plat.

3. Step 3. Technical design conference (voluntary).

4. Step 4. Subdivision improvement plans.

5. Step 5. Final subdivision plat.

C. Prior to or at the time of submission of the preliminary subdivision plat, the applicant shall pay a processing fee to be determined in accordance with a schedule of fees established by the City Council.

Section 410.100 Step One — Predesign Conference (Voluntary).

[R.O. 2008 App. B, §22A-11; Ord. No. 1045, 7-25-1983; Ord. No. 5165 §2, 12-13-2010]

A. Objective. The objective of this procedure is to provide an opportunity for the applicant and the Commission to confer regarding the concept and basic elements of the proposed subdivision. This procedure is intended to provide the foundation for a clear understanding and line of communication between the applicant and the City concerning the applicant's development proposals and the City's subdivision development regulations. By allowing the applicant an early opportunity to gain the Commission's input into the proposed subdivision, this procedure should facilitate the formal subdivision review and approval process in Steps 2 through 5.

B. Submission Requirements. A neat freehand sketch plat at a scale of 1" = 100' or greater will be required to ensure maximum benefit from the review. The sketch plat shall provide at least the following information:

1. Site boundaries.

2. General site topography.

3. Subdivision lot boundaries and dimensions.

4. Major existing and proposed trees or tree masses (including street trees).

5. Appropriate location of all buildings on adjacent lots or property and the names of owners of adjacent property.

6. Existing and proposed circulation (including street rights-of-way, sidewalks, crosswalks, etc.).

7. Public or common open space and facilities.

8. Surface drainage pattern and proposed detention facilities.

9. Location of existing and proposed utility lines and easements.

C. Submission And Review Procedures.

1. As this step is voluntary and the applicant is encouraged to take advantage of this opportunity, there will be no fee for the review of a sketch plat in the predesign conference.

2. The applicant shall submit a letter requesting a predesign conference and five (5) copies of the sketch plat to the Zoning Administrator in both paper format and electronic format in a commonly used medium such as diskette or CD-ROM and in a format that can be read by a word processing program used by the Zoning Administrator. The filing party shall certify that the electronic copy has been scanned for viruses and that it is virus-free.

3. The Zoning Administrator will promptly distribute the sketch plan to the Planning and Zoning Commission, Mayor and City Council, and to appropriate City Officials including the City Engineer, the Building Official, the Fire Marshall and the Police Chief for review and comment. The Zoning Administrator will then schedule a meeting with the applicant to review the comments received from the various City Officials.

4. All written comments from the various City Officials and departments shall be kept intact and filed along with the sketch plat and subsequent submissions.

5. The Zoning Administrator shall promptly:

a. Cause notice of the submittal to be publicly posted at the Government Center in the same manner as Commission meeting agendas,

b. Cause a sign regarding the matter to be posted on the affected property, and

c. Cause the sketch plan to be made publicly available on the City website,

all at least ten (10) days prior to the date of the meeting of the Planning and Zoning Commission at which the application is first considered. The sketch plat will be reviewed and discussed by the Commission. No action will be taken although specific comments and suggestions will be recorded in the minutes of said meeting.

Section 410.110 Step Two — Preliminary Subdivision Plat.

[R.O. 2008 App. B, §22A-12; Ord. No. 1045, 7-25-1983; Ord. No. 5165 §2, 12-13-2010]

A. Purpose. The preliminary subdivision plat should provide sufficient information regarding a proposed subdivision of land to allow the Commission to evaluate the site development concept as it relates to the City's goals and objectives in general and for the area being subdivided in particular and to decide on the merits of the proposed subdivision. A review at this stage, before the applicant has invested substantial amounts of time and money in the detailed site and engineering design and plans for the subdivision, is an important step.

B. Submission Requirements.

1. Plat. The preliminary subdivision plat shall be at a scale of one hundred (100) feet or less to the inch and shall include at least the following:

a. The title under which the proposed subdivision is to be recorded and the name of the subdivider platting the tract.

b. The names and adjoining boundaries of all adjoining subdivisions and the names of record owners of adjoining parcels of unsubdivided land.

c. The location of present property, U.S. Survey section, township and range lines and lines of incorporated areas, sewer districts, public water supply and drainage districts, school districts and other legally established districts, rights-of-way or easements, buildings, watercourses, tree masses and other existing features within the area to be subdivided and similar facts regarding existing conditions on land immediately adjacent thereto.

d. The proposed location and width of streets, lots, the right-of-way of alleys and of lots, building and setback lines and easements and boundaries of the proposed subdivision.

e. Existing sanitary and storm sewers, water mains, culverts and other underground structures within the tract or immediately adjacent thereto. The location and size of the nearest water main and sewer or outlet are to be indicated upon the plat.

f. Existing and proposed future contours with intervals of five (5) feet or less referred to sea level datum.

g. Approximate (to nearest foot) dimensions and area of:

(1) Overall subdivision.

(2) Each lot (width, depth, area).

(3) Street rights-of-way including radii of cul-de-sacs and curbs.

(4) Common open space or other land to be dedicated for a public purpose.

h. Proposed use of each lot and existing and proposed zoning of all property within the subdivision.

i. Any zoning district or districts that affect the property to be subdivided or adjoining property.

j. Location of common open space, parks and other public or semi-public areas or facilities.

k. Statement of type of sanitary sewers or other sewage disposal facilities planned.

l. Land to be dedicated to the City including:

(1) Street right-of-way.

(2) Linear feet of streets by street category (width, improvements, design standards, etc.).

(3) Public open space and recreation facilities.

(4) Any other public use.

m. Preliminary site drainage system including:

(1) General surface drainage pattern.

(2) Drainage swales, detention storage areas, sewers, culverts and other improvements proposed to accommodate stormwater and minimize erosion (see Chapters 420 and 425 of the Creve Coeur Code).

(3) Floodplain definition and effect of applicable local, State or Federal floodplain standards or regulations including Chapter 415 of the Creve Coeur Code.

n. North arrow, scale and date.

2. Support information. The following information shall be submitted by the applicant at the time the preliminary subdivision plat is filed:

a. Name and address of applicant.

b. Proof of applicant's ownership (e.g., title, option contract) of the proposed subdivision.

c. Location of the tract by legal description giving acreage to the nearest one-tenth (0.1) of an acre.

d. Existing protective covenants (deed restrictions) and any proposed covenants.

e. Names and addresses of all adjacent property owners.

3. Rezoning. When rezoning is required to bring a proposed subdivision into conformance with the zoning ordinance, this fact shall be noted as support information and such action shall be initiated by the applicant prior to or simultaneously with the request for subdivision approval. If the zoning classification of a proposed subdivision or a portion of a subdivision is changed subsequent to final subdivision plat approval, a resubdivision of the parcel may be required by the City.

C. Submission And Review Procedure.

1. Submission by applicant. The applicant shall submit five (5) black and white copies of the preliminary subdivision plat and the additional information required by this Section to the Zoning Administrator in both paper format and electronic format in a commonly used medium such as diskette or CD-ROM and in a format that can be read by a word processing program used by the Zoning Administrator. The filing party shall certify that the electronic copy has been scanned for viruses and that it is virus-free.

2. Zoning Administrator. Prior to submission to the Commission, the Zoning Administrator shall review the application to ensure that the preliminary subdivision plat:

a. Meets all submission requirements. Any plat and application that does not contain all required information shall not be accepted for review by the Commission.

b. Substantially meets all land development standards of this Chapter and those of any other applicable City regulations. The Zoning Administrator shall identify all deficiencies and issues to be addressed in more detail and resolved in the subdivision improvement plans (Step 4) or in the final subdivision plat (Step 5) to the satisfaction of the City.

c. Upon completing the foregoing review, the Zoning Administrator shall promptly distribute a copy of the preliminary subdivision plat to the Planning and Zoning Commission, Mayor and City Council together with a report regarding his/her review. The Zoning Administrator shall promptly:

(1) Cause notice of the application to be publicly posted at the Government Center in the same manner as Commission meeting agendas,

(2) Cause a sign regarding the matter to be posted on the affected property, and

(3) Cause the application, plat and request to be made publicly available on the City website,

all at least ten (10) days prior to the date of the meeting of the Planning and Zoning Commission at which the application is first considered.

3. Planning and Zoning Commission. The Commission shall consider the merits of the preliminary subdivision plat and the review and comments of related City Officials. By majority vote, the Commission shall approve or disapprove the preliminary plat. A vote of disapproval shall be accompanied by reasons for such action. In approving a preliminary subdivision plat, the Commission may impose conditions to be resolved in the subdivision improvement plans and final subdivision plat.

4. Effect of approval. Subsequent to the Commission's action, the applicant shall be informed to the Commission's decision. If the Commission approves the preliminary subdivision plat, the applicant may proceed with initiating a technical design conference (Step 3) and/or proceed directly with preparing the subdivision improvement plans (Step 4) and final subdivision plat (Step 5). Alternatively, an applicant with an approved erosion and stormwater runoff control plan including a grading and excavation plan in accordance with Section 410.130(B) of this Chapter and Chapters 420 and 425 of the Creve Coeur Code may apply for a grading permit prior to approval of the final subdivision plat or final site development plan.

Preliminary subdivision plat approval shall expire two (2) years from the date of Commission approval. After that time, the applicant shall be required to resubmit the original or a revised preliminary subdivision plat for Commission approval. The Commission may reject such a reapplication in light of new facts and circumstances relating to the context of the subdivision.

Section 410.120 Step Three — Technical Design Conference (Voluntary).

[R.O. 2008 App. B, §22A-13; Ord. No. 1045, 7-25-1983; Ord. No. 5165 §2, 12-13-2010]

A. Purpose. The technical design conference provides an opportunity for the applicant to voluntarily review with the Zoning Administrator and/or other appropriate City personnel the City's design and construction standards as they affect the applicant's development objectives. This procedure should enable the applicant to receive the benefit of input from City personnel prior to the design of the subdivision improvement plans and the final subdivision plat.

B. Submission Requirements. Possession of an approved preliminary subdivision plat and accompanying supplemental information is sufficient to initiate a technical design conference. However, any additional design or engineering information will increase the effectiveness of the conference and should be made available if possible.

C. Submission And Review Procedures. Subsequent to preliminary subdivision plat approval, the applicant may submit a letter to the Zoning Administrator requesting a technical design conference. It is the responsibility of the Zoning Administrator to schedule a meeting with the applicant and appropriate City personnel in a timely manner. City personnel shall commit the time necessary to sufficiently consider and discuss all elements of interest to the applicant and the City.

Section 410.130 Step Four — Subdivision Improvement Plans.

[R.O. 2008 App. B, §22A-14; Ord. No. 1045, 7-25-1983; Ord. No. 5165 §2, 12-13-2010]

A. Purpose. The subdivision improvement plans shall consist of the technical documents upon which consideration of the subdivision improvements shall be based and construction contracts shall be let by the applicant. These plans shall consist of working drawings and design specifications. The subdivision improvement plans should provide the City with complete design and construction information. This information is necessary for evaluation of the quality and completeness of the proposed engineering design, site and landscape planning, compliance with applicable regulations of the City and the establishment of a construction schedule for the proposed subdivision.

B. Submission Requirements. Specific submission requirements include the following materials:

1. Letter of transmittal. The following information shall be completed by the applicant and submitted to the Zoning Administrator:

a. Proposed name of subdivision.

b. Name, address and telephone number of applicant.

c. Source of title to all land within the subdivision, giving deed record book and page number or instrument number.

d. Proposed common open space and methods of meeting open space requirements.

e. Water supply, indication of the location and size of existing and proposed water lines, size of valves and location of fire hydrants.

f. Sanitary sewer facilities, indication of source of sanitary sewer service and approval of the proposal by the Metropolitan Sewer District where applicable.

g. Such further information as the subdivider wishes to bring to the attention of the Zoning Administrator.

2. Vicinity map. The vicinity map shall cover an area within a radius of one (1) mile of the proposed subdivision at a scale of 1" = 2,000'. The drawing shall generally locate arterial streets, highways, section lines, railroads, schools, parks and other significant community facilities. The vicinity map shall be incorporated into the subdivision improvement plan drawings.

3. Subdivision improvement plan drawings. Subdivision improvement plan drawings shall be at a scale of 1" = 50' or greater, except where a smaller scale may be deemed appropriate by the Zoning Administrator. The subdivision improvement plans shall be identified by the name of the subdivision and shall include:

a. Existing and proposed contours shown at intervals of not more than two (2) feet. Additional spot elevations may be required by the City Engineer. U.S.G.S. datum shall be used with bench marks shown on the plans. Existing contours shall be extended a minimum of one hundred (100) feet beyond the boundaries of the proposed subdivision.

b. Proposed site design including streets with proposed street names, lot lines, utility access and service easements, land use and land to be reserved or dedicated for public uses.

c. Building setback and buffer lines as provided in the zoning ordinance.

d. Natural features within and adjacent to the proposed subdivision including drainage channels, bodies of water, wooded areas and other significant features. On all watercourses leaving the tract, the direction of flow shall be indicated and for all watercourses entering the tract, the approximate drainage area and watershed name above the point of entry shall be noted.

e. Storm drainage analysis showing drainage data for all watercourses or drainage ways entering and leaving the plat boundaries. The storm drainage design shall be prepared to demonstrate the proposed system's capability of accommodating a not less than 25-year frequency rainfall, of twenty (20) minute duration as required in Chapters 420 and 425 of the Creve Coeur Code.

f. Designation of any portion of property within the 100-year floodplain, based upon calculations recognized by the Federal Flood Insurance Administration and the City Engineer as the most recent and accurate available from the Army Corps of Engineers.

g. Public facilities existing or to be located in the subdivision boundaries or within one hundred (100) feet surrounding the proposed subdivision including streets, bridges, culverts, utility lines, pipelines, power transmission lines, all easements, park areas, structures and other public structures and facilities.

h. City and County lines, section lines and other significant information relative to political subdivisions or to the U.S. Survey System.

i. Names of adjacent subdivisions and owners of adjoining parcels of unsubdivided land with the plat book and page number or instrument identifying each subdivision or tract.

j. Exact boundary lines of the tract indicated by a heavy line giving dimensions and all bearings.

k. North arrow and graphic scale.

4. Required supporting technical information.

a. Typical street cross sections and profiles.

(1) Typical street cross sections shall be shown with complete dimensions and construction information.

(2) Street profiles showing existing and proposed elevations at stations located at fifty (50) foot intervals on the centerline and at a point twenty-five (25) feet from the proposed street right-of-way on a line drawn perpendicular to each station along the centerlines of all roads. These street profiles shall be drawn at a horizontal scale of fifty (50) feet to the inch and a vertical scale of ten (10) feet to the inch or as otherwise approved by the City Engineer. Such profiles shall be prepared by an engineer registered to practice in the State of Missouri.

b. Floodplain analysis. Where a portion of a plat is known or suspected to be flood prone and the Federal Flood Insurance Administration map or other similar sufficient information is not available, an engineering analysis shall be required. Such analysis performed by a registered engineer for the applicant shall determine the 100-year floodplain line. Regardless of the method of determination, the 100-year floodplain line shall be clearly and legibly drawn on the grading and excavation plan and on the final subdivision plat.

c. Erosion and stormwater runoff control plan.

(1) Grading and excavation plan. The grading and excavation plan shall seek to minimize the amount of grading necessary, protect to the maximum extent possible the natural features and vegetation on the site and minimize erosion resulting from the grading activities. It shall include, in addition to existing and proposed contours at two (2) foot intervals, engineering calculations of the amount of soil to be moved, removed or added to the site.

(2) Detailed storm drainage design. The detailed storm drainage plan shall incorporate proposed easement location and dimensions, typical sections and construction details as necessary.

(3) Erosion control plan. This shall include details of soil preparation, erosion control and re-vegetation or soil stabilization measures to be taken during construction including construction of berms, diversions or other barriers to siltation, temporary mulching and landscape planting.

d. Utilities plan. This plan shall indicate public and private water and sewer facilities, lines, valves, pumps, fire hydrants, pump stations and treatment which shall be designed to conform to the development standards for water and sewer services as adopted by the St. Louis County Water Company and the Metropolitan Sewer District (MSD).

e. Street tree and common area landscape plan. A detailed landscape plan shall indicate proposed new planting and preservation of existing plant material within the subdivision including the size, type, location and planting method for all such landscape material in accordance with accepted landscape architectural procedures and standards.

5. Trust indenture. A draft of any trust indenture proposed for the subdivision describing proposed covenants, restrictions and conditions applicable to a property shall be submitted for review at the time of subdivision improvement plan review. In the event the subdivision includes open space or other facilities commonly usable and accessible to the residents of the subdivision, said trust indenture shall provide for assessments to be levied against property owners within the subdivision to maintain, repair and replace said facilities or open space areas as necessary.

C. Review Procedures.

1. Submission of subdivision improvement plans. Subsequent to Commission approval of the preliminary subdivision plat, the applicant may submit a written request to the Zoning Administrator for review and approval of subdivision improvement plans in both paper format and electronic format in a commonly used medium such as diskette or CD-ROM and in a format that can be read by a word processing program used by the Zoning Administrator. The filing party shall certify that the electronic copy has been scanned for viruses and that it is virus-free. The subdivision improvement plans may be submitted for review and approval at the same time or prior to submission of the final subdivision plat. The applicant shall submit five (5) copies of the complete subdivision improvement plans to the Zoning Administrator who shall distribute these to the appropriate City departments for review in a timely fashion. The Zoning Administrator shall coordinate the review and receive comments from the various City departments and shall forward the same to the Planning and Zoning Commission for its review at a regularly scheduled meeting. The Zoning Administrator will promptly distribute the subdivision plat to the Mayor and City Council. The Zoning Administrator shall promptly:

a. Cause notice of the application to be publicly posted at the Government Center in the same manner as Commission meeting agendas,

b. Cause a sign regarding the matter to be posted on the affected property, and

c. Cause the application and plat to be made publicly available on the City website, all at least ten (10) days prior to the date of the meeting of the Planning and Zoning Commission at which the application is first considered. The Zoning Administrator as assisted by the various City departments shall:

(1) Determine the completeness of the plans and compliance with the approved preliminary plat for the subdivision;

(2) Verify the accuracy of information provided;

(3) Evaluate the degree of compliance with the technical requirements in the land development standards, Article III of this Chapter and other applicable City regulations;

(4) Identify any deficiencies or issues which require further attention and should be considered as conditions of approval should the Planning and Zoning Commission choose to approve the subdivision improvement plans.

2. Planning and Zoning Commission action. The subdivision improvement plans shall be submitted to the Planning and Zoning Commission for consideration at a regularly scheduled meeting after completion of the review by the Zoning Administrator and other personnel. The Planning and Zoning Commission shall by majority vote approve, approve subject to desired conditions or disapprove the subdivision improvement plans. The Commission shall give or send written notice of its action to the applicant. If conditions have been placed upon approval of the subdivision improvement plans, such conditions shall be resolved to the satisfaction of the Zoning Administrator before a final subdivision plat can be accepted in accordance with Section 410.140(C) for review by the Commission.

Section 410.140 Step Five — Final Subdivision Plat.

[R.O. 2008 App. B, §22A-15; Ord. No. 1045, 7-25-1983; Ord. No. 5165 §2, 12-13-2010]

A. Purpose. The purpose of the final subdivision plat is to establish a legal record of the subdivision in accordance with the provisions of this Chapter.

B. Submission Requirements. The final subdivision plat shall be prepared and sealed by a land surveyor or engineer registered by the State of Missouri and shall be clearly and legibly drawn in India ink on tracing cloth at a scale of fifty feet to the inch (1" = 50') or other scale if deemed appropriate by the Zoning Administrator. The maximum sheet dimensions shall be forty-two (42) inches by fifty-two (52) inches. In certain instances where the subdivided area is of unusual size or shape, the Zoning Administrator may permit a variation of these dimensional requirements. Information required on the final subdivision plat shall include:

1. Name of the subdivision.

2. Names of adjacent subdivisions and owners of adjoining parcels of unsubdivided land.

3. Names, addresses and telephone numbers of the subdivider, owner and engineer.

4. Location of the subdivision by U.S. Survey System and political subdivisions including section, town, range, township, County and State.

5. Names of existing streets abutting or giving access to the proposed subdivision.

6. All plat boundaries based on an accurate transverse, with all angular and linear dimensions shown. Error of enclosure of such boundary survey shall not exceed one (1) in ten thousand (10,000) (one (1) foot for each ten thousand (10,000) feet of perimeter survey).

7. All blocks, lots, streets, alleys, crosswalks, easements and setback lines within and adjacent to the plat, all of which shall have all angular and linear dimensions given and all radii, internal angles, bearings, points of curvature, tangents and lengths of all curves, so that no dimensions or data are missing which are required for the future location of any of the corners of boundaries of blocks, lots or streets as listed above. All dimensions shall be given to the nearest hundredth of a foot. True angles and distances shall be drawn to the nearest established official monuments, not less than three (3) of which shall be accurately described on the plat.

8. Accurate location of all survey monuments.

9. All easements or rights-of-way provided for public services or utilities and any limitations of such easements.

10. All lot numbers and lines, with accurate dimensions in feet and hundredths of feet and with bearings or angles to street lines.

11. Accurate outlines of any areas to be dedicated or temporarily reserved for public use with the purpose indicated thereon.

12. Building setback lines required by the Creve Coeur zoning ordinance, with dimensions.

13. Title, date of preparation, scale of map and north arrow.

14. Certificates. The following information shall be provided on the final subdivision plat:

a. Certification by a registered land surveyor or engineer that the plat represents a survey made by him/her and that all the necessary survey monuments are correctly shown thereon and that the size of each lot is correctly indicated by dimensions and square feet of area. Impressed thereon and affixed thereto shall be the personal seal and signature of the registered land surveyor or engineer by whom or under whose authority and direction the plat was prepared in conformance with Missouri Revised Statutes.

b. Certification that real estate taxes are paid shall be furnished in the form of copies of paid real estate tax bills on the land within the proposed subdivision.

c. An acknowledgment in certificate form by the owner or owners of his/her or their adoption of the plat and of the dedication of streets and other public areas. Dedications shall be in certificate form on the plat including any liens or deeds of trust. Should such restrictions and trusteeships be filed as a separate instrument, reference to such instrument shall be noted on the final subdivision plat.

d. Proposed and existing private restrictions and trusteeships and their periods of existence. Should such restrictions and trusteeships be filed as a separate instrument, reference to such instrument shall be noted on the final subdivision plat.

e. After a final subdivision plat has been approved by the City Council, three (3) prints of certified plans showing the improvements that have been constructed within the subdivision according to the approved subdivision improvement plans or a copy of the security arrangement for completion of improvements required by Section 410.410 shall be filed with the Zoning Administrator before said plat shall be released for recording.

C. Review Procedure.

1. Submission to Zoning Administrator. Upon receipt of or in conjunction with the submission of subdivision improvement plans for approval in accordance with Section 410.130(C), the applicant may submit five (5) copies of the final subdivision plat to the Zoning Administrator who shall determine compliance with all applicable submission requirements. The submittal shall be made in both paper format and electronic format in a commonly used medium such as diskette or CD-ROM and in a format that can be read by a word processing program used by the Zoning Administrator. The filing party shall certify that the electronic copy has been scanned for viruses and that it is virus-free. The Zoning Administrator shall distribute copies to other appropriate City personnel for review and comment.

2. Planning and Zoning Commission. The various City departments shall review in a timely manner the final subdivision plat and transmit their comments to the Zoning Administrator. The Zoning Administrator shall receive the application and determine whether it is complete with respect to all applicable submission requirements. Upon an affirmative determination, the Zoning Administrator shall promptly:

a. Forward the application and any department comments to the Planning and Zoning Commission, Mayor and City Council,

b. Cause notice of the application to be publicly posted at the Government Center in the same manner as Commission meeting agendas,

c. Cause a sign regarding the matter to be posted on the affected property, and

d. Cause the application and plat to be made publicly available on the City website,all at least ten (10) days prior to the date of the meeting of the Planning and Zoning Commission at which the application is first considered.

The Zoning Administrator shall also prepare a staff analysis and submit a report in conjunction with all applications being forwarded to the Planning and Zoning Commission, and shall submit such analysis and report to the Commission, Mayor and City Council in advance of the meeting at which the application is scheduled to be considered, and cause such analysis and report to be made publicly available on the City website in advance of that meeting.

The Commission shall, by majority vote, approve or disapprove the final subdivision plat. The approval of the Commission shall be shown on the plat with the date of approval. If the Commission does not grant approval of the final subdivision plat, the Zoning Administrator shall inform the applicant of the action.

3. City Council. Once approved by the Planning and Zoning Commission, the final subdivision plat shall be submitted to the City Council for the passage of the necessary ordinance creating the subdivision, which approval and date shall be shown on the final subdivision plat. Such approval shall not be effective until the Board has likewise received and approved the appropriate financial security arrangements for the construction and installation of all site improvements required in the approved subdivision improvement plans (see Section 410.410).

Section 410.150 through Section 410.190. (Reserved)