At or prior to the time of submitting a preliminary plat, a
subdivider shall present to the city staff a vicinity sketch map for
an informal discussion. Such vicinity sketch map shall show an area
extending at least one-fourth of a mile in each direction beyond the
boundaries of the proposed subdivision. Such vicinity sketch map shall
show existing streets and highways, natural drainage courses and similar
major natural or man-made features of the area. In addition, such
map shall indicate the major uses of property in the area covered
by the map, including residential, commercial, industrial and public
uses.
(Prior code § 24-15)
After or at the time of submission of the vicinity sketch map,
a subdivider shall present to the city staff a preliminary plat of
the area being subdivided. Such preliminary plat shall be processed
in the following manner:
A. The
subdivider shall provide the city with three twenty-four (24) inch
by 36 inch copies and an electronic pdf copy of the preliminary plat
30 days prior to the planning commission meeting. At the time of filing
the preliminary plat, the subdivider shall pay such fees as the council
may set from time to time by resolution to cover the cost of review.
The city staff shall furnish a copy of such plat to appropriate utilities
and affected agencies.
B. In
the event the city staff requires additional time for review, they
shall notify the subdivider in writing of the extended time period
required which shall not exceed 30 days. In the event the plat is
conditionally approved or disapproved, the reason and/or conditions
shall be set forth in writing.
C. In
taking action on a preliminary plat, the planning commission shall
consider any comments received from agencies or offices reviewing
copies of the preliminary plats. At such meeting, the planning commission
shall recommend to the city council either approval, conditional approval
or disapproval of same.
D. The
preliminary plat and recommendations of the planning commission shall
be submitted to the city council. The city council shall either approve,
conditionally approve or disapprove the plat. Approval by the city
council shall be required prior to submission of the final plat.
E. Approval
of a preliminary plat shall be valid for a period of one year, and
in the event that the final plat covers only a portion of the territory
covered by the preliminary plat, such approval of the preliminary
plat shall be automatically renewed for an additional period of one
year following the approval of each final plat unless the planning
commission notifies the subdivider to the contrary.
F. All
preliminary plats shall be on a reproducible medium of one or more
sheets with outer dimensions of 24 by 36 inches and shall contain
or be accompanied by the following information:
1. The
proposed name of the subdivision;
2. Location
and boundaries of the subdivision, tied to an official United States
government survey or city survey control;
3. The
names and addresses of the subdivider and the engineer or surveyor
preparing the plat;
4. An
exact copy of a certificate of a title insurance company or attorney's
opinion which shall set forth the names of all owners or property
included in the plat and shall include a list of all mortgages, judgments,
liens, easements, contracts and agreements of record in the county,
which shall affect the property covered by such plats. Where a portion
of an existing easement is contiguous to a proposed easement or right-of-way
of a new subdivision, proof of the dedication of the existing easement
or right-of-way acceptable to the commission must be submitted;
5. The
date of preparation, the scale and a symbol designating true North;
6. The
total acreage contained in the subdivision;
7. The
location and dimensions for all existing streets, alleys, easements
and watercourses within and adjacent to the subdivision and the names
of all such streets;
8. The
location, dimensions and names of all proposed streets, alleys, easements,
lot lines and areas to be reserved or dedicated for parks, schools
or other public uses;
9. Topography
and contours at two-foot intervals or less;
10. Designation of any areas subject to flooding according to the average
frequency of 50 year and 100 year floodplain;
11. Land-use breakdown, including number of residential lots and typical
lot sizes;
12. Proposed sites, if any, for multifamily residential use, business
areas, industrial areas, churches or other nonpublic uses exclusive
of one-family residential areas subject to compliance with all regulations
governing such uses;
13. Zoning on all land adjacent to the subdivision;
14. The names of all adjoining subdivisions with lines of abutting lots
or the owners and departing property lines of adjoining properties
not subdivided and the locations, names and widths of existing streets
and alleys and similar facts regarding property which is immediately
adjacent. It shall show how streets and alleys in the proposed subdivision
may connect with existing and proposed streets and alleys in the neighboring
subdivisions or undeveloped property to produce the most advantageous
development of the entire neighborhood area;
15. The location and size of existing utilities within or adjacent to
the subdivision;
16. Preliminary utility and construction plans which adequately describe
proposed utility systems, surface improvements or other construction
projects contemplated within the area to be subdivided.
G. In
the event that the preliminary plat does not include adjoining property
in the same ownership, a development plan shall also be required which
shall show the entire adjoining property owned by the developer and
shall designate proposed land use, suggested street layout, major
land forms and natural drainage courses. Twelve copies of such development
plan shall be provided. The scale for such development plan shall
be the same as that required for a preliminary plat.
H. Preliminary
plats will be checked for:
1. Conformity
to the master highway plan for the city, county and state;
2. Conformity
to the probable development of adjacent properties;
3. Conformity
to the existing street system of the city and county;
4. Lot
size and arrangement;
5. Necessary
public utility easements;
6. Conformity
to the existing zoning regulations;
7. Conformity
to the long range planning goals and guidelines;
8. Correct
naming of streets.
(Prior code § 24-16; Ord. 12-001 § 1, 2012)
After approval of the preliminary plat by the city council and
within the time that such approval is still valid, the subdivider
shall present the final plat to the city staff.
A. The
final plat shall be processed as follows:
1. The
subdivider shall provide the city with three twenty-four (24) inch
by 36 inch copies and an electronic pdf copy, and shall pay such fees
as the council may set from time to time by resolution to cover the
cost of processing and review.
2. The
city staff shall furnish copies to the offices and agencies which
reviewed the preliminary plat for their review and comments. Such
offices and agencies shall advise the city staff of any objections
or comments to such plat within 10 days of the receipt of the same,
and failure to object within 10 days shall constitute approval by
such office or agency. The city staff shall present the final plat,
together with any comments of reviewing offices and agencies, to the
planning commission at the next regular meeting of such board.
3. The
planning commission shall review the final plat and shall either approve,
approve with conditions or reject the same.
4. After
taking action on the final plat and after the subdivisions agreement
for the lands covered by such plat has been approved and signed, the
city and planning commission shall submit the plat, together with
the recommendations thereon, to the city council. In the event this
process should require longer than 90 days due to the subdivider's
failure to submit an acceptable utility plan or to sign the subdivision
agreement, the approval of the commission may be null and void, requiring
a resubmission of the final plat to the city in accordance with the
provisions of this section.
5. Upon
receipt of the plat and the recommendation of the planning commission,
the city council shall either approve or disapprove the final plat
or refer the same back to the planning commission for further study.
6. The
city shall cause the final plat and subdivision agreement to be recorded
in the office of the county clerk and recorder within 90 days of city
council approval. The developer shall pay for all associated filing
costs and fees.
B. The
final plat shall be prepared as follows:
1. The
final plat shall conform to the preliminary plat or sketch as approved;
except, that the final plat may constitute only a portion of the territory
covered by the preliminary plat.
2. The
drawing shall be made by the use of India ink or other equally substantial
solution on a reproducible medium of one or more sheets with an outer
dimension of 24 by 36 inches.
C. The
final plat shall contain or be accompanied by the following information:
1. The
name of the subdivision;
2. The
date of preparation, the scale and a symbol designating true north;
3. A
legal description of the property;
4. A
complete description of primary control points to which all dimensions,
angles, bearings and similar data on the plat shall be referred;
5. The
boundary lines of the subdivision, right-of-way lines of streets,
easements and other rights-of-way, irrigation ditches and lot lines
with accurate bearings and distances;
6. Designations
of all streets and other rights-of-way, including dimensions and names
of such streets;
7. Location
and dimensions of any easements;
8. Identification
of each lot or site by a number and designation of the area of each
lot in square feet;
9. The
location and description of all monuments;
10. A statement of land ownership by the subdivider;
11. A statement by the owner dedicating streets, easements, rights-of-way
and any sites for public uses;
12. Certification by the surveyor or engineer as to the accuracy of the
survey and plat;
13. An exact copy of a certificate of a title insurance company or attorney's
opinion which shall set forth the names of all owners of property
included in the plat and shall include a list of all mortgages, judgments,
liens, easements, contracts and agreements of record in the county
which shall affect the property covered by such plats;
14. Where a portion of an existing easement is contiguous to a proposed
easement or right-of-way of a new subdivision, proof of the dedication
of the existing easement or right-of-way acceptable to the council
must be submitted;
15. Appropriate space for the certification of approval by the mayor,
city administrator and chairperson of the planning commission;
16. Certification by the clerk and recorder.
D. Each
final plat to be submitted to the city council shall be accompanied
by the following: an acceptable utility plan, improvement plan and
subdivision agreement.
E. Prior
to filing of the final plat by the city, a bond, certified check,
loan commitment, irrevocable letter of credit, improvement district
agreement or public or private escrow agreement covering the estimated
cost of the required improvements shall be posted with the city to
guarantee the completion of the public improvements in the subdivision
in accordance with the official specifications of the city. The subdivider
shall furnish a figure based on engineering data representing the
estimated cost of such public improvements, which amount must be approved
by the city. In the event the area covered by any subdivision is to
be developed in sections, guarantees shall be of such amount as is
necessary to cover that part of the subdivision under construction.
(Prior code § 24-17; Ord. 12-001 § 1, 2012)
The following procedures shall be followed in order to process
and obtain approval for a minor subdivision plat:
A. Sketch
Plan. It is recommended that prior to the time of submitting a minor
subdivision, the subdivider shall present to the city a sketch map
for an informal discussion. Such sketch map shall show an area extending
at least one-fourth of a mile in each direction beyond the boundaries
of the proposed subdivision. Such sketch map shall contain the following
information:
1. The
proposed name of the subdivision;
2. Location
and boundaries of the subdivision, tied to an official survey;
3. The
names and addresses of the subdivider and the engineer or surveyor
preparing the plat;
4. The
date of preparation, the scale and a symbol designating true north;
5. The
total acreage contained in the subdivision;
6. The
location and dimensions for all existing streets, alleys, easements
and watercourses within and adjacent to the subdivision and the names
of all such streets;
7. The
location and dimensions of all proposed streets, alleys, easements,
lot lines and areas to be reserved or dedicated for parks, schools
or other public uses and the names of all such streets;
8. Topography
and contours at two-foot intervals or less;
9. Designation
of any area subject to inundation;
10. Land-use breakdown, including number of residential lots and typical
lot sizes;
11. Proposed sites, if any, for multifamily residential use, business
areas, industrial areas, churches or other nonpublic uses exclusive
of one-family residential areas;
12. Zoning on land adjacent to the subdivision;
13. The names of all adjoining subdivisions with lines of abutting lots,
the owners and departing property lines of adjoining properties not
subdivided and the locations, names and widths of existing streets
and alleys and similar facts regarding property which is immediately
adjacent. It shall show how streets and alleys in the proposed subdivision
may connect with existing and proposed streets and alleys in the neighboring
subdivisions or undeveloped property to produce the most advantageous
development of the entire neighborhood area;
14. The location and size of existing utilities within or adjacent to
the subdivision;
15. Such additional information as may be required by the city in order
to adequately describe proposed utility systems, surface improvements
or other construction projects contemplated within the area to be
subdivided;
16. In the event that the sketch map does not include adjoining property
in the same ownership, a development plan shall also be required which
shall show the entire adjoining property owned by the developer.
B. Processing. After approval of the sketch plan, the subdivider shall present the final minor subdivision plat to the city. The final minor subdivision plat shall be processed according to Section
16.12.030. The subdivider shall pay such fees as the council may set from time to time by resolution to cover the cost of review, or may proceed as though processing a final plat.
(Prior code § 24-18; Ord. 12-001 § 1, 2012)