11-4-2 Preliminary Plat

A. Pre-application Meeting: 1. Intent: The purpose of a pre-application meeting is to allow the applicant the opportunity to share proposed project plans with the ALUA. It also allows the ALUA to share thoughts and ideas with the applicant regarding the proposed plans. 2. The city recommends that a pre-application meeting is held as a course of procedure. However, a pre-application meeting is optional and cannot be mandated. If requested, a pre-application meeting shall be held within 5 business days of an applicant request. 3. If an applicant requests that a pre-application meeting is held, the ALUA will comment on the compatibility of the proposed development with the general plan, the zoning ordinance, this title, and other ordinances and/or city regulations and policies. B. Preliminary Subdivision Application Approval: The planning commission shall act as the ALUA that receives, reviews, considers and issues its approval of preliminary plat applications. It is charged with making investigations, reports and recommendations on proposed subdivisions as to their conformance to the general plan and zoning ordinance, and other pertinent ordinances, regulations, documents, standards and requirements. After reviewing the preliminary plat and determining that it meets all the applicable preliminary requirements and standards, the planning commission may approve, approve with conditions, or disapprove of the preliminary plat to the DRC. C. The planning commission shall review the preliminary plat and may visit the site of the proposed subdivision if deemed appropriate. The applicant must submit the application within sixteen (16) business days prior to a scheduled planning commission meeting. The planning commission must review the subdivision application within thirty (30) business days from the date a complete application has been received. (1-2025, 3-18-25) D. The planning commission will discuss the application and the findings of their review during a regularly scheduled planning commission meeting, which may include a single public hearing to receive public comment, although a public hearing is not required and is not recommended. E. Submittal Process: 1. Seven (7) 11”x17” hard copies and one (1) digital copy in pdf format of the preliminary plat shall be submitted to the city for review by the ALUA. 2. After completion of the required reviews, the ALUA shall approve, conditionally approve, or reject the preliminary plat. F. Preliminary Plat Requirements: The preliminary plat shall comply with the following requirements: 1. Basic Information: In a title block located along the bottom or right-hand side of the twenty-four inch by thirty six inch (24" x 36") plat sheet, the following shall appear: a. The proposed name of the subdivision. b. The location of the subdivision, including the address, the section, the township, and the range. c. The names and addresses of the owner, and applicant, if other than the owner. Also include an affidavit or certificate of clear title to the effect that the applicant is the owner of, or that he is authorized by the owner in writing to make application for, the land proposed to be subdivided. The affidavit or certificate shall state clearly in which status the applicant makes his application, and if it is in the latter status, a copy of said written authorization from the owner shall be submitted with the preliminary plat. d. A signed statement shall be provided for decision by the ALUA from each of the utility companies involved, stating that they have reviewed the plat, that they approve the plat as it relates to their company, that they agree with placing all of their utilities underground within the rights-of-way or utility easements as shown on the plans and are willing to provide the needed service for the development. The signed statements shall also include descriptions of any restrictions that will be imposed by the utility companies, any fees that will be assessed by the utility companies to install the utilities and any timetables that the utility companies might use to install their respective utilities. e. Signature blocks for the city engineer, fire department and solid waste department approval. f. A block for the ALUA approval by the signature of the chairperson of the ALUA; and g. Date of preparation, scale as previously determined (at least 100 feet to the inch), and north arrow. 2. Existing Conditions: The preliminary plat shall also show all appropriate and pertinent information either shown on the site analysis map or discussed during the development review process. At a minimum, the following shall be shown: a. The location of the nearest legal monument. b. The boundary of the proposed subdivision and the acreage included. c. All property under control of the applicant, even though only a portion may be subdivided. Where the plat submitted only covers part of the applicant's tract, a sketch of the prospective street system of the unplatted parts of the applicant's land shall be submitted, and the street system of the part submitted shall be considered in light of existing master street plans or other studies. d. The location, width, and names of all existing streets within two hundred feet (200') of the subdivision and of all prior platted streets or other public ways, railroad and utility rights of way, parks, and other public open spaces, permanent easements and section and corporation lines within and adjacent to the tract. e. The location of wells, proposed, active and abandoned, and of all reservoirs within the tract and to a distance of at least one hundred feet (100') beyond the tract boundaries. f. Existing sewers, water mains, culverts, or other underground facilities within the tract and to one hundred feet (100') beyond the tract boundaries, indicating pipe sizes, grades, manholes and their exact locations. g. Existing ditches, canals, natural drainage channels and open waterways and any proposed realignments within the tract and to one hundred feet (100') beyond the tract boundaries. h. Boundary lines of adjacent tracts of unsubdivided land, showing ownership; and i. Contours at vertical intervals of not more than two feet (2'), excepting in mountainous or otherwise steep areas where a more practical interval would be warranted. j. Current zoning. k. Date of preparation, graphic and numerical scale of drawing, and north arrow. 3. Site Analysis a. Intent: The purpose of having a site analysis map completed is to better understand what parts of the land are buildable, what must be left alone, and what features the community may want to preserve. b. Process: The applicant prepares a site analysis map of the property of the proposed project site. The site analysis map shall be prepared in a digital pdf format and shall include all existing resources, including, but not limited to: (1) A contour map (request for these maps can be made from the U.S. Geological Survey [USGS]). (2) A map showing soil types (requests for these maps can be made through the Soil Conservation Service [SCS]). (3) A map showing flood hazard areas, including the 100-year recurrence interval flood; or where such data is not available, the maximum flood of record. (4) A map showing potential geographical hazards, e.g., earthquake fault lines. (5) Environmental features such as streams, slopes, wetlands, and floodplains. (6) Historical sites and buildings. (7) Cultural features. (8) Unusual vegetation. (9) Wildlife habitats and paths. (10) Unusual rock formations. (11) Any other features that make the property distinctive. (See title 10, chapter 11 of this code for additional information.) 4. Site Visit: a. Intent: Seeing the property and its features will aid in understanding the dimensions and elements of the property. Important features may be very different than they appear on paper; not all natural resources are alike or have the same value. Before the ALUA agrees to modifications of the property, they should know the full impact on the surrounding area. b. Process: Once the preliminary plat has been submitted, the ALUA may decide to visit the site. If a site visit is held, the applicant will be invited to join. The results of the site visit used to help to determine whether the preliminary application complies with applicable local regulations, and whether it shall be approved and proceed for final subdivision review. 5. Proposed Plan: The preliminary plat shall also show all appropriate and pertinent information required to facilitate a thorough review process. At a minimum, the following shall be shown: a. The layout of the streets, showing location, widths, and other dimensions of proposed streets (designated by actual or proposed names and numbers), crosswalks, alleys, and easements. b. The layout, numbers, and typical dimensions of lots. c. Parcels of land intended to be dedicated or temporarily reserved for public use or set aside for use by property owners in the subdivision. d. Building setback lines as required by code. e. Easements for water, sewers, drainage, utility lines and other purposes, as required code and/or utility company requirements. f. The layout of culinary water (including fire hydrants) and sanitary sewer improvements that will provide service to each lot in the subdivision. g. The location of light poles. h. Typical street cross sections and grades of streets where required by code. i. A tentative plan or method by which the applicant proposes to handle storm water drainage for the subdivision. j. Where necessary, copies of any agreements with adjacent property owners relevant to the proposed subdivision. Said agreements shall be presented to the ALUA at the time of preliminary plat submission. G. If the preliminary application complies with applicable local regulations, it shall be approved and proceed to final subdivision review. The ALUA shall return one signed copy of the plat to the applicant with any conditions attached. Other signed copies shall be forwarded to each of the interested city departments. The ALUA shall retain one signed copy of the plat for its files. H. If the preliminary plat is rejected, the ALUA shall return a signed copy of the plat bearing the reason for the rejection. I. The receipt of a signed copy of the approved preliminary plat shall authorize the applicant to proceed with the preparation of the final plat and construction documents. In the event a final plat is not submitted for at least one phase of the proposed subdivision within twelve (12) months following approval of the preliminary plat, such prior approvals shall be void and the applicant shall again be required to submit a sketch plan as per this title. When a subdivision is developed in phases, the final plat for a second phase and any subsequent phases must be submitted for approval within two years of the previous phase approval, or as extended by the city council. If a second phase and any subsequent phases are not submitted within two years of the previous phase approval, the preliminary plat and sketch plan approval for all phases not submitted shall be void.