Sections:
11-20.60.010 Preliminary Submittal
11-20.60.020 Preliminary Plat Requirements
11-20.60.030 Preliminary Plat Approval
11-20.60.040 Significance of Preliminary Plat Approval
11-20.60.010 Preliminary Submittal
A. The subdivider or an authorized representative shall submit the following materials in support of a preliminary plat application for a new subdivision to the Director in accordance with the submittal deadlines established by the Director in accordance with the review schedule on file with the Planning Section:
1. The required number of copies as specified in the handout available from the Planning Section of the preliminary plat reproduced as blue or black line prints on a white background;
2. Completed preliminary plat application forms. If the subdivider is not the current landowner of all of the subject real property, a signed and notarized statement shall also be filed attesting that the owner grants to the subdivider authority to represent the owner in this matter.
3. A non-refundable preliminary plat filing fee (See Title 10, Zoning Code, Appendix 2, Planning Fee Schedule);
4. The required number of copies of a Traffic Impact Analysis (TIA) as determined by the City Engineer shall be submitted for review and approval by the City Engineer;
5. The required number of copies of a preliminary Stormwater Analysis as determined by the Stormwater Manager shall be submitted for review and approval by the Stormwater Manager;
6. A request to the City Utilities Department to complete a water and/or sewer impact analysis shall be submitted. The results and/or findings of the water and/or Sewer Impact Analysis shall be submitted. The results and/or findings of the Water and/or Sewer Impact Analysis shall be submitted with the preliminary plat application.
B. All submittals shall be checked by the Director for completeness and assigned a case number. If a submittal is incomplete according to the requirements set forth in this division, the submittal may be rejected and returned to the subdivider for revision and re-submittal.
C. Upon a recommendation of approval of the preliminary plat by the Director, the subdivider or an authorized representative shall submit the following materials to the Director in accordance with the submittal deadlines on file with the Planning Section:
1. The required number of copies as specified in the handout available from the Planning Section of the preliminary plat reproduced in the form of blue or black line prints on a white background;
2. A reduction of the preliminary plat onto an 8.5 x 11 inch sheet of paper; and,
3. A copy of the preliminary plat provided in electronic format in a form determined by the Director.
D. If preliminary plat approval expires prior to application for final plat approval, the plat shall be resubmitted for preliminary approval as a new case, and the subdivider shall pay the required fee. See Section 11-20.60.040 Significance of Preliminary Plat Approval, for the requirements for extension of a preliminary plat approval.
11-20.60.020 Preliminary Plat Requirements
A. Any subdivision shall be designed to comply with the requirements of the specific zoning district within which it is located. Should a change in zoning be necessary due to the proposed use(s), an application for a Zoning Map amendment must be initiated by the property owner or authorized representative, and then reviewed and acted upon by the Planning Commission and City Council prior to their action on the plat. Concurrent applications may be considered, with the requested Zoning Map amendment being resolved first. (See City Code Title 10, Zoning Code, Division 10-20.50, Amendments to Zoning Code Text and the Zoning Map).
B. As a prerequisite of preliminary plat review by the Director and City Engineer, the subdivider shall submit copies of letters written to the following agencies informing them of the intent to subdivide and to learn the general requirements for public utilities and public dedications applicable to the subdivision’s needs:
1. Appropriate public utilities;
2. Cable television and communication companies;
3. Flagstaff Unified School District;
4. U.S.D.A. Soil Conservation Service;
5. Coconino County Health Department;
6. Arizona Department of Transportation (if the proposed subdivision abuts a state highway);
7. Coconino County Flood Control District; and,
8. Coconino County Community Development Department if the proposed subdivision is adjacent to an unincorporated area.
Written recommendations from the review agencies shall be transmitted to the Director prior to scheduling of the Planning Commission’s public hearing on the preliminary plat.
C. Any information required as part of the preliminary plat submittal shall be shown graphically or by note on plans, or by letter, or by combination of these, and may comprise several sheets showing various elements of the required data. All mapped data for the plat shall be drawn at the same engineering scale. The preliminary plat shall be drawn to a scale of not more than 1 inch = 100 feet. Preliminary plat sheets shall not exceed 24 inches by 36 inches in overall dimensions and shall have a left margin of two inches. All plats requiring more than one sheet shall have a cover sheet indicating the entire subdivision and the proposed sections to be found on the corresponding individual pages.
D. All preliminary plat applications shall contain the following information:
1. Notation of plat as a preliminary plat;
2. Proposed subdivision name and location by section, township, range, baseline, meridian and county;
3. Legal description of property involved and County instrument number;
4. Name, address, and phone number of subdivider(s);
5. Name, address, and phone number of person or firm preparing the plat;
6. Name, address, and phone number of landowner(s), and docket/page number or instrument number by which title was conveyed (warranty deed, quit claim deed, purchase agreement, or other legal instrument);
7. Bar scale, north arrow oriented to top, right or left of sheet, and dates of preparation and any revisions;
8. A topographic map for the subject property and the land within 200 feet of the subject property with a minimum two-foot contour, or such other interval as approved by the Director. Direction of drainage flow shall be indicated;
9. Existing street dedications and lot lines of all adjacent properties. Subdivided properties must be indicated by subdivision name and Coconino County Recorder’s Office Case and Map number; if unsubdivided land, property owner and Docket and Page or instrument number shall be noted;
10. Location, dimensions, and names and types of all existing and proposed rights-of-way and easements within the subdivision boundaries and 200 feet from such boundaries;
11. All existing features, including but not limited to, bridges, buildings, culverts, structures, and driveway entrances within the subdivision boundaries and within a distance of 200 feet from such boundaries. Identify those which are to be removed and those to remain, and the date when any removals shall be completed. All proposed conditions shall be graphically differentiated from existing conditions on adjacent properties and on excepted tracts or parcels within the plat;
12. Existing zoning classification(s) within the subdivision boundaries and on abutting properties;
13. Note gross acreage of the area being platted and net acreage, if applicable;
14. Boundaries of the platted property to be fully dimensioned. The complete boundary survey shall be based upon field work;
15. Proposed street layout shall include street names, widths, alleys, crosswalks, and connections to adjoining tracts or parcels and clear view zones. Typical cross sections of all existing and proposed roadways shall be shown;
16. Parcels or tracts to be dedicated or reserved for affordable housing, school sites, parks, or other public use are to be indicated as such with intended use;
17. Size of each lot, in square feet or acres;
18. Location map with north arrow, scale, site location, and existing points of reference;
19. Location and description of proposed and existing utilities within the subdivision and within 200 feet of the proposed development. Locations of all above ground utility cabinets and facilities. Location of water and sewer mains with respect to property lines, easements and/or street center lines, with line sizes and valve locations shown. Reference by note the location and description of such utilities if not located within 200 feet of the proposed development;
20. The location of all proposed fire hydrants within the subdivision;
21. Approximate lot and tract dimensions, bearings, and area, with each lot numbered individually and the total number of lots noted;
22. The location of vehicular non-access easements and non-typical building setbacks;
23. A typical maximum construction envelope containing minimum building setbacks and maximum lot coverage permitted shall be noted on the plat;
24. The preliminary plat shall include a Natural Resources Protection Plan (if applicable) and data sheet meeting the requirements of City Code Title 10, Zoning Code, Division 10-50-80 (Resource Protection Standards). The Natural Resources Protection Plan shall include all areas within the boundaries of the subdivision and access and utility corridors to the site if proposed;
25. Gross and net densities/intensities by lot or platted area in accordance with the provisions of City Code Title 10, Zoning Code, Chapter 10-40 (Specific to Zones);
26. Location of water wells, streams, ditches, washes, lakes, or other water features; direction of flow; 100-year flood plain; location and extent of areas subject to inundation, whether such inundation be frequent, periodic or occasional, within the subdivision boundaries and 200 feet beyond such boundaries. Also, the proposed location(s) of stormwater detention facilities shall be indicated;
27. Plans for resource preservation, management, and mitigation of adverse impacts on neighboring properties, in compliance with City Code Title 10, Zoning Code, Division 10-50.60, (Landscaping Standards), if applicable;
28. Traffic control devices;
29. Approval block for all utilities;
30. Certification blocks (Arizona Registered Land Surveyor seal and Arizona Registered Professional Engineer stamp, if applicable);
31. Complete and accurate legend;
32. Boundary dimensions to 0.01' and bearings to 1 second, recorded and measured;
33. Basis of bearing and record source;
34. Detailed description of monuments set and found;
35. Subdivision corners tied to two City control points;
36. Boundary of platted property to have a mathematical closure of not less than 0.01 feet. All non-tangent curves shall include a radial bearing or chord bearing and length;
37. Approximate embankment and excavation quantities for the project;
38. Clear view zones;
39. A development phasing map and proposed timing schedule delineating the configuration, size in acres, and general sequence of development and dedication; and,
40. All information on the plat must be legible.
E. The preliminary plat shall contain the following information with respect to proposed utilities:
1. It is the responsibility of the subdivider to furnish the Arizona Department of Environmental Quality (ADEQ) such information as ADEQ may require regarding the design and operation of the proposed sanitary sewage facilities.
a. A statement as to the types of facilities proposed shall appear on the preliminary plat application; and, the subdivider shall show evidence of adequate volume and quality of proposed water supply and facilities to the satisfaction of the Utilities Director.
2. The preliminary plat submittal shall include preliminary calculations and a description of proposed stormwater disposal outlets to the satisfaction of the City Engineer.
3. A plan from private or franchise utility companies showing the location of proposed utility facilities.
F. A preliminary plat submittal for a condominium subdivision shall include the following additional information as required by A.R.S. § 33-1219:
1. The plat shall be clear and legible, and is a part of the declaration; and,
2. The plat shall show the following:
a. The name of the condominium;
b. The boundaries of the condominium and a legal description of the real estate included in the condominium;
c. The extent of any encroachments on any portion of the condominium;
d. To the extent feasible, the location and dimensions of all easements serving or burdening any portion of the condominium;
e. The location and dimensions of the vertical boundaries of each unit, and each unit’s identifying number;
f. Any horizontal unit boundaries, with reference to an established datum, and each unit’s identifying number;
g. Any units with respect to which the declarant has reserved the right to create additional units or common elements, identified appropriately;
h. The location and dimensions of all real estate subject to the development right of withdrawal and identified as such;
i. The location and dimensions of all real estate in which the unit owner will only own an estate for years, labeled as a "leasehold condominium";
j. The distance between noncontiguous parcels of real estate comprising the condominium;
k. The location and dimensions of limited common elements, including porches, balconies, patios and entryways; and,
l. Any other matters the declarant deems appropriate.
11-20.60.030 Preliminary Plat Approval
A. An application for preliminary plat approval shall comply in all respects with the provisions of this Chapter and the City of Flagstaff Flood Plain Regulations.
B. An applicant shall submit all of the documents, information, data, and other requirements for preliminary plat approval to the Director and City Engineer.
C. In addition to the requirements of the preceding subsections, the applicant shall provide the Director and City Engineer with any additional information, documents, or other material relevant to the application as required by City codes and regulations that are necessary for the Director, the Planning Commission, and the City Council to evaluate, analyze, or understand the subject matter of the application.
D. The applicant or the applicant’s agent shall be encouraged to either hold a public meeting to inform area residents of the proposed subdivision or notify them by direct mail to provide information on the proposed subdivision. If the applicant or the applicant’s agent decides to hold either a public meeting or notify adjoining residents by direct mail of the proposed subdivision, notice of the public meeting and information regarding the proposed subdivision shall be provided to property owners within a minimum of 300 feet of the proposed subdivision. Notice of the meeting and information regarding the subdivision should also be provided on the applicant’s web site if one exists.
E. A preliminary plat application shall not be deemed to have been filed or properly submitted until all fees have been paid and all of the above listed requirements have been satisfied as determined by the Director.
F. The procedure for approval, amendment, or denial of preliminary plat applications shall be as follows:
1. Pursuant to the provisions of this Chapter, the Director and City Engineer shall review the application for a preliminary plat, including all impact analyses required as part of the submittal with the preliminary plat application.
2. The Planning Commission shall recommend the approval or denial of a preliminary plat to the City Council within 45 days of the first consideration of the plat by the Commission.
3. After a final recommendation on a preliminary plat by the Planning Commission, the City Council shall approve, conditionally approve, or disapprove the application within 60 days of the first consideration of the plat by the City Council.
4. If a preliminary plat application is denied by the City Council, the minutes shall state the reasons for such denial. The preliminary plat application can be re-filed at any time if revision can resolve the reasons for the denial as originally proposed. The new filing of a preliminary plat application for the same subject property, or any portion of the property, shall follow the procedures and requirements specified in this division.
11-20.60.040 Significance of Preliminary Plat Approval
Preliminary plat approval by the City Council constitutes authorization for the subdivider to proceed with preparation of the final plat and engineering plans and specifications. Preliminary plat approval is subject to the following conditions:
A. The conditions under which approval of the preliminary plat is granted will not be changed prior to the expiration date;
B. Approval is valid for a period of two years. from the date of City Council approval; thereafter, such approval shall be deemed to have expired;
C. Preliminary plat approval may, upon written application to the Director by the subdivider, be extended for an additional one year if, in the opinion of the Director, there is no change in conditions within or adjoining the preliminary plat which could warrant a revision of the original preliminary plat;
D. If preliminary plat approval expires prior to application for final approval, the plat shall be resubmitted for preliminary approval as a new case and the subdivider shall be required to pay a new fee;
E. A preliminary plat may not be recorded; and,
F. Preliminary plat approval does not constitute approval to clear, grade, remove trees, or perform other land or construction activity until a final plat is recorded and a grading permit is issued.