Chapter 17.15
PRELIMINARY PLATS
Sections:
17.15.030 Date of filing fixed.
17.15.050 Identity of subdivider.
17.15.060 Information required.
17.15.070 Supplemental information.
17.15.100 Planning commission action.
17.15.110 Time limits for action.
17.15.120 Duration of approval.
17.15.130 Refiling following disapproval.
17.15.140 Changes made to a preliminary plat.
17.15.010 Preliminary steps.
A. Consultation. In order to avoid unnecessary and costly revision, the subdivider or his engineer is urged to consult early and informally with the town staff for advice and assistance before the preparation of the preliminary plat and formal application for its approval. A subdivision development sketch showing concepts should be prepared for such consultation.
B. Preliminary Plat. The initial action in the development of a subdivision located in the incorporated territory of the town shall be in the preparation of a preliminary plat.
1. The size of the preliminary plats shall be 24 inches by 36 inches and shall be drawn to a 50-foot, 100-foot or 200-foot to the inch scale, whichever is most appropriate to clearly present necessary details. Copies of said plat will be provided in either eight-inch by 14-inch or 11-inch by 17-inch size.
2. The preliminary plat(s) shall show or be accompanied by such data as required in TTC 17.15.050 through 17.15.080. [Ord. 109 § 1, 3-1, 2007.]
17.15.020 Submittal.
A. Filing – Distribution. The subdivider shall file five copies of the large preliminary plat(s) and 12 copies of the small plats, along with the plat review fee, in the office of the planning official who shall cause copies to be transmitted to the public works director, zoning administrator and all interested utilities. The officials shall review the plat for matters within their jurisdiction and promptly report their recommendations to the planning official, who shall check the plat for conformity to this title.
B. Date. The date of filing will be a minimum of 30 days prior to the date the subdivider desires a formal hearing by the planning commission. [Ord. 109 § 1, 3-2, 2007.]
17.15.030 Date of filing fixed.
The date of filing a preliminary plat shall be fixed as the date on which all of the plats and information required by this title have been filed, as determined by the staff, and the required fees have been paid. [Ord. 109 § 1, 3-3, 2007.]
17.15.040 Plat review fee.
The preliminary plat shall be accompanied by a plat review fee. The plat review fee shall be shown on a separate fee schedule as determined by the town council. [Ord. 109 § 1, 3-4, 2007.]
17.15.050 Identity of subdivider.
When submitting the preliminary plat, the subdivider shall certify in writing to one of the following:
A. That the subdivider is the record owner of the property; or
B. That the identified record owner of the property consents in writing to the filing of the plat. [Ord. 109 § 1, 3-5, 2007.]
17.15.060 Information required.
The following information shall be delineated on the preliminary plat, except those items determined by the staff as not being pertinent to a particular tract:
A. Title of plat (“preliminary plat of (name of subdivision)”) and the general location by section, township and range.
B. Legal description of property.
C. Vicinity map.
D. Name and address of owner and subdivider.
E. Name and address of person preparing plat.
F. North point, scale (written and graphic).
G. Date of preparation and any subsequent revision(s).
H. Subdivision data table, consisting of the following information:
1. Gross and net acreage.
2. Existing and proposed zoning district(s).
3. Existing and proposed use(s) of the property.
4. Proposed number of lots.
5. Density (based on net acreage).
6. Area proposed for each individual land use (single-family residential, multifamily residential, commercial, park, school, open space, etc.).
7. Minimum, average and maximum lot size.
8. Maximum building height/number of stories.
9. Maximum lot coverage.
10. Minimum lot width.
11. Statement as to whether streets shall be public or private and, if private, who shall provide the maintenance thereof.
12. Assessor’s parcel numbers for the area to be subdivided.
13. Floodplain designation(s) and/or floodplain studies on land where a FEMA study has not been accomplished.
I. Typical lot layout (graphic) for a corner and interior lot, including the following information:
1. Building envelope and maximum lot coverage.
2. Front, rear, side and corner-side setbacks.
3. Minimum lot width.
4. Minimum lot size.
5. Lot width to depth ratio on lots of less than one acre.
J. Dimensions of the overall subdivision.
K. Subdivision boundary line.
L. Lot numbers.
M. Names, zoning, and book and page numbers of all adjoining subdivision(s).
N. Names, addresses, assessor’s parcel numbers and zoning of all unsubdivided adjoining properties.
O. Adjoining property and lot lines.
P. Names, locations and widths of adjacent streets.
Q. Identifying landmarks and existing structures, both above and below ground.
R. Proposed names, locations and widths of streets.
S. Approximate grades of proposed and existing streets.
T. Streets and rights-of-way providing permanent access to the property.
U. Excavations within 200 feet of the subdivision and within the subdivision.
V. Approximate radii of curves.
W. Widths of alleys and easements.
X. Any existing easements, including the recording information.
Y. Utility and service provider table, including the name and addresses for the following providers (where applicable):
1. Method of water supply.
2. Method of sewage disposal.
3. Method and provider for solid waste disposal.
4. Provider for electricity.
5. Provider for gas.
6. Provider for cable television.
7. Provider for telephone.
8. Method of fire protection.
9. Provider of emergency medical services.
Z. Location and size of existing and proposed water and sewer lines.
AA. Elevations of sewer at proposed main connections.
BB. Location of existing and proposed fire hydrants and street lights.
CC. Existing culverts and drain pipes.
DD. Watercourses and channels including proposed facilities for control of storm waters.
EE. Land subject to overflow and inundations for flood hazard. Minimum elevation for lowest floor of any structure shall be shown.
FF. Railroads and other rights-of-way.
GG. Lands and parks to be dedicated to public use.
HH. Dimensions of reservations.
II. Proposed lot lines and dimensions.
JJ. Contours with maximum interval as follows:
|
Slope |
Interval |
|
0 – 2% |
1 ft. |
|
3 – 9% |
2 ft. |
|
10% Plus |
5 ft. |
KK. Table which lists the number or letter, use and area for each tract.
LL. Legend for all symbols.
MM. Any exceptions or excepted parcel(s) shall be clearly labeled and shall be accurately described by bearings and distances.
NN. Signature block for planning and zoning commission approval. [Ord. 109 § 1, 3-6, 2007.]
17.15.070 Supplemental information.
Reports and written statements on the following matters shall accompany the preliminary plat:
A. Development Plan. Subdivision development plan (written and graphic) when the subdivision is larger than 40 acres, or is to be developed in phases.
B. Water Service and System Plan. A written statement indicating that either the town of Taylor will provide water service to all lots in the subdivision, or the subdivider has an acceptable well and water delivery system. Where the minimum lot size of all lots within the proposed subdivision is in excess of two and one-half net acres in area, the subdivider may not be required to connect to the municipal water system or to furnish water to each lot, but may instead furnish a statement of quantity and quality of any wells existing on the property or the estimated cost and feasibility of drilling wells if none exist. Public water service will be used if economically feasible. Private water systems are not permitted.
C. Sewage and Solid Waste Disposal. A written statement indicating the type of sewage disposal and solid waste disposal that will be provided within the proposed subdivision. To aid in this determination, the health officer will require soil percolation tests or other pertinent information. If sanitary sewer facilities and/or a sewage disposal plant are proposed, the method by which the operation and maintenance will be accomplished and financed shall also be indicated.
D. Street Improvement. Type of street improvement, and the dedication and maintenance thereof. If private streets or other ways of necessity are proposed, the method by which their maintenance will be accomplished and financed. Type of drainage and dust palliative will be provided.
E. Utilities. Utilities to be installed.
F. Drainage Report, Including a Grading and Drainage Plan. Proposed method for the control of storm water, including existing off-site flows, existing and proposed on-site flows and data as to grade and dimension.
G. Covenants. Protective covenants proposed to be recorded.
H. Landscaping. Proposed tree planting or other landscaping if within public rights-of-way or common areas. Proof of perpetual maintenance of all such areas shall be provided the town prior to the issuance of any building permit.
I. Engineer Certification. The name, address, registration number and seal of the professional engineer who will provide the certification of completed improvements and inspection pursuant to this title.
J. Soil Report. A geodetic soil report and foundation recommendations shall be given to the building department.
K. Other Required Information. Such other supplemental information as may be required by the town, including but not limited to soils reports, water and/or sewer capacity reports, or a traffic impact study.
L. Avigation Easement. If such subdivision is within the Taylor Municipal Airport influence area as defined by ordinance, an avigation easement will be provided. [Ord. 109 § 1, 3-7, 2007.]
17.15.080 Boundary survey.
A. Required. A boundary survey of the subdivision including all courses and distances necessary to compute a closure on the preliminary plat.
B. Data. Sufficient data to prove the method by which the boundary was determined, including a description of all corners found or set, adjoining plats or property lines and records. [Ord. 109 § 1, 3-8, 2007.]
17.15.090 Corner stakes.
Upon filing a preliminary plat, the subdivider shall immediately place a conspicuous stake and flag at each corner, angle point or curve point of the property proposed to be subdivided. Said stake shall extend at least three feet above the ground, except where the corner is on a roadway, where it shall be placed so as not to interfere with the vision triangle and sight-distance requirements of the town. [Ord. 109 § 1, 3-9, 2007.]
17.15.100 Planning commission action.
Within 60 days after the date of completeness as determined by town staff, the planning commission shall approve, conditionally approve or disapprove said plat and the action of the commission shall be noted on two copies of the preliminary plat. Conditions resulting in conditional approval or disapproval will be noted and referenced. One copy shall be returned to the subdivider and the other retained for the planning official’s records. Failure of the planning commission to take action within the 60-day period will cause the plat to be forwarded to the town council for their action. [Ord. 109 § 1, 3-10, 2007.]
17.15.110 Time limits for action.
The time limits for acting and reporting on preliminary plats as specified in this title may be extended by omission of required information and by mutual consent (in writing) of the subdivider and the planning commission as the case may be. If no action is taken on the part of the planning commission within these time limits, the preliminary plat will be forwarded to the town council for action. However, such approval of the preliminary plat shall not guarantee the subdivider, nor bind the commission or town council, to approval of the related final plat. [Ord. 109 § 1, 3-11, 2007.]
17.15.120 Duration of approval.
A. Single-Phase Subdivisions.
1. Approval of a preliminary plat by the planning commission for a single-phase subdivision shall be for duration of one year from the date of approval.
2. Upon written request of the subdivider, additional one-year extensions (up to a maximum of five years from the original date of approval) may be granted by the commission, upon a determination that circumstances exist beyond the control of the subdivider. It shall be the responsibility of the subdivider to provide evidence of such circumstances.
3. Failure to receive approval of a final plat within one year from the date of approval or conditional approval of the preliminary plat, or to receive an extension of approval of the preliminary plat by the commission, shall render the preliminary plat null and void.
B. Multi-Phase Subdivisions.
1. Approval of a preliminary plat by the planning commission for a multi-phase subdivision shall be for a duration of one year from the date of approval.
2. Upon written request of the subdivider, additional one-year extensions (up to a maximum of five years from the original date of approval) may be granted by the commission for any phase or portion, or for the entire area of the preliminary plat, upon a determination by the commission that circumstances exist beyond the control of the subdivider. It shall be the responsibility of the subdivider to provide written evidence of such circumstances.
3. Failure to receive approval of a final plat for the initial phase or portion of the subdivision within one year from the date of approval or conditional approval of the preliminary plat, or to receive an extension of approval of the preliminary plat granted by the commission, shall render the entire preliminary plat null and void.
4. Phases or portions of the preliminary plat which have not received final plat approval by the town council are subject to the time duration limits and extension requirements noted above. [Ord. 109 § 1, 3-12, 2007.]
17.15.130 Refiling following disapproval.
In the event that a preliminary plat is disapproved by the planning commission, a new preliminary plat of the same area or portion thereof shall not be filed within six months of the date of disapproval unless the subdivider can prove that there is a change in circumstances that warrants such reconsideration. A refiling after six months shall be treated as a new submission. [Ord. 109 § 1, 3-13, 2007.]
17.15.140 Changes made to a preliminary plat.
Changes to a preliminary plat may be made up until the planning commission approves the preliminary plat. Once a preliminary plat is approved by the planning commission changes cannot be made.
If a change is requested, needed or required, the previously approved preliminary plat is no longer valid and the developer must reapply as if the previous preliminary plat was never submitted or approved. [Ord. 109 § 1, 3-14, 2007.]