Chapter 16.08
SUBDIVISION APPROVAL PROCESS
Sections:
16.08.010 Pre-application Review
16.08.020 Preliminary Plat
16.08.030 Final Plat
16.08.040 Final Subdivision Map
16.08.010 Pre-application Review
The pre-application review process allows the subdivider the opportunity to discuss the proposed subdivision with city staff and receive advice prior to incurring the cost of preliminary plat preparation.
A. Submittal Requirements. The applicant shall meet with city staff for preliminary review. The subdivider shall submit an outline of the proposal. It shall include, but not be limited to:
1. A legal description of the land that is the subject of the application.
2. Sketch plan(s) addressing land use, proposed lot sizes, lot and street layouts.
3. Proposed means and methods of providing water supply, street improvements, sewage disposal, drainage and open space.
B. Review Process. Planning staff will review the proposal with the applicant, providing advice on procedures, design standards, improvement standards and plat requirements.
Prior to the pre-application review meeting, the planning department shall endeavor to:
1. Determine whether a change in zoning is necessary for all or part of the subject property and inform the applicant that required rezoning must be obtained prior to processing the subdivision application.
2. Assess, through on-site observation, existing utility infrastructure, streets and surrounding land uses, noting special topographical or environmental conditions.
3. Determine whether a development master plan should be prepared for large and/or complicated properties prior to submittal and review of a preliminary plat.
C. Sketch Plan Approval. Planning staff shall complete the pre-application review with directions to applicant regarding further progress of the subdivision application.
1. The Planning Department records the comments of staff, other departments and/or agencies that must be addressed, in addition to the regular submittal requirements for preliminary plats, prior to consideration of the application by the planning and zoning commission and city council.
2. Pursuant to Planning Department investigation, staff informs the applicant of site-specific conditions that must be addressed in the preliminary plat approval. (Ord. 920, 2003)
(Manual, Amended, 07/21/2003)
16.08.020 Preliminary Plat
The preliminary plat phase includes detailed planning, submittal, review and approval of the applicant’s preliminary plat. This stage of the process is intended to resolve all major issues regarding the developability of the subject property pursuant to the city’s policies, standards and requirements. All existing and proposed physical aspects of the property and adjacent properties are analyzed at this stage in the process. In addition, the need for and the availability of utility services and facilities are also analyzed and projected. It is the intent of the city that all subdivisions are planned and designed to blend harmoniously into the existing development surrounding them. Each subdivision should be carefully planned to insure compatibility with existing utilities, streets, and other needed support infrastructure.
To avoid delay in processing the application, the applicant shall provide the Planning Department all information reasonably necessary to determine the character and general acceptability of the proposed development at least thirty (30) days prior to the date of the Planning and Zoning Commission hearing.
A. Submittal Requirements. Following the pre-application review, the applicant shall submit to the planning department fifteen (15) copies, on a drawing sheet or sheets measuring 24" x 36" and one (1) eight and one-half by eleven inch (8-1/2" x 11") transparency showing of data required by Chapter 16.12 subdivision design standards.
The application submittal shall include a completed application form with the required fee.
B. Preliminary Plat Review. Upon receipt of the preliminary plat, the planning department shall distribute copies for review to city departments, including but not limited to: city engineer, fire department, public works director and other agencies deemed appropriate.
Reviewing agencies and city departments shall transmit their recommendations to the Planning Department in writing. The department shall summarize the recommendations of reviewing offices and agencies, prepare a staff report regarding the project and present it to the Planning and Zoning Commission.
C. Preliminary Plat Approval. The preliminary plat and staff report shall be submitted to the Planning and Zoning Commission and set on the regular agenda for commission review and action at a public hearing at which time members of the public shall have an opportunity to be heard.
The Planning and Zoning Commission may recommend approval or denial of the preliminary plat application to the city council, or, if the plat is in substantial compliance with the provisions of this ordinance, but requires minor revision, the commission may recommend conditional approval.
An applicant, the City Planner, City Manager, any member of the City Council or other aggrieved person may appeal any Commission recommendation or decision by filing written notice of appeal within ten (10) calendar days of the Planning and Zoning Commission’s action. Upon receipt of a commission recommendation, the preliminary plat shall be scheduled for consideration by the City Council. The Council shall have the authority to uphold, modify or override the decision of the Commission. The City Council decision on the application shall be final. (Ord. 1129 (part), 2010; Ord. 920, 2003)
(Manual, Amended, 07/21/2003)
16.08.030 Final Plat
The final plat is the last stage in the subdivision approval process which includes the final subdivision design and engineering improvements. The subdivider is also responsible for delineation and dedication of all public rights-of-way and easements, dedication of other public lands, if required, and final lot and block configuration. In addition, all public improvements associated with the subdivision are identified and quantified and the subdivider is required to enter into an agreement with the city which guarantees that appropriate improvement costs are borne by the subdivider.
The final plat submittal shall be reviewed by the Planning Department to ensure consistency with the approved preliminary plat and for completeness of identification, survey and descriptive data. The final plat shall conform with all land use regulations and improvement requirements of the City of Winslow and shall include proper acknowledgement of all real property rights necessary for protecting public interests and private title.
No request for final plat approval shall be considered until the preliminary plat has been approved and all conditions of approval of the preliminary plat have been satisfied. The final plat application shall conform, in all respects to the approved preliminary plat with any amendments.
A. Submittal Requirements. The final plat and fourteen (14) copies thereof shall be submitted to the Planning Department for review and consideration within one (1) year from the date of City Council action on the preliminary plat. If final plat submittal is not received within one (1) year of council action on the preliminary plat, approval of the preliminary plat shall become null and void unless a time extension is applied for and granted by the Planning and Zoning Commission.
The final plat submittal shall include all items and elements of data as required by the Winslow Development Procedures Ordinance together with:
1. A copy of the approved preliminary plat which has been signed by the Planning and Zoning Commission chairman.
2. Certification of the county treasurer that all taxes on the property are paid.
B. Final Plat Review. The city planner, upon receipt of the final plat submittal, shall immediately record the receipt and the date of filing and review the application to determine whether it is complete and consistent with the approved preliminary plat. If the City Planner determines that the final plat application is not in compliance with the approved preliminary plat, a list of the deficiencies will be given to the applicant. Upon a determination that the final plat application is complete and consistent with the approved preliminary plat, the planning department shall distribute copies of the final plat for review to staff and agencies as required by the Winslow Development Procedures Ordinance and other agencies deemed appropriate.
The Planning Department shall assemble the written comments and recommendations of the reviewing agencies and city departments, prepare a staff report consolidating the reviewers’ recommendations and submit it to the Planning and Zoning Commission for review and recommendation to the City Council.
C. Final Plat Approval. The Planning Department staff report shall be submitted to the Planning and Zoning Commission for review and recommendation to the City Council. Submission of subdivision deed restrictions, if any, may be required prior to final plat approval.
Upon Council consideration and approval of the final plat, the Mayor shall sign the plat after all the other required certifications have been duly signed.
When the certificate of approval by the Council has been transcribed on the plat, the Planning Department shall retain the record copy until the city engineer certifies that the subdivision has been staked and the engineering plans, containing the seal of a registered civil engineer or registered land surveyor, have been approved.
1. The registered civil engineer or registered land surveyor shall certify that the plat is correct and accurate and that the lot corners will be set in accordance with the recorded plat within one year of the date of Council approval and prior to any lot sales.
2. Bonding shall also be posted prior to recording and within one year of the date of Council approval and prior to the issuance of any grading, excavation, building or grubbing permits.
The Planning Department shall cause the final plat to be recorded in the Office of the County Recorder. (Ord. 920, 2003)
(Manual, Amended, 07/22/2003; Manual, Amended, 07/21/2003)
16.08.040 Final Subdivision Map
A. After receipt of the approval or conditional approval of the tentative subdivision map by the council, the subdivider shall prepare and submit to the city engineer the original final subdivision map and a duplicate print made thereof on linen cloth and two prints on paper, the original and all prints to be thirty (30) inches by thirty-six (36) inches. The final subdivision map shall be completed in accordance with the requirements of ARS Sections 9-474 to 9-479, 9-1141; 32-2181, and the requirements of this title.
B. Failure of the subdivider to prepare and file such final subdivision map with the city engineer within ten months after the date of approval or conditional approval of the tentative subdivision map by the council and to have such final subdivision map recorded at the Office of the County Recorder within one year of approval or conditional approval of the tentative subdivision map, shall automatically terminate and void the proceedings.
C. At the time of filing a final subdivision map, a fee of one dollar ($1.00) for each lot must be paid to the office of the city engineer.
D. After receipt of the final map, the city engineer shall examine it as to conformance with the approved or conditionally approved tentative subdivision map, sufficiency of affidavits and acknowledgements, correctness of surveying data, mathematical data and computations and such other matters as require checking to insure compliance with the provisions of this title.
E. If the final map is found to be in correct form and the matters shown thereon are sufficient, the city engineer shall endorse his approval thereon and transmit it to the Council; and if unsatisfactory shall return the final map to the subdivider together with a statement setting forth the reasons for its return.
F. The Council shall be the final authority to approve or disapprove the final subdivision map. Approval of the Council shall be so certified on the original final subdivision map and the duplicate print made on cloth; and the original final subdivision map shall be returned to the subdivider.
G. Where the subdivision is located within the incorporated limits of the city, the subdivider shall transmit the certified final subdivision map to the county recorder for recording.
H. Where the subdivision is located outside the incorporated limits of the city, the subdivider shall transmit the certified final subdivision map to the County Board of Supervisors for its approval and recording in accordance with its procedures.
I. Final Subdivision Map Checklist.
1. If more than three sheets are used, an index, showing entire subdivision with lots numbered consecutively, will be provided;
2. Title, name of tract, date, north point and scale;
3. Description of land included, balanced closure computations of all angles and distances coordinated, shall be submitted;
4. Location and names, without abbreviations, of all
a. Proposed streets and alleys,
b. Proposed public areas and easements,
c. Adjoining streets;
5. Dimensions in feet and decimals of a foot to hundredths;
6. Dimensions of all lots, (no lot shall be less than seven thousand five hundred (7,500) square feet);
7. Center line data including bearings and distances, to coordinated intersections;
8. Radius, and/or degree, tangents, arcs and central angles of curves;
9. Suitable primary survey control points;
10. Location and description of all permanent monuments (field located and made permanent);
11. Ties to and names of adjacent subdivisions with coordinates thereto;
12. Ties to any city or county boundary lines involved;
13. Location of all setback lines;
14. Required certificates; and
15. Net acreage of all lots of one acre or more.
J. Preparation.
1. The final map shall be prepared in accordance with a completed survey of the subdivision and in substantial compliance with the approved tentative map, and with alterations and changes required thereto; and conforming in all particulars with ARS, Section 9-1141 and this title.
2. The final map shall be clearly and legibly delineated upon tracing cloth of good quality. All lines, letters, figures, certificates, acknowledgements and signatures shall be made in black waterproof India ink, except that affidavits, certificates and acknowledgements may be legibly stamped or printed upon the map with black opaque ink. The size of each sheet shall be thirty (30) inches by thirty-six (36) inches. A marginal line shall be drawn completely around each sheet, leaving entirely blank margins of two inches width on left side and one-inch width on remaining three sides of each sheet. The scale of the map shall not exceed one hundred (100) feet per inch. Each sheet shall be numbered, the relation of one sheet to another clearly shown, and the number of sheets used shall be set forth on each sheet. The tract name, scale, north point and sheet number shall be shown on each sheet of the final map.
K. Title Sheets. Below the title shall be a subtitle consisting of a general description of all the property being subdivided, by reference to deeds, subdivisions or to sectional surveys. Reference to tracts and subdivisions shall be spelled out and worded identically with original records, with complete reference to the correct book and page number of the record. The title sheet shall show in addition the basis of bearings.
L. Surveying Data for Lots. Sufficient data shall be shown to determine readily the bearing and length of each line. Dimensions of lots shall be the net dimensions. No ditto marks shall be used. Lots containing one acre or more shall show net acreage to the nearest one-hundredth.
M. Surveying Data. The final map shall show the center lines of all streets, length, tangent, radius and central angle or radial bearings of all curves; and the bearing of radial lines, to each lot corner or a curve, the total width of each street, the width the portion being dedicated and the width of existing dedication, and the width of each side of the center line, also the width of rights-of-way of railroads, flood control or drainage channels, and any other easements appearing on the map. Surveys in connection with the preparation of subdivision maps shall be made in accordance with standard practices and principles for land surveying. A traverse of the boundaries of the subdivision and all lots and blocks shall close within a limit of error or one foot in twenty thousand (20,000) feet of perimeter.
N. Record of Easements. The final map shall show the center line data, width and side lines of all easements to which the lots are subject. If the easement is not definitely located of record, a statement as to the easement shall appear on the title sheet. Easements for storm drains, sewers and other purposes shall be denoted by broken lines and easements for public utility companies designated "easements for public utilities." Distances and bearings on the side lines of the lots which are cut by an easement shall be so shown as to indicate clearly the actual lengths of the lot lines. The width of the easement and the lengths and bearings of the lines thereof and sufficient ties to locate the easement definitely with respect to the property subdivision shall be shown. The easement shall be clearly labeled and identified and if already of record, proper reference to the records given. At the time the subdivider presents the final map to the city engineer, there shall be presented proposed easements in favor of the various private utility companies which are authorized to serve in the area of the subdivision, approved by said utility companies. Easements being dedicated or reserved shall be so indicated in the certificate of dedication.
O. Existing Monuments. The final map shall show clearly what stakes, monuments or other evidence was found on the ground to determine the boundaries of the tract. The corners of adjoining subdivisions or portions thereof shall be identified and ties shown.
P. Established Lines. Wherever the county surveyor or city engineer has established the center line of a street or alley, that data shall be considered in making the surveys and in preparing the final map, and all monuments found shall be indicated and proper references made to field books or maps of public record, relating to the monuments. If the points were reset by ties, that fact shall be stated. The final map shall show the city and county boundaries crossing or adjoining the property subdivision clearly designated and tied in.
Q. Lot Numbers. The lots shall be numbered consecutively, commencing with number one, with no omissions or duplications. Each lot shall be shown entirely on one sheet.
R. Accompanying Data. The final map shall be accompanied by:
1. Traverse sheets and work sheets showing the closure, within the allowable limits of error, of the exterior boundaries and of each irregular block and lot of the subdivision;
2. Plans and specifications of the proposed improvements together with the necessary bonds or guarantees as provided herein;
3. A copy of the protective covenants to be recorded; and
4. A memorandum in duplicate showing:
a. The total area of the subdivision,
b. The total area in streets,
c. The total area in lots,
d. The area, in parks, school sites, or other lands offered for dedication or reserved for future public or quasi-public use,
5. A copy of any building restrictions. (Prior Code § 501(D))