Chapter 16.08


16.08.010    Preliminary consultation.

16.08.020    Preliminary plat required.

16.08.030    Form and contents.

16.08.040    Review agencies.

16.08.050    Acceptance for review.

16.08.070    Preliminary plat approval.

16.08.080    Review by city engineer.

16.08.010 Preliminary consultation.

A.    The subdivider shall, before submitting the preliminary plat of a subdivision for review, meet with the director for preliminary consultation in order to ensure that the plat is acceptable for processing.

B.    The following information shall be provided by the subdivider at the time of the preliminary consultation:

1.    General. Information including data on existing covenants, land characteristics and available community facilities and utilities, and information describing the subdivision proposal such as number of residential lots, typical lot width and depth, business areas, playgrounds, park areas and other public areas, tree planting, proposed protective covenants and proposed utilities and street improvements.

2.    Location Map. A location map showing the relationship of the proposed subdivision area and its location to existing community facilities which serve or would be influenced by it, and nearby subdivided areas.

3.    Proposed Layout. A map showing a simple sketch of the proposed layout of streets, snow storage, lots and other features in relation to existing conditions. The map may be a freehand pencil sketch made directly on a print of the topographic survey. (Ord. 96-27 § 1 (part): Ord. 93-03 § 1 (part): prior code § 24-9)

16.08.020 Preliminary plat required.

Before submitting a final plat of a subdivision for approval for recording, the subdivider shall submit a preliminary plat for approval. The form and data required for preliminary plat submittal is designated under this chapter. (Ord. 96-27 § 1 (part): Ord. 93-03 § 1 (part): prior code § 24-10)

16.08.030 Form and contents.

The preliminary plat of a subdivision shall be clearly and legibly drawn. The subdivider shall submit one reproducible copy and thirteen copies for distribution. The size of the map shall not be less than twenty-four inches by thirty-six inches. The subdivider shall consult with the director to determine the map scale to be used. All attempts shall be made to draw the map of a subdivision containing six acres or less at a scale of one inch equals fifty feet. All other subdivisions shall be drawn at a scale of one inch equals one hundred feet, unless otherwise required by the director. The preliminary plat shall contain the following information:

A.    The date, scale and north point;

B.    The proposed subdivision name: which shall not be the same as the name of any plat previously recorded in the city;

C.    The name and address of the owner(s), the surveyor preparing the plat and the name, address and telephone number of a primary contact person;

D.    The location of the subdivision by township and range, section and meridian;

E.    A small scale vicinity map at a scale of not less than one inch to the mile of the section or government subdivision of the section in which the subdivision lies, with the location of the subdivision indicated thereon;

F.    Unless waived and made a condition of preliminary approval, the exact length and bearing of the exterior boundaries of the subdivision;

G.    The location and names of adjacent subdivisions and the owners of adjoining parcels of unsubdivided land;

H.    Zoning on and adjacent to the subdivision;

I.    Location, widths and names of all existing and platted streets, or other public ways and easements, and utility rights-of-way, parks, cemeteries, watercourses, drainage ditches, permanent buildings, bridges and other pertinent data as determined by the director;

J.    The water elevations of adjoining bays, lakes or streams at the date of the survey and the approximate mean high and mean low water elevations of such bays, lakes or streams;

K.    If the subdivision borders a bay, lake or stream, the distances and bearing on a meander line established not less than twenty feet back from the mean high water mark of the bay, lake or stream;

L.    Areas designated as wetlands by the U.S. Corps of Engineers or in adopted city plans or studies;

M.    The layout, width and approximate grades of all new streets and rights-of-way, such as highways, easements for sewers, water mains and other public utilities;

N.    The direction and distance to the nearest water and sewer mains;

O.    The approximate dimensions and areas of lots;

P.    The proposed building area for each lot;

Q.    The approximate radii of all curves and length of the tangent between curves;

R.    The approximate location and area of property proposed to be dedicated for public use or to be reserved by deed covenant for use of all property owners in the subdivision with the conditions, if any, of such dedication or reservation;

S.    Utility easements along rear lot lines shall be at least ten feet wide, or a total of twenty feet wide along adjoining rear lots. Utility easements along side lot lines shall be five feet wide, or a total of ten feet wide along adjoining side lots. Where a front-yard easement is needed to accommodate a transmission utility, the easement shall generally be ten feet wide. The platting authority may require wider utility easements along the rear lot lines of hillside lots. Whenever possible, utilities shall be placed in dedicated rights-of-way except where that placement conflicts with a city or state transportation project;

T.    If the subdivision is proposed to be completed in several phases, the sequence of development must be indicated;

U.    If after consultations with the director it is determined that the location of the proposed subdivision is such, the following information will be required to be included on the preliminary plat: areas known to be susceptible to geophysical hazards including but not limited to landslide, mud and earth flow, soil creep, soil liquification, avalanche chutes, run-outs, or wind blast shall be indicated. Subdivisions which include areas within the tidal wave run up zone as indicated on official city maps and adopted studies shall have these areas identified and labeled “not for human occupation, tidal wave run up area”;

V.    If the proposed subdivision is located on land that has a difference in elevation of greater than six percent, the following information shall be provided on the preliminary plat: contours at five-foot vertical intervals. All pertinent elevations should be shown and shall be based on the mean sea level. Where slope exceeds twelve percent, contour lines may be shown at a suitable interval not to exceed twenty feet. The area for which contour data is to be shown shall extend beyond the boundaries of the actual property being platted a distance which will adequately relate the plat to its surroundings. All vertical control shall be based upon mean high water as referenced by the National Oceanic and Atmospheric Administration Port of Valdez, sixty-one degrees eight minutes north, one hundred forty-six degrees twenty-one minutes west, North American 1927 Datum. (Ord. 96-27 § 1 (part): Ord. 93-03 § 1 (part): prior code § 24-11)

16.08.040 Review agencies.

The commission may designate review agencies to aid in the examination of preliminary plats. Review agencies shall submit comments on the proposed subdivision in writing no later than three working days prior to the commission meeting on the preliminary plat. (Ord. 96-27 § 1 (part): Ord. 93-03 § 1 (part): prior code § 24-12)

16.08.050 Acceptance for review.

If the preliminary plat of a subdivision meets the requirements of this title the director shall accept or reject the preliminary plat for review within five working days of submittal by the subdivider. Any rejection must be in writing and state the reasons for rejection under this title. Following acceptance by the director for review by the commission of the preliminary plat of a subdivision, the plat shall be forwarded to review agencies and commission members for review. The director will retain one copy in the official file and make available copies to the public. (Ord. 96-27 § 1 (part): Ord. 93-03 § 1 (part): prior code § 24-13)

16.08.070 Preliminary plat approval.

A.    Review by the Director. The director shall, within thirty days of the submission of the preliminary plat, review the preliminary plat for completeness. The subdivider shall be notified, in writing, of any items that need to be added or corrected prior to submission to the platting authority for review and approval.

B.    Approval by the Commission. The commission shall, within sixty days of the acceptance by the director, approve, approve conditionally or reject the preliminary plat of a major subdivision. The subdivider shall be notified, in writing, of any conditions of approval or the reasons for rejection.

C.    General.

1.    Approval of the preliminary plat is the commission’s preliminary approval of the layout shown by such plat. If the final plat conforms substantially to such layout and conditions of approval have been met, final approval can be sought pursuant to Chapter 16.12. Application for final approval must be completed and filed within twelve months of preliminary plat approval. The director may grant one twelve-month extension to this deadline after a written request and justification is submitted by the subdivider.

2.    If the commission does not approve, disapprove or return the plat to the applicant within sixty days, the plat is considered approved and a certificate of approval shall be issued on demand. (Ord. 96-27 § 1 (part): Ord. 93-03 § 1 (part): prior code § 24-15)

16.08.080 Review by city engineer.

Following approval of the preliminary plat of a major subdivision; and prior to submittal of a final plat, the subdivider shall furnish to the city engineer for review and approval, the following engineering data pertaining to utilities and improvements required in the subdivision:

A.    Plans and profiles showing existing and established grades for all streets, public rights-of-way and snow storage areas;

B.    Plans and profiles of all storm sewers, culverts and surface water drainage facilities;

C.    Plans and profiles of all sanitary sewers, including one sanitary sewer lateral per lot to run to the lot lines;

D.    Plans and profiles of all water distribution lines including stop boxes and appurtenances including one water lateral per lot to run to the lot line;

E.    All other improvements required under Chapter 16.20 of this title. (Ord. 05-11 § 3; Ord. 96-27 § 1 (part): Ord. 93-03 § 1 (part): prior code § 24-16)