§ 2-2-4  PRELIMINARY PLAT.
   (A)   The preliminary plat stage of land subdivision includes detailed subdivision planning, submittal, review and approval of the preliminary plat. The subdivider shall provide the Planning Division with all information essential to determine the character and general acceptability of the proposed development to allow for the establishment of the design parameters for the final plat and the improvement plans. The preliminary plat shall conform to the approved conceptual subdivision plat as approved by the Planning and Zoning Commission and City Council, if this optional step was undertaken. A preliminary plat process may be waived for a proposed platting of a substantially developed property, as it is in the opinion and approval of the Development Services Director and/or City Engineer or their designees. Substantially developed includes a build-out property with stormwater retention and drainage facilities, landscaping, and onsite and offsite infrastructure improvements.
   (B)   (1)   Preliminary plat submittal.
         (a)   Filing. A complete application for preliminary plat approval to include 20 copies of the preliminary plat, an electronic copy in PDF format and other required documents, shall be filed with the Planning Division. The submittal of an incomplete application shall be rejected and the subdivider notified, in writing, of the deficiencies of application. Upon determination that the submittal is substantially complete, it shall be assigned a case number and distributed.
         (b)   Fees. Application for preliminary plat approval shall include payment of the filing fees as set forth in Chapter 4, Fees, Article 4-4 , Vol. I, Apache Junction City Code.
      (2)   Preliminary plat review.
         (a)   Upon receipt of a complete application for a preliminary plat, inclusive of all fees, the Planning Division shall log in the date of submittal and perform its review for compliance to public objectives, giving special attention to the minimum application requirements for preliminary plat as set forth in this Chapter. The Planning Division shall distribute the application and the preliminary plat to the following staff and agencies for review and written comments that pertain to their area of expertise and responsibilities:
            1.   Director of Public Works;
            2.   City Engineer;
            3.   Development Services Principal Engineer or Project Engineer;
            4.   Police Chief;
            5.   Fire District Chief;
            6.   Parks and Recreation Director;
            7.   County Health Department;
            8.    Superintendent of School District;
            9.   United States Postmaster at Apache Junction, Arizona;
            10.   County Engineer and Director of County Planning, if proposed subdivision abuts county areas;
            11.   Where the land abuts a state or federal highway, to the Arizona Department of Transportation; and
            12.   Utility companies.
         (b)   The reviewing staff and agencies shall transmit their recommendations to the Planning Division.
         (c)   The Planning Division shall consolidate the reviewing staff and agencies comments and requirements and transmit the same to the applicant for incorporation of the revisions to the preliminary plat.
         (d)   Once the new preliminary plat substantially conforms to the provision of this Chapter, the Development Services staff shall notify the applicant of meeting dates of Planning and Zoning Commission and City Council to consider the preliminary plat application. Where an approved MPC District is in place, the preliminary plat approval shall be processed as described in Article 2-2-4(B)(3)(b).
      (3)   Preliminary plat approval.
         (a)   The Commission shall meet and offer its recommendations to the City Council on the preliminary plat after considering the recommendations of city staff and the above agencies and entities. Public hearings shall be held by both Commission and City Council. The City Council may, by resolution, approve, conditionally approve or deny a preliminary plat.
         (b)   Where an approved MPC District is in place, the following process shall occur:
            1.   The Subdivision Committee shall consider the preliminary plat within 21 calendar days after the date the subdivider has completed filing of final corrections; and
            2.   The Subdivision Committee shall approve, approve with conditions or deny the preliminary plat and shall forward their recommendation to the subdivider.
            3.   If the Subdivision Committee denies a preliminary plat, or the plat is approved with conditions, the subdivider may appeal the denial or stipulations pursuant to the provisions in Article 2-2-4(B)(6).       
      (4)   Significance of preliminary plat approval. Preliminary plat approval constitutes authorization for the subdivider to proceed with preparation of the final plat and the engineering plans and specifications for public improvements and site development. Preliminary plat approval is based on the following terms:
         (a)   The basic conditions under which approval of the preliminary plat is granted will not be changed prior to expiration date;
         (b)   Approval is valid for a period of 12 months from date of Council's action, within which period the subdivider must file a complete final plat application. A time extension for an additional 12 months may be granted by the City Council if there had been no change in the city's policies or regulations which would affect the subdivision; and
         (c)   Preliminary plat approval, in itself, does not assure final acceptance of streets for dedication or continuation of existing zoning requirements for the tract or its environs.
      (5)   Significance of preliminary plat approval - MPC Districts. Preliminary plat approval constitutes authorization for the subdivider to proceed with preparation of the final plat, the engineering plans and specifications for public improvements and site development as well as to proceed at-risk with installation of public and private improvements as described within the MPC district. Preliminary plat approval is based on the following terms:
         (a)   The basic conditions under which approval of the preliminary plat is granted will not be changed prior to expiration date;
         (b)   Approval is valid for a period of 12 months from approval by the Subdivision Committee, within which period the subdivider must file a complete final plat application. A time extension for an additional 12 months shall be granted by the Subdivision Committee if there had been no change in the city's public health, safety, welfare policies which would affect the subdivision; and
         (c)   Preliminary plat approval, in itself, does not assure final acceptance of streets for dedication or continuation of existing zoning requirements for the project.
      (6)   Approvals, appeals, modifications and administrative changes - MPC Districts.
         (a)   A decision of the Subdivision Committee may be appealed by the subdivider within 15 calendar days of the action to the City Manager.
         (b)   Appeals shall be in writing on a form provided by the Development Services Department and shall include only those items not agreed upon. An appeal will be heard within 15 calendar days from the date of submission of complete application for an appeal and the appeal fee to the City Manager. The City Manager shall set the date, time, and location for the appeal hearing. Persons who have expressed an interest in attending the hearing shall be informed by the Development Services Department of the date, time, and location.
         (c)   The City Manager shall gather any background material regarding the appeal at least 2 working days prior to the hearing date.
         (d)   The City Manager shall issue a decision on the appeal at the hearing. The decision of the City Manager may be appealed to the City Council.
      (7)   Existing developed lands. The city may waive the requirements to prepare a preliminary plat for lands that contain existing developments that include lots, streets, drainage improvements, and other existing infrastructures.
      (8)   Form of presentation. The information hereinafter required as part of the preliminary plat submittal shall be shown graphically or by note on plans, or by letter, and may comprise several sheets showing various elements of required data.
   (C)   See Appendix for preliminary plat conditions.
(Ord. 1503, passed - -2021)