A. Intent. A preliminary plat is the first official document submitted when owners of a property wish to subdivide their property. The preliminary plat shall include all the property the owner intends to subdivide. Approval of the preliminary plat does not constitute approval of the subdivision. Only approval of the final plat constitutes official approval by the Town.
B. Preliminary Plat Requirements. An application for preliminary plat approval shall include an original and fifteen copies (unless otherwise noted) of the following:
1. Land Development Application Form with all requested information completed and required signatures.
2. A Letter of Intent signed by the applicant subdivider which explains the purpose of the application and includes all requests and justification for any variances from the standards, or waivers of submittal requirements.
3. Proof of ownership of the property to be subdivided.
4. Payment of fees for a preliminary plat as estimated by the Subdivision Administrator.
5. A preliminary plat map (five copies) which shall be a print of a 24"x 36" matte mylar drawn in black ink or a blackline positive mylar of the same and fifteen copies of the map reduced to 8 1/2" X 11" or 11" X 17". The plat map shall show the following information:
a. Name of subdivision, type of proposal (preliminary plat), legal description of the total land area referenced to township, range, section; county and state, date of the drawing, scale 1:100 or larger, and north arrow.
b. Vicinity map with North arrow (scale of 1"=2000' preferred) with an emphasis on the major roadway network within at least one (1) mile of the proposed subdivision and which clearly shows access to the State Highway system.
c. Boundary lines of the proposed subdivision, determined by an accurate control survey in the field which must balance and close within a limit of one in ten thousand, drawn in a heavy solid line.
d. Existing zoning district boundary lines.
e. Existing contours with intervals of two (2) feet or less within the tract and at least one hundred feet (100') immediately adjacent thereto. In the absence of available two foot contour data, the contour intervals must be deemed acceptable by the Town Engineer.
f. All parcels of land proposed for fee dedication to the Town of Morrison for its use or the use of the public, together with any restrictions or conditions on said use. For proposed streets and alleys this shall include the names, locations, widths and total lineal footage of said streets and alleys. For proposed parks, open space, or other public land dedications, include the locations, dimensions, and proposed names. Also, show any parcels of land reserved by the subdivision's owner intended for future grant, by deed or otherwise, to the subdivision's subsequent property owners or home owners' association together with the purposes and conditions of such reservations.
g. Locations and dimensions of all easements proposed for dedication to the Town of Morrison for water mains, sanitary sewers, storm sewers, stormwater detention areas, and for such other utility purposes as the town may permit, as well as easements for pedestrians, bikeways, and emergency or fire access lanes. Also, the locations, dimensions, and recording information, if recorded, for any and all existing easements and/or ditches located within the proposed subdivision and within one hundred feet (100') immediately adjacent thereto.
h. Dimensions of proposed lots and blocks calculated to the nearest foot with front building setback line shown for each lot.
i. Drainage channels, wooded areas, wetlands, rock outcroppings and other significant natural features within the tract and at least one hundred feet (100') immediately adjacent thereto.
j. Location, widths and names of all existing and/or platted rights-of-way for streets or other public ways within the tract and at least one hundred feet (100') immediately adjacent thereto, railroad right-of-way, section lines and/or other such features.
k. The boundary and source of reference of any one hundred year floodplain shall be shown on the preliminary plat. In the absence of reliable floodplain data, any areas of the plat that are known to be subject to flooding shall be delineated and noted on the plat map.
l. The appropriate sight distance triangle shall be designated and dimensioned at each roadway intersection.
m. If a perimeter fence is proposed, the fence line shall be delineated and a description of the type and height of the fence included.
n. Name(s) of adjacent property owners.
o. Site development details:
(1) Total land area in acres;
(2) Existing zoning of the property;
(3) Total number of proposed dwelling units, and the total proposed gross floor area of non-residential uses.
n. Names and addresses of the owner(s), subdivider and surveyor or licensed engineer or designer of the plat.
o. Date of preparation, scale and north arrow.
p. Any previously platted easement, or portion thereof, dedicated to the Town that is intended to be vacated on the final plat shall be shown with cross-hatching.
6. Supporting Materials. The following studies, reports and plans when the LDRC determines they are needed to properly evaluate the proposed subdivision. All studies are to be prepared in accordance with the requirements of Appendix A, Part 1 of this Resolution.
a. Preliminary Traffic Study
b. Preliminary Drainage Report
c. Preliminary Utility Report
d. Preliminary Water Supply Report and System Plan.
e. Preliminary Sewage Disposal System Report and System Plan.
f. Preliminary Geologic and Soils Report
g. Preliminary Grading and Erosion Control Plan.
h. Sensory Impact Report
i. Wildlife, Vegetation and Landscaping Plan
j. Historical, Archeological and Paleontological Plan
7. Names and addresses of all surface owners, mineral rights owners, lessees of mineral rights owners, and all lienholders.
8. Additional information as required by the Planning Commission.
C. Design Standards: The lot and block configurations, alignment of streets, location of dedicated land, and other subdivision design elements shall be in conformance with the standards listed in Appendix A, Part 1, Subdivision Design Standards.
D. Procedures and Process: Upon receipt of an application for preliminary plat approval, the Subdivision Administrator shall:
1. Verify that the application is complete and in accordance with the submittal requirements of the subdivision regulations. Verification shall be documented through the use of the Subdivision Checklist contained in the Administrative Procedures Manual. In the event the application is deemed incomplete by the Subdivision Administrator, the application and all accompanying materials and documents shall be returned to the applicant with a letter specifying the deficiencies and a copy of the Subdivision Checklist.
2. If the application is deemed complete, or a previously rejected application has been resubmitted with the deficiencies corrected, the Town Clerk will schedule the application for a Planning Commission Hearing within 30 days of the date the application was officially accepted unless the time limit has been waived by the applicant.
3. The applicant shall notify all property owners within 500 feet of the boundary of the proposed subdivision that an application for preliminary plat approval has been accepted. Such notification shall include the name of the Subdivider and the general location of the proposed subdivision. The notice shall also state the date and time of the Planning Commission meeting at which the preliminary, plat request will be heard. The property owners to be notified shall be the owner of record as shown in the records of the County Assessor. Notification shall be by certified mail.
4. The review and processing procedures for preliminary plats are contained in the Administrative Procedures Manual of the Town of Morrison.
5. After the request for preliminary plat approval has been heard by the Planning Commission, the Planning Commission shall take one of the following actions:
a. Approve with or without conditions.
b. Continue the hearing to a date certain for more information, if the applicant agrees to a waiver of the time limit.
c. Deny the request for reasons specified.
6. If the Planning Commission denies the request for preliminary plat approval, or approves with conditions, the applicant may appeal the decision or the conditions to the Board of Trustees through a request to the Town Clerk. An appeal must be made within 15 days of the action by the Planning Commission.
E. Conformance to Zoning Resolution: No application for a preliminary plat shall be accepted if the proposed development is not in compliance with the Zoning Resolution except when there is a concurrent application for rezoning of the property. (Ord. 498, 12-1-2020)