1. Submittal Process.
A. Conceptual Review Meeting. Before an applicant may submit an application for a Major Preliminary Subdivision Plat, including applicable filing fee, the applicant must attend a conceptual review meeting with County departments and other applicable entities as appropriate. The applicant shall submit a conceptual review application prior to the meeting, including a proposed site development plan and a narrative of the proposed development. A conceptual review meeting may be waived, upon written request to the Director or his/her designee, by all members of the Interagency Review Team.
B. Formal Application Submitted. An application for a Major Preliminary Subdivision Plat shall be submitted to the Planning and Development Department. Subdivisions that cannot be submitted as Agricultural or Minor Subdivision Plats shall be considered Major Subdivision Plats and are subject to preliminary and final platting requirements outlined in Section 87.09(2).
C. Interagency and Staff Review of Application. Following submittal of a completed application for a Major Preliminary Subdivision Plat, including applicable filing fee, Planning and Development staff shall review application materials for compliance with the requirements of this chapter and other requirements of the Land Development Regulations. The application shall also be reviewed by members of the Interagency Review Team.
D. Meeting Notice for Planning and Zoning Commission.
(1) Notice to Cities within Two Miles. Planning and Development staff shall send notice to any city located within two miles of the proposed subdivision outlining the location, time and date of the public meeting before the Planning and Zoning Commission.
(2) Notice to Surrounding Property Owners. Planning and Development staff shall send a notice via mail to all surrounding property owners within one-fourth mile of the property included in the proposed subdivision outlining the location, time and date of the public meeting before the Planning and Zoning Commission.
(3) The failure to notify as provided in this section shall not invalidate any recommendation made under the terms of the Ordinance, provided such failure was not intentional, and the omission of the name of any owner of property who may, in the opinion of the Planning and Zoning Commission, be affected by such amendment or change shall not invalidate any recommendation adopted hereunder, it being the intention of this subsection to provide, to the fullest extent possible, due notice that an application is pending before the Board of Supervisors.
E. Public Meeting before the Planning and Zoning Commission. A staff report setting forth findings concerning the conformance of the application to this chapter and the other requirements of the Land Development Regulations, as applicable, a copy of the subdivision plat, any other applicable documents, and any recommendations for requirements or conditions to be imposed on the proposed development, shall be prepared and presented by the Planning and Development staff at the Planning and Zoning Commission meeting. Any person may submit comments or request to speak on the item prior to the start of the public meeting. The public meeting shall be scheduled according to standard agenda procedures. After reviewing the application at a public meeting, the Commission shall make recommendations to the Board of Supervisors whether it concurs in whole or in part with the staff’s proposed findings and recommendations. To the extent the Commission does not concur, the Commission shall propose its own recommendations and provide supporting reasons.
F. Meeting Notice for Board of Supervisors.
(1) Notice to Affected Cities. Planning and Development staff shall send notice to any city within which the area under consideration lies within two miles of said corporate boundaries outlining the location, time and date of the public meeting before the Board of Supervisors.
(2) Notice to Surrounding Property Owners. Planning and Development staff shall send a notice via mail to all surrounding property owners within one-fourth mile of the proposed subdivision outlining the location, time and date of the public meeting before the Board of Supervisors.
(3) The failure to notify as provided in this section shall not invalidate any recommendation made under the terms of the Ordinance, provided such failure was not intentional, and the omission of the name of any owner of property who may, in the opinion of the Board of Supervisors, be affected by such amendment or change shall not invalidate any recommendation adopted hereunder, it being the intention of this subsection to provide, to the fullest extent possible, due notice that an application is pending before the Board of Supervisors.
G. Public Meeting before the Board of Supervisors and Board of Supervisors Action. Following a recommendation by the Planning and Zoning Commission, the Major Preliminary Subdivision Plat application, subdivision plat drawing, any other applicable documents and resolution prepared by Planning and Development staff shall be placed on the Board of Supervisors agenda for consideration and action. A staff report setting forth findings concerning the conformance of the application to this chapter and the other requirements of the Land Development Regulations, as applicable, a copy of the subdivision plat, and any recommendations for requirements or conditions to be imposed, shall be prepared and presented by the Planning and Development staff at the Board of Supervisors meeting. Any person may submit comments or request to speak on the item prior to the start of the public meeting. The public meeting shall be scheduled according to standard agenda procedures. The Board of Supervisors shall officially adopt a resolution acting on the proposed Major Preliminary Subdivision Plat, and such action shall become official upon the recordation of the resolution, plat, and list of items required under Section 354.11 of the Code of Iowa.
H. Duration of Approval of Major Preliminary Subdivision Plat. The approval of a preliminary plat by the Board of Supervisors shall be valid for one year from the date of such approval; after which such approval shall be void; and the subdivider shall take no action requiring the precedent approval of a preliminary plat except upon application for and approval of an extension of such period of validity by the Board of Supervisors.
I. Final Plat Review. See Section 87.09(3)for submittal requirements for Major Final Subdivision Plat review.
(1) Meeting Notice for Board of Supervisors.
a. Notice to Cities within Two Miles. Planning and Development staff shall send notice to any city located within two miles of the proposed subdivision outlining the location, time and date of the public meeting before the Board of Supervisors.
b. Notice to Surrounding Property Owners. Planning and Development staff shall send a notice via mail to all surrounding property owners within one-fourth mile of the proposed subdivision outlining the location, time and date of the public meeting before the Board of Supervisors.
c. The failure to notify as provided in this section shall not invalidate any recommendation made under the terms of the Ordinance, provided such failure was not intentional, and the omission of the name of any owner of property who may, in the opinion of the Board of Supervisors, be affected by such amendment or change shall not invalidate any recommendation adopted hereunder, it being the intention of this subsection to provide, to the fullest extent possible, due notice that an application is pending before the Board of Supervisors.
(2) Discussion, Consideration, and Action by the Board of Supervisors. The Major Final Subdivision Plat application and resolution prepared by Planning and Development staff shall be placed on the Board of Supervisors agenda for consideration and action. A staff report setting forth findings concerning the conformance of the application to this chapter and the other requirements of the Land Development Regulations, as applicable, a resolution prepared by Planning and Development staff, and any recommendations for requirements or conditions to be imposed, shall be prepared and presented by the Planning and Development staff at the Board of Supervisors meeting. Any person may submit comments or request to speak on the item prior to the start of the public meeting. The public meeting shall be scheduled according to standard agenda procedures. The Board of Supervisors shall officially adopt a resolution acting on the proposed Major Final Subdivision Plat, and such action shall become official upon the recordation of the resolution, plat, and list of other items required under Section 354.11 of the Code of Iowa.
2. Detailed Submittal Requirements for Major Subdivision Preliminary Plat Review. The preliminary plat shall be signed by a licensed land surveyor. Any application for Major Preliminary Subdivision Plat review not containing all of the following information shall not be considered by the Board of Supervisors. Major subdivision preliminary plats must incorporate all general site planning standards outlined in Chapter 88, where applicable, including denoting protected areas on the subdivision plat in accordance with Environmental and Natural Resource Standards of 88.05.
A. The following materials shall be shown on the face of the preliminary plat:
(1) Those requirements for subdivision plats pursuant to Section 354.6 and 355.8 of the Code of Iowa.
(2) The type of subdivision and the title under which the proposed subdivision is to be recorded, with the name and address of the proprietor(s); also arrow indicating the northern direction, scale, date, and the name and address of surveyor.
(3) The complete legal description of the property to be platted, including descriptive boundaries of the subdivision.
(4) All proposed and remaining easements located on the land to be divided, including (but not limited to) conservation easements, access easements, and septic and well easements.
(5) All dimensions, both linear and angular, necessary for locating boundaries of the subdivided area, or of the lots, existing streets and alleys, easements, and building setbacks, and any other similar public or private uses. The linear dimensions shall be expressed in feet and decimals of a foot.
(6) Radii, arc, and chords, points of tangency, central angles for all curvilinear streets and radii for rounded corners.
(7) All lot lines, lot numbers and building lines in accordance with the applicable zone district requirements.
(8) The location of property lines and all such surface features as buildings, railroads, utilities, watercourses and similar items affecting the development. Also, the location and size of such sub-surface features such as existing or nearest available storm and sanitary sewers, water mains, culverts, gas mains, above and below ground electric transmission lines or cables, and drain tiles.
(9) The location of all structures and setbacks thereof from each proposed lot line, public easement or right-of-way, and the location of existing wells and septic systems and setbacks thereof from existing structures.
(10) All existing adjacent subdivisions and tract lines of acreage parcels together with the names of record owners of parcels of land immediately adjoining the proposed subdivision.
(11) The name, location, width, and dimensions of all existing roads.
(12) The name, location, width, and dimensions of all streets proposed to be dedicated for public or private use.
(13) The districts in which the land to be subdivided is located including, but not limited to drainage districts, emergency services districts (ambulance and fire), school districts, and zoning districts, utility districts, and watershed districts.
(14) Established boundaries of the one percent Special Flood Hazard Area (if the property contains any areas wherein a detailed study was completed by FEMA or other entity, the Floodway and Floodway Fringe boundaries shall be depicted.)
(15) Existing rural 911 addresses.
a. Existing rural 911 addresses shall be shown on the plat unless it is determined by the Planning and Development Department that a new address would better be in accordance with Chapter 32.
b. The plat shall contain the following notation: “All new lots shall require a 911 address for inhabited structures, including residences and businesses, telecommunications towers and facilities, and for any public assembly area including open-air, outdoor activities. 911 addresses shall be assigned by Story County at the request of the property owner.”
(16) Existing contour intervals of not more than five feet, provided, however, that a minimum of two contours shall be shown on any plat. Contour intervals of less than five feet may be required at the County Engineer’s discretion. This requirement may be waived if determined not applicable by the Interagency Review Team at the conceptual review meeting.
B. Copies of the following materials:
(1) Any protective covenants or restrictions to be imposed upon the plat shall be submitted for approval.
(2) Plan and profiles shall be submitted of all streets and alleys, 100 feet horizontal scale and 10 feet vertical scale recommended. Profiles shall show location, size and grade of all conduits, sewers, pipelines, and other improvements to be placed under streets and alleys. Profiles of east and west streets shall be drawn so that the west end of the profile shall be at the left side of the drawing and profiles of north and south streets shall be drawn so that the south end of the profile shall be at the left side of the drawing.
(3) Letter of Financial Security, if applicable;
(4) Written and signed statements of the appropriate officials of the availability of water, gas, and electricity to the proposed subdivision.
(5) Letter of acknowledgement from the applicable fire chief.
(6) Other submittal requirements as defined by the Planning and Development Department.
3. Detailed Submittal Requirements for Major Final Subdivision Plat Review. Following preliminary plat approval and completion of public improvements and/or submittal and acceptance of an approved form of financial security and approved Development Agreement, as defined in Section 88.14, the final plat will be submitted. The final plat and all accompanying plan sheets shall be drawn at an appropriate scale to reflect the readability of the subdivision elements. The final plat shall be signed by a licensed land surveyor. Any application for Major Final Subdivision Plat review not containing all of the following information shall not be considered by the Board of Supervisors. Major subdivision final plats must incorporate all general site planning standards outlined in Chapter 88, where applicable, including denoting protected areas on the subdivision plat in accordance with Environmental and Natural Resource Standards of 88.05.
A. All final plats shall contain all of the following information:
(1) Those requirements for subdivision plats pursuant to Section 354.6 and 355.8 of the Code of Iowa.
(2) The type of subdivision and the title under which the proposed subdivision is to be recorded, with the name and address of the proprietor(s); also arrow indicating the northern direction, scale, date, and the name and address of surveyor.
(3) The complete legal description of the property to be platted including descriptive boundaries of the subdivision.
(4) All proposed and remaining easements located on the land to be divided, including (but not limited to), conservation easements, access easements, and septic and well easements.
(5) All dimensions, both linear and angular, necessary for locating boundaries of the subdivided area, or of the lots, existing streets and alleys, easements, and building setbacks, and any other similar public or private uses. The linear dimensions shall be expressed in feet and decimals of a foot.
(6) Radii, arc and chords, points of tangency, central angles for all curvilinear streets and radii for rounded corners.
(7) All lot lines, lot numbers and building lines in accordance with the applicable zone district requirements.
(8) The location of property lines and all such surface features as buildings, railroads, utilities, watercourses and similar items affecting the development. Also, the location and size of such sub-surface features such as existing or nearest available storm and sanitary sewers, water mains, culverts, gas mains, above and below ground electric transmission lines or cables, and drain tiles.
(9) The location of all structures and setbacks thereof from each proposed lot line, public easement or right-of-way, and the location of existing wells and septic systems and setbacks thereof from existing structures.
(10) All existing adjacent subdivisions and tract lines of acreage parcels together with the names of record owners of parcels of land immediately adjoining the proposed subdivision.
(11) The name, location, width, and dimensions of all existing roads.
(12) The name, location, width, and dimensions of all streets proposed to be dedicated for public or private use.
(13) The districts in which the land to be subdivided is located including, but not limited to drainage districts, emergency services districts (ambulance and fire), school districts, and zoning districts, utility districts, and watershed districts.
(14) Established boundaries of the one percent Special Flood Hazard Area (if the property contains any areas wherein a detailed study was completed by FEMA or other entity, the Floodway and Floodway Fringe boundaries shall be depicted.)
(15) Existing rural 911 addresses.
a. Existing rural 911 addresses shall be shown on the plat unless it is determined by the Planning and Development Department that a new address would better be in accordance with Chapter 32.
b. The plat shall contain the following notation: “All new lots shall require a 911 address for inhabited structures, including residences and businesses, telecommunications towers and facilities, and for any public assembly area including open-air, outdoor activities. 911 addresses shall be assigned by Story County at the request of the property owner.”
B. The following materials shall accompany the signed plat:
(1) Signed originals of the attachments to subdivision plats required by Section 354.11 of the Code of Iowa.
(2) A signed original or any protective covenants or restrictions to be imposed upon the plat shall be submitted for approval.
(3) Site evaluation conducted by a certified engineer or soils professional for septic systems.
(4) A signed original of a Development Agreement, as defined in Section 88.14, if applicable.
(5) Letter of Financial Security, if applicable (if improvements are completed in advance of the submittal of a final plat, approval, and certification of the improvements by the County Engineer shall be submitted).
(6) Fees for installation of street corner markers for new subdivision streets, as established by Chapter 32.
(7) Traffic Impact Study, as required.
(8) Other submittal requirements as defined by the Planning and Development Department.