17.15.020 Stage I – Pre-application conference.
(A) Pre-Application Conference. The pre-application conference stage of the subdivision planning process is an investigatory period which precedes actual preparation of platting and improvement plans by the developer. During this time, developers make their intentions known informally to the City of Show Low, are advised of specific public objectives related to the subject tract, and are given detailed information regarding platting procedures and requirements.
(B) Actions of the Developer. The developer must meet informally with the development review committee to present a general outline of the proposed development including:
(1) Sketch plan(s) and ideas regarding land use, street and lot arrangement, and tentative lot sizes.
(2) Tentative proposals regarding water supply, sewage disposal, surface drainage and street improvements.
(C) Actions of the Development Review Committee. The development review committee will discuss the proposal with the developer and provide input and suggestions regarding procedural steps, public policy objectives, design and improvement standards, and general platting requirements. Then, depending upon the scope of the proposed development, the committee will:
(1) Check existing zoning of the tract and recommend changes in zoning if necessary or desirable.
(2) Determine the adequacy of existing or proposed schools, parks, and other public places.
(3) Inspect the site or otherwise determine its relationship to major streets, utility systems, and adjacent land uses, and identify any unusual problems such as those related to topography, utilities, drainage, etc.
(4) Determine whether a development master plan will be required prior to the preparation of a preliminary plat, and the extent to which the property owner will be required to prepare it.
(D) Subdivision Referral and Approval Process. Within five (5) days of the review of the sketch plat by the development review committee, the director will issue the appropriate Notice to Proceed.
(1) Subdivisions. If the sketch plat involves a subdivision only, the director will advise the developer to proceed with the preparation of a preliminary plat to be considered by the planning and zoning commission and the city council.
(2) Development Master Plan. A development master plan may be required prior to the preparation of a preliminary plat if the tract is sufficiently large to comprise an entire neighborhood, if the tract is to be developed in multiple phases or if the tract is only a portion of a larger landholding of the developer, or the tract is part of a larger land area the development of which is complicated by unusual topographic, utility, land use, land ownership, or other conditions. The director may issue a Notice to Proceed to prepare a development master plan (DMP). The entire land area covered by the DMP need not be under the developer’s control. In many cases the DMP will be the comprehensive conceptual master plan needed in a zone change application that may be necessary to permit development of the tract.
(a) Preparation. Development master plans must be prepared to a scale and accuracy commensurate with their purposes, and must include:
(i) General street pattern with particular attention to collector streets and future circulation throughout the development.
(ii) General location and size of existing and proposed school sites, parks, and other public areas.
(iii) Location of shopping centers, multifamily residential or other nonresidential land uses.
(iv) Methods proposed for sewage disposal, water supply and storm drainage.
(v) Approximate densities and intensities of various land uses.
(b) Phasing Plan and Schedule Approval. Upon acceptance of the general design approach by the planning and zoning commission and city council, the DMP shall be followed by the preparation of a preliminary plat. If development is to take place in several stages, the DMP must be submitted as a supporting document for each stage. The DMP must be kept up to date by the developer as modifications take place. (Ord. No. 2008-12, §§ 1, 2, 9-16-08. 1976 Code § 12-2-2)