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No later than one hundred twenty (120) days after the date of a Notice to Proceed, an applicant shall apply for a preliminary plat or submit a development master plan (DMP).

(A) Application Procedures and Requirements.

(1) In General. The preliminary plat stage of land subdivision involves detailed subdivision planning, submittal, review, and approval of the preliminary plat. The preliminary plat must substantially conform to the sketch plat and may only be submitted subsequent to the issuance of a Notice to Proceed, and must be accompanied by payment of the prescribed fee. The developer must provide all essential information outlined below to enable the city to determine the character and general acceptability of the proposed development.

(2) Diminution of Fair Market Value Waiver Required. An executed, notarized waiver by the owner of the subject property of any and all claims for diminution in fair market value, as defined by A.R.S. § 12-1134, must be submitted with the preliminary plat application or development master plan.

(B) Preliminary Plat Submission. In addition to a completed preliminary plat application form, a complete submittal shall include:

(1) Six (6) blue line (or black line) copies of the plat, which must be scaled to fit on one (1) twenty-four (24) inch by thirty-six (36) inch sheet (where practical, although the scale may not exceed one hundred (100) feet to the inch), in addition to one (1) eleven (11) inch by seventeen (17) inch reduced copy, showing:

(a) Identification and Descriptive Data.

(i) Proposed subdivision name, location by township, range, and section, and reference by dimension and bearing to a section or quarter section corner.

(ii) North arrow, scale and date of preparation.

(iii) Name, address and phone number of the owner, and of the engineer, surveyor, landscape architect or land planner who prepared the plat.

(iv) Vicinity map showing the relationship of the proposed subdivision to main traffic arteries and any other landmarks that would help to locate the project.

(v) Assessor’s parcel numbers for all abutting properties.

(b) Existing Conditions Data.

(i) Topography by one (1), two (2) or five (5) foot contour intervals adequate to reflect the character and drainage of the land as determined by the public works director, and related to U.S. Coastal and Geodetic Survey (USC&GS) datum, or other datum approved by the public works director.

(ii) Surveyed location of all existing improvements on public rights-of-way and private property including land use, structures and fences, walls, shacks, barns, utility lines, wells, streams, irrigation canals and structures, private and public culverts, ditches, washes, lakes, water features of all types, direction of flow, flow pattern, location and extent of areas subject to inundation, and whether such inundation is frequent, periodic, or occasional and data regarding frequency.

(iii) Location, width, and names of all platted streets, drainage and utility easements, public areas, and municipal boundaries within, adjacent to, or extending from the property.

(iv) Location of historic and archaeological sites, if any.

(v) Acreage and zoning of the property and abutting properties.

(vi) Complete boundary dimensions of the property and engineer’s calculations and estimated values for each tributary storm runoff channel for two (2), ten (10), and one hundred (100) year frequency storms (the values shall be indicated along the boundary of the survey map for all points of drainage entering and exiting the property).

(vii) Evidence of adequate access from an existing public right-of-way.

(viii) The presence of a solid wall or fence along collectors to be of a consistent material and installed by the developer.

(c) Proposed Conditions Data.

(i) Proposed lot configuration, including approximate size and dimensions of each lot, and identification of each lot by number, and total number of lots; building setback lines; street light locations; hydrant locations; street layout, including location, width, curve radii, and proposed names.

(ii) Identification of average and minimum lot size(s).

(iii) Designation of all land(s) to be dedicated and reserved for public use with use and acreage for each indicated.

(iv) Location of all proposed private and controlled access streets and identification of all access devices on local streets within the subdivision; their means of accomplishing access control (e.g., signage, traffic barriers, gates, etc.) and monitoring devices and facilities; and their hours of operation and standards and procedures for admittance.

(v) A general statement regarding proposed utility methods including type of sewer system and status of existing capacities of nearby water, sewer, and other public utilities.

(vi) Preliminary traffic statement from a registered engineer that will address the impact of new development on existing roadways, the condition and capacity of existing streets, typical cross-sections, and determination if a traffic study is required.

(vii) Preliminary drainage statement from a registered engineer that addresses detention, floodplain, a proposed drainage system, the impacts of increased runoff due to development and the impacts to downstream property.

(d) Payment of prescribed filing fee.

(e) A preliminary draft or outline of protective covenants and restrictions that demonstrate the proposed theme and character of the proposed subdivision.

(f) A waiver of any and all claims for diminution in fair market value as defined by A.R.S. § 12-1134 arising out of the application.

(g) Such other information as, in the opinion of the director, will be required to complete a thorough analysis of the preliminary plat in terms of its compliance with all city codes, ordinances, rules and regulations.

(h) Subdivision Trails Master Plan. New subdivisions shall incorporate trails indicated running through the property by the City of Show Low trails master plan into their subdivision. New subdivisions adjacent to a trail as indicated by the trails master plan shall provide a connection to the trail system. (All trails required as part of the city trails master plan shall be accessible and dedicated to the public.)

(C) Preliminary Plat Review and Approval.

(1) Upon acceptance of an application for approval of a preliminary plat, the director will have ten (10) working days to advise the applicant if the submittal is complete. Copies of complete applications will be forwarded to the city departments and utility and public safety agencies that serve the area for their review and comment.

(2) The reviewing agencies and departments shall transmit their comments and recommendations to the planning department. The planning department will then summarize the received comments and recommendations, prepare a staff report and present it to the planning and zoning commission.

(3) The planning and zoning commission shall consider the proposed preliminary plat at its next regularly scheduled meeting no sooner than twenty-one (21) days after an application has been determined to be complete. Upon action of a preliminary plat, or approval with conditions by the commission, the city council shall consider the proposed preliminary plat no sooner than thirty (30) days after the commission decision.

(4) Preliminary plat approval constitutes authorization for the developer to proceed with the preparation and submittal of engineering plans and specifications for public infrastructure improvements and the final plat. Preliminary plat approval does not assure final plat approval and expires without further action of the city if a final plat is not submitted within one (1) year or such other period of time specified at the time of preliminary plat approval. An extension of up to one (1) year may be granted by the planning and zoning director provided an application for extension is approved prior to the expiration date. (Ord. No. 2008-12, §§ 1, 2, 9-16-08; Ord. No. 2008-12, § 2, 11-18-08. 1976 Code § 12-2-3)