Fulton General procedure ordinance (§ 102-30)

(a) This section generally describes the land subdivision process from start to finish. For specific details and requirements of each step (preliminary plat, improvement plans, and final plat), refer to the appropriate section in this chapter. The specifics of the following sections supersede the general procedure in this section 102-30 if different.

(b) Submission of a sketch plat. Per section 102-31, Before submitting a preliminary plat, developers, owners, developer, and/or their representatives, shall submit a sketch plat and meet with city staff to discuss the proposed plat. The intent of a sketch plat is for the developer, city staff, property owners, and their respective representatives to review the proposed subdivision layout, identify potential needs, challenges, or inconsistencies with city ordinances and/or policies, and understand the general intent of the developer/subdivider for the subject property. While it is not the intent that the sketch plat provides the details required on the preliminary or final plat, a carefully considered sketch plat will enable city staff to provide more effective feedback to the developer/subdivider. Sketch plats may be forwarded to the planning and zoning commission and/or city council for informational purposes during the plat review process but are not required to be formally approved.

(c) Submission of a preliminary plat. Per section 102-32, the official submittal date of the preliminary plat shall be established as the date upon which a completed preliminary plat, including supporting documents, and review fee are provided to the city clerk. Upon acceptance, the city clerk shall forward to planning and protective services and the public works departments for distribution to other appropriate city staff and outside agencies for review and comment.

(d) Review of preliminary plat by the planning and zoning commission and city council. If deemed complete and consistent with provisions of this chapter, the planning and zoning commission will consider the preliminary plat within 45 days of the date of submittal. After its review, the planning and zoning commission will make a recommendation to the city council, which will approve, disapprove, or approve with modifications, said preliminary plat.

(e) Improvement plans. After the preliminary plat has been approved, the developer may proceed with the preparation of improvement plans, provided he or she chooses to improve the area prior to actual construction of the contemplated buildings (streets, sewer and water systems, etc.). These improvement plans should be detailed in engineering plans, specifications, and drawings showing the exact location of all improvements to be provided. Improvement plans are submitted to the city clerk, who submits same to the public works department. The city engineer (or designee) reviews the improvement plans, makes his or her determination as to whether the improvement plans adhere to all necessary and required engineering specifications detailed in this chapter, and notifies the

developer in writing accordingly. If, in the city engineer's opinion, details provided in the improvement plans indicate the need to significantly change the preliminary plat (as may be related to street locations, easements, stormwater drainage and detention systems, or public utilities, etc.), the city engineer will inform the developer in writing that a new preliminary plat must be submitted for review and consideration as noted above.

(f) Installation of public improvements. Following approval of the improvement plans, the developer may commence installation of the improvements upon receipt of the notice to proceed, as described in subsection 102-37(d) If improvements are fully installed prior to the submission of a final plat, surety bonds will not be required. However, if, upon inspection, installed improvements are not accepted, final platting cannot commence, and eventual construction of buildings will not be allowed until deficiencies are rectified and/or the developer posts bond or similar financial guarantee instrument acceptable to the city with the final plat to cover the cost of providing these improvements. If the developer wishes to submit improvement plans with a final plat financial guarantee instruments as described in subsection 102-37(c) must be posted for all improvements to be provided.

(g) Final plat. Per section 102-38 (final plat), the final plat, complete with detailed data as defined in this chapter, must conform to the approved preliminary plat as well as to improvement plans if same were submitted previously. The final plat is a legal and surveying document designed primarily to record the exact boundaries and locations of parcels of land in the county recorder of deeds' office. The final plat is submitted to the city clerk's office, which, in turn, will distribute the final plat to the appropriate city staff for review and confirmation of compliance with this chapter. Following staff review and an opportunity for the developer to make necessary corrections, the final plat shall be forwarded to the city council. The final plat will be accompanied by a statement of affirmation from the city engineer or designee that the final plat complies with the previously submitted preliminary plat and improvement plans and that all required financial guarantees (such as surety bonds, letters of credit, cash escrow, or other financial guarantees) have been deposited.

If the city council approves the final plat, the mayor shall then sign the final plat. The plat must then be recorded by the developer before said developer may proceed with further development of the property, including the selling of any lots.