This chapter contains the development standards required for all subdivisions, such as requirements for new roads, water, and sewer infrastructure, utilities, parks, and other physical improvements necessary to safely serve newly subdivided property and minimize impacts on existing community services and infrastructure.

(Ord. No. 813, att.(47(intro. ¶)), 6-25-2024; Ord. No. 823, att.(47.1), 7-22-2025)

The city establishes the provisions of chapter 17.47 of this code:

(1)

To promote public health, safety, welfare, and orderly growth

(2)

To develop for the city, its own distinctive character arising from its special climate, topography, economy, and people;

(3)

To develop subdivisions with optimum view, air, sunlight, and orientation to take maximum advantage of

(4)

To make the city beautiful.

(Ord. No. 813, att.(47.5), 6-25-2024; Ord. No. 823, att.(47.5), 7-22-2025)

For authority of a city to adopt regulations governing subdivisions, see W.S. 15-1-101, as amended.

(Ord. No. 813, att.(47.10), 6-25-2024; Ord. No. 823, att.(47.10), 7-22-2025)

Chapter 17.47 of this code shall apply to any tract of land which is within the city but is not subdivided, to any subdivided lands in the city where the resubdivision of lots is contemplated, and to all areas nearby or adjacent to the city limits, which may be annexed to, and become, part of the city.

(Ord. No. 813, att.(47.15), 6-25-2024; Ord. No. 823, att.(47.15), 7-22-2025)

(a)

Any person desiring to subdivide or plat land which is within, or partially within, the city limits, or any person wishing to annex property to the city limits, shall comply with the provisions set forth in this section.

(b)

The city building inspector shall not issue building or remodeling permits for any structure on a lot in a subdivision or on a parcel of land for which a plat has not been approved by the council and recorded in the office of the county clerk.

(c)

The city shall withhold all public improvements, including the maintenance of streets and the furnishing of sewerage and water service, from all subdivisions, parcels, or tracts which have not been approved by the council.

(d)

No changes, erasures, modifications, or revisions shall be made in the legal description, survey data, street locations, easements, or other areas that will alter the intent of the subdivision plat after approval by the council, unless the plat is first resubmitted to the planning commission for its consideration.

(e)

Except for annexation action initiated by the council, no property may be annexed to the city until a petition for annexation and a plat describing the property to be annexed shall have been filed and approved in the manner prescribed in this title.

(Ord. No. 813, att.(47.20), 6-25-2024; Ord. No. 823, att.(47.20), 7-22-2025)

(a)

Types of subdivisions. Before any land is subdivided, the applicant shall apply for and secure approval of the proposed subdivision following the procedures specified in this section. Preliminary and final plats are reviewed under Review Process 3. Minor adjustment plats are reviewed under Review Process 2. The requirements for making an application and for review and approval, generally described below, are different for the various types of subdivisions:

(1)

Minor adjustment plats may be used to adjust or remove interior lot lines, between lots, provided the following conditions are met:

a.

The lots involved must be in conformance with the zoning district, and the degree of any nonconformity of any lot shall not be increased.

b.

No new lots shall be created, and when merging divided portions, they shall be totally merged with and combined with an adjoining lot or tract so that no additional lots are created.

c.

All lots must be within the same platted subdivision.

d.

No design or construction of public improvements is required, except for sidewalks.

e.

Planning department staff shall determine whether any minor adjustment plat application is submitted with the intent of, or having the effect of, avoiding preliminary and/or final plat procedures and requirements. If it is determined that the minor plat application circumvents preliminary and/or final plat procedures, the applicable director shall reject the application submitted and require the applicant to submit a preliminary or final plat meeting all of the provisions of this title.

(2)

Preliminary plats are required when a person desires to subdivide an unplatted tract of land. Preliminary plats are utilized for review of multiphased subdivision developments or subdivisions with ten or more lots or tracts. The planning department may waive the requirement of a preliminary plat and direct the applicant to move straight to final plat.

(3)

Final plats are utilized for all subdivisions creating new lots or resubdividing existing lots to create new, additional lots or tracts.

a.

If a preliminary plat is required, no final plat shall be considered unless submitted within six months of the preliminary plat approval by the council. If any planning considerations or conditions were placed on the approval of the preliminary plat, all conditions must be met on the final plat application prior to being submitted.

(Ord. No. 813, att.(47.25), 6-25-2024; Ord. No. 823, att.(47.25), 7-22-2025)

The application submission procedures of this section shall apply to all subdivision types, including minor plats, preliminary, and final plats.

(1)

Persons submitting subdivision plat applications are required to discuss their applications with the applicable director prior to submitting the application for review. The purpose of the meeting shall be to advise such person of the requirements and procedures for plat approval.

(2)

The applicant shall submit to the city clerk's office an application for subdivision permit containing all of the following materials:

a.

A completed, original copy of the subdivision application form and all related information in accordance with this section.

b.

The required fee.

c.

Such additional relevant and reasonable information as the planning department may require to adequately assess whether the proposed subdivision complies with this section and applicable state statutes.

(3)

The complete subdivision application package must be submitted to the city clerk's office by 5:00 p.m. on the submittal deadline indicated on the yearly development application submittal calendar issued yearly by the city. No subdivision plat will be reviewed prior to any necessary public hearing being held by the council for annexation and zoning, if applicable.

(5)

If the application does not conform to the requirements, the application will be returned to the applicant within five working days. The applicable director shall notify the owner by telephone, followed in writing, if the application is determined to be incomplete. The written notice shall document the reasons upon which the determination was made and shall list items needed for the application to be complete. If the application is complete, it shall be considered officially accepted, and the date of acceptance shall be noted on all copies.

(6)

An application that is determined to be incomplete shall not be placed on the planning commission agenda at which it was originally intended to be considered. An application that is returned must be submitted in complete and accurate form by the submittal date indicated for the meeting at which the application is to be considered.

(Ord. No. 813, att.(47.30), 6-25-2024; Ord. No. 823, att.(47.30), 7-22-2025)

(a)

Preliminary and final plats. The following plat review procedures apply to all preliminary and final plats.

(b)

The city clerk shall forward all subdivision applications to the applicable director for review and recommendations. The applicable director will review the application for conformance with the plat application requirements.

(c)

The planning department shall notify adjacent landowners, from address information provided by the applicant, per the requirements of sections 17.10.20 and 17.10.70 of this title.

(d)

The applicable director shall combine agency comments and their own and provide them for review at a regular meeting of the planning commission.

(e)

The applicable director will notify the owner at least five calendar days prior to the planning commission meeting at which the application will be considered. In addition, a meeting shall be held between the owner and the planning department prior to the meeting to discuss the staff's written comments to the planning commission.

(f)

The planning commission shall review the application and render a recommendation to the city council. The commission shall make its recommendations in accordance with the intent, standards, and criteria specified in this title. The applicant will be given the opportunity to address the plat application with the planning commission.

(g)

The commission shall take one of the following actions:

(1)

Approve;

(2)

Approve with conditions;

(3)

Deny;

(4)

Table the application to a future date.

(h)

The commission shall notify the applicant of its decision in writing within ten days after the commission meeting.

(i)

If the plat is denied or tabled, the commission shall specify the conditions under which the plat may gain reconsideration.

(j)

If the plat application is approved or approved with conditions, the application shall be forwarded to the city council for consideration. If the application is denied, it will be forwarded to the council with a "do not pass" recommendation. If the application is tabled, it shall be considered at the next regular commission meeting and a recommendation made.

(k)

Applications shall be considered at a city council meeting to be held within 60 days of the planning commission meeting. The commission's recommendation shall be submitted to the council. The applicant shall be given the opportunity to address the plat application to the council.

(l)

The city council shall take one of the following actions:

(1)

Approve;

(2)

Approve with conditions;

(3)

Deny;

(4)

Table the application to a future date.

(m)

If the application is tabled, it shall be reconsidered by the council within 30 calendar days of tabling, and action shall be taken, or, upon request of the owner, the application may be tabled further. If a preliminary plat application is approved or approved with contingencies, the owner may proceed with the final plat application, as provided in this title. If the application is denied, the application shall be considered to be finally denied.

(n)

Approval of a preliminary plat by the council shall not constitute acceptance of the final plat. Approval of the preliminary plat by the council shall confer upon the subdivider the right, for a six-month period from the date of approval, to file a final plat based upon the preliminary plat. At the end of six months from the date of approval of the preliminary plat by the council, such plat shall be void, unless an extension not exceeding six months is granted by the council upon written request of the subdivider.

(o)

Approval of the plat by city council shall be effective for one year from the date of approval.

(1)

If conditions of approval are not met or a recordable plat is not submitted for council approval within six months, or any extension thereof granted by the council, the subdivision application must again be submitted for approval before action may be taken on the application.

(Ord. No. 813, att.(47.40), 6-25-2024; Ord. No. 823, att.(47.40), 7-22-2025)

Minor adjustment plats are reviewed by the city planner and city engineer under Review Process 2 and may be elevated to a Review Process 3 if necessary. The following plat review procedures apply to minor plats:

(1)

The city clerk shall forward the subdivision application to the city planner for review and recommendations. The city planner will review the application for conformance with the plat application requirements.

(2)

The city planner, or their designee, shall hold a review in the office of the planning department within 20 working days from receipt of the application, to approve, approve with conditions, or deny the proposed minor plat.

(3)

In taking action on a minor adjustment plat, the city planner and city engineer shall consider any comments received from agencies or offices receiving copies of the minor plat.

(4)

If the city planner and city engineer determine that the minor adjustment plat is in conformance with the provisions of this title, they shall approve the plat. If they determine that the plat, as proposed, may be detrimental to the public health, safety, or welfare, or does not meet the applicability standards in this title, they shall deny the application or shall treat it as a final plat.

a.

When treated as a final plat, the applicant shall pay such additional fees and provide additional required materials as may be required for processing the final plat under this title, or the applicant may withdraw the application at the applicant's sole discretion.

(5)

The decision of the city planner and city engineer on minor adjustment plats shall be considered final.

(6)

No minor adjustment plat shall be recorded by the Natrona County clerk prior to signing by the city planner and city engineer. After the plat is signed, the city clerk will record the plat with the Natrona County Clerk's office.

(Ord. No. 823, att.(47.40.015), 7-22-2025)

(a)

A digital copy of any subdivision plat, annexation map, or replat shall be submitted as part of the plat application requirements and shall be in a geographic information system (GIS) or computer-aided design (CAD) format.

(b)

File names shall be named according to the plat name with the applicable extension.

(1)

All CAD files shall be submitted in DWG format utilizing the CAD template provided by the city. Applicants may obtain a copy of the CAD template from the city planning office or via the city website.

(2)

All GIS files shall be submitted in .SHP or .GDB format, compatible with the city's current GIS software, and utilizing the GIS template provided by the city. Applicants may obtain a copy of the city GIS template from the city planning office or via the city website.

(c)

Digital submission shall be included with the original application, in addition to any subsequent submissions requiring modification of the original data. Original data submission, modifications thereof, and final form approval of the plat must include the following:

(1)

All features in the layering template, including but not limited to: subdivision boundary lines, lot lines, easement lines, street rights-of-way, the point-of-beginning, and at least one other control point, street center lines.

(2)

Lot easement and subdivision boundary shall either be a closed polyline or be composed of single lines. All lot, easement, and boundary lines shall be broken by vertices only at line intersections, bearing changes, or the start and finish of curves.

(3)

All street centerlines and easement lines can only be broken where the object starts or ends. There must not be gaps in continuous lines.

(4)

All line lengths shall represent true length. All elements in the drawing shall reside in the correct coordinate system.

(5)

CAD blocks may not cause gaps in any line or polyline when exported to one of the specified file formats.

(6)

Closure is critical in converting CAD elements to GIS features. All polygon features shall be snapped to close, and polyline features shall be snapped to connect to each other.

(7)

Drawing text shall be located in a separate annotation layer. Annotation should include text showing bearing and direction of each line segment, curve descriptions (radius, arc length, delta, chord direction, and chord length), and lot and block numbers.

(d)

All digital submissions shall use the city's coordinate system. Table coordinates are not acceptable. The city's coordinate system is:

(1)

Horizontal Control: NAD 83(2011) Wyoming State Plane Wyoming East Central Zone, U.S. survey feet.

a.

Linear units shall be US survey feet.

b.

Reference epoch must be defined.

(2)

Vertical Coordinate System: North American vertical datum of 1988 (NAVD 88).

(3)

All elevation points shall be delivered in either an ESRI (.SHP or .GDB], CAD (.DWG), or as a single comma-delimited ASCII text file. Each line of the file shall contain values for a single point utilizing the city's coordinate system, following the specified format: Easting, northing, elevation, and location description/code.

(4)

A minimum of two control points shall be included on all submitted plats. Each control point will include northing and easting, and at least one control point shall include elevation, convergence angle, and combined factor values. Public land survey system (PLSS) monuments are desirable, but not required.

(e)

GIS data shall also include metadata conforming to the standards specified by the federal geographic data committee (FGDC) and in PDF or a text-based file format. Metadata shall be provided in keeping with FGDC guidance and may be obtained from the city planning office or via http://www.fgdc.gov/metadata/documents/metadataquickguide.pdf.

(f)

Digital submission shall also include a PDF of the lot closure report.

(g)

The submitting party will be responsible for corrections and delivering the final digital data to the city prior to the recording of the final plat.

(h)

If the applicant fails to submit digital data in accordance with this section within 30 days of substantial completion of construction, then the city may, at its option, do any or all of the following: After written notice to the applicant of any digital records which have not been completed or properly submitted, and upon applicant's failure to cure the same within 30 days, the city may complete the digital records on its own, or hire a third party to do so. The applicant shall pay to the city any and all costs and expenses (including, but not limited to, attorneys' fees, court costs, and litigation costs) resulting therefrom upon demand by the city. The remedies provided in this section are in addition to any other remedies specifically provided for in this agreement, or which the city may otherwise have at law or in equity, and are not a limitation upon the same.

(Ord. No. 813, att.(47.45), 6-25-2024; Ord. No. 823, att.(47.45), 7-22-2025)

(a)

For all subdivision applications, the planning department shall distribute copies of the application as provided by the applicant to various public and private agencies for review.

(b)

Agencies receiving copies of the plat are given the opportunity to provide written comments regarding the proposed subdivision prior to the planning commission meeting at which the plat will be considered or may present comments on the plat at the meeting at which the plat is considered.

(c)

The following City of Mills departments and offices will be furnished with copies of subdivision applications and supporting documentation for review and comment:

(1)

Public works department.

(2)

City engineer.

(3)

City surveyor.

(4)

Building inspector.

(5)

Fire chief.

(6)

Police chief.

(d)

If the applicable director determines that other agencies may be affected or interested in the subdivision application, they may furnish the following agencies and offices with a copy of the application and supporting documentation for review and comment:

(1)

Wyoming Department of Transportation.

(2)

Natural gas companies.

(3)

Electric power companies.

(4)

Telecommunications companies.

(5)

Cable television companies.

(6)

Adjacent municipalities.

(7)

Natrona County Development Office.

(8)

Natrona County Road and Bridge.

(9)

Natrona County School District.

(10)

Other interested agencies and offices.

(e)

Reviewing agencies and offices will be requested to review the application and provide comments within five working days from the date of distribution. This time period may be extended because of caseload and complexity of applications at the sole discretion of the applicable director.

(Ord. No. 813, att.(47.50), 6-25-2024; Ord. No. 823, att.(47.50), 7-22-2025)

(a)

Preliminary plats. A preliminary plat must be prepared by a registered Wyoming land surveyor and shall include the following:

(1)

In the lower right-hand corner of the plat:

a.

Name of subdivision,

b.

Legal description, including section, township, and range from the sixth principal meridian, county, and state,

c.

Name(s) and address(es) of the owner(s), developer(s), designers(s) of the subdivision, and

d.

The engineer or surveyor who prepared the plat;

(2)

Names, locations, and dimensions of existing and proposed streets, alleys, easements (including drainage easements), watercourses, floodplain areas, and other important features within and adjacent to the land to be subdivided;

(3)

Location and dimensions for all lot lines, areas to be used for parks or open space, schools, and other facilities;

(4)

The area of each lot or block in square feet or acres;

(5)

Existing and proposed contours of two feet, or as approved by the applicable director, that clearly show the drainage and road grade conditions;

(6)

Arrows indicating direction of surface drainage on all streets, alleys, and easements;

(7)

Date of preparation, scale of one inch equals 50 feet or a multiple thereof, and north arrow;

(8)

Three copies of the plat in each of the following sizes:

a.

Eleven by 17 inches,

b.

Thirty-six by 24 inches (one and one-half inch margin lefthand, short side; one-half-inch margin all other sides),

c.

An electronic pdf.

(9)

General site information, including:

a.

Number of residential, commercial, or industrial lots,

b.

Block and lot numbers, and

c.

Total area of the subdivision, in acres;

d.

Zoning on and adjacent to the subdivision;

e.

The names and addresses of the owners of all abutting property and property immediately across adjacent streets;

f.

A vicinity map at a scale of one inch equals 600 feet unless written permission of the planning director is obtained approving another scale, labeled, and indicating the location of the proposed subdivision with respect to a larger recognizable area;

g.

Any additional preliminary information required by the applicable director at the initial owner/staff meeting;

h.

Any deed restrictions applicable to the subdivision, referenced to the county clerk's book and page number or instrument number;

i.

Location of any floodplain areas within or immediately adjacent to the site.

(b)

Preliminary plat supporting materials. The following supporting materials must accompany all preliminary plats:

(1)

A drainage study conducted and signed by a Wyoming licensed professional engineer. Studies shall include:

(2)

Preliminary design and layout of existing and proposed storm sewer system,

(3)

Developed and undeveloped flow for ten-year and 100-year storms,

(4)

Description and location of all detention ponds proposed,

(5)

Analysis of the capacity of the downstream system and the effect of the drainage system; impacts on all adjacent lands,

(6)

Analysis of the effect of the drainage system on the drainage basin,

(7)

A statement of how the drainage plan complies with the city's stormwater management master plan,

(8)

All calculations used to arrive at the above data, including methodology, as set forth in the city's stormwater design manual, as adopted by the council;

(c)

For all proposed residential subdivisions consisting of 20 or more lots and for all commercial or industrial subdivisions generating more than 75 vehicle trips per peak hour, a traffic study conducted and signed by a licensed engineer experienced in traffic engineering is required.

(1)

The engineer shall prepare a traffic study listing each type of land use, number of dwelling units, the number of square feet within a commercial or industrial building, the trip generation rates used and its reference within the institute of transportation engineers trip generation manual, most recent edition, (total daily traffic and a.m., noon, and p.m. peak hours) and the resultant trip generation entering the existing site. The related variable for each trip generation shall be identified. Trip generation values shall be calculated from the data contained in the trip generation guide. In the event such data is not available for the proposed land use, the applicable director shall approve estimated rates in writing prior to acceptance.

(2)

The traffic study shall contain information on the adjacent street system surrounding the development. Information shall consist of existing and future average daily traffic volumes. Future traffic volumes shall be forecasted for the next 20 years. The method of projection shall be approved by the city engineer's office.

(3)

Revisions to traffic study. Revisions to the traffic study shall be provided as required by the applicable director. The need to require revisions shall be based on the completeness of the traffic study, the thoroughness of the impact evaluation, and the compatibility with the city's comprehensive plan.

(d)

A street-lighting design plan, to include:

(1)

Distance between street light poles,

(2)

Number of exterior lighting poles and their location,

(3)

Heights of poles,

(4)

Size and number of fixtures, and

(e)

Preliminary plans for all proposed water, sewer, and storm sewer distribution and collection facilities.

(f)

A full title report completed within the previous three months.

(g)

A narrative summary including general information about the project, which shall be on the plat where possible, including:

(1)

A general description of the project,

(2)

A general discussion of the public facilities and services necessary to support the project, to include:

(3)

Description of any recreational areas and services the developer intends to provide, i.e., public or private parks, tennis courts, swimming pools, etc.

(4)

Description of any fire lanes, fire hydrants, or other fire-protection devices the developer intends to provide,

(5)

Description of any commercial or shopping areas to be included within the development, and

(6)

An analysis of any natural hazards which are located in the area, as identified by the adopted Natrona County Natural Geologic Hazards Study (1981).

(Ord. No. 813, att.(47.55), 6-25-2024; Ord. No. 823, att.(47.55), 7-22-2025)

(a)

All final plats and minor adjustment plats must be prepared by a licensed Wyoming land surveyor and be clearly drawn on a sheet of tracing cloth or other transparent, stable base material, and shall include the following:

(1)

The name of the subdivision, legal description, name and signature(s) of owner(s), developer(s), and engineer, placed on the plat;

(2)

Space for the filing record of the clerk's office;

(3)

Dedication and acknowledgement statement executed by the owners of all legal and equitable interests in the property being subdivided, with corporate seal when appropriate. The dedication shall be in a form approved by the city attorney and in accordance with state law.

(4)

Date of preparation, written scale, graphic scale (one-inch equals 50 feet or a multiple thereof), and north arrow designated as a true north;

(5)

Location of land other than roads intended to be conveyed or reserved for public use or reserved in the deeds for the use of all property owners in the proposed subdivision. Such land shall be identified by a lot and block number.

(6)

Certification in the form required by law by a Wyoming land surveyor to the effect that the layout represents a survey made by him or under his supervision, and that all dimensional and other details are correct;

(7)

All lots shall have satisfactory access to a public street or road, with minimum frontage on a public street per applicable zone district standards.

(8)

Right-of-way requirements:

a.

The minimum right-of-way width is 50 feet for residential subdivisions and 60 feet for commercial or industrial subdivisions, and the right-of-way shall be dedicated to the City of Mills.

b.

Public access easements cannot be used in lieu of a dedicated right-of-way. No private roads are allowed.

c.

At least one public access with a minimum dedicated right-of-way shall be provided to all subdivisions. For subdivisions with 30 lots or more, at least two public accesses with a minimum right-of-way must be provided per fire department standards.

(9)

Stubs/extensions: Provisions for an efficient street system must be made by the use of stub streets to extensions of new streets to connect to existing streets, and by the use of developed rights-of-way. Any subdivision plat submitted for approval shall be designed to permit construction of streets into adjacent subdivisions unless there is justification for an alternate design.

(10)

Extension of roadway construction. Roadways and streets are to be constructed by the developer to the furthest subdivision boundary line and utilized to access adjacent properties. No unimproved rights-of-way are allowed.

a.

A temporary turnaround will be installed by the developer at the end of the constructed roadway.

b.

Dead-end streets are prohibited.

(11)

Dedication of all streets, alleys, easements, and public sites to the public:

a.

All streets and roads shall be dedicated as public right-of-way to the City of Mills.

b.

Easements shall be provided across adjoining properties for any utilities that provide service to the subdivision.

c.

Permanent general utility easements are required adjacent to all public rights-of-way on all lots:

1.

Street yard: Not less than ten feet in width adjacent to all streetside lot lines.

d.

Additional permanent easements, where necessary, shall be required for utility poles, wires, conduits, storm water and sanitary sewers, gas and water mains, and other public utilities, subject to review by the applicable director.

(12)

Exact closure, which shall be in excess of one foot in 10,000 feet, along with a copy of the computations as follows:

a.

Parcel closure report of the boundary of the parcel to be platted, showing all courses, computations, areas, and closure of the parcel.

b.

Parcel closure report of all lots and parcels showing all courses, computations, areas, and closures of the parcels.

(13)

Signature blocks for use after approval by the mayor and the city clerk, the city engineer, and the city planner;

(14)

Any differences between bearings (azimuths) and distances of other adjoining surveys, in written notations;

(15)

The basis of bearings (azimuths) and distances of other adjoining surveys, in written notations;

(16)

A layout including the following:

a.

Boundary lines with accurate distances and bearings, and the exact location and width of all existing or recorded streets intersecting the boundary of the tract,

b.

Where applicable, curve data, so labeled, showing the radii, central angles, arc length, notation of non-tangent curves, and location of points of curvatures and intersections,

c.

Location of existing and proposed easements (including drainage easements), designated as to use and size,

d.

The right-of-way lines, widths, locations, and street names of all existing and proposed streets or roads within the proposed subdivision,

e.

The location and amount of land to be dedicated for public facilities, if such dedication has been agreed upon in writing by the city;

f.

All monuments found and set are to be shown on the plat with a graphic symbol on the map and in the legend.

g.

Brass caps shall be installed at all major perimeter corners of subdivisions and annexations.

h.

Monumentation of all lot corners, PC's, PT's, and angel points shall comply with current state statute requirements.

i.

A note shall be on the plat stating that all distances are grid or ground distances.

(17)

The names of abutting subdivisions, or an indication that abutting property is unplatted;

(18)

A vicinity map indicating the location of the subdivision with respect to a recognizable larger area, at a scale of one inch equals 600 feet, unless written approval of the planning director is obtained for another scale;

(19)

Copies of the proposed plat in each of the following sizes and number:

a.

One 11 by 17 inches,

b.

Three 36 by 24 inches (one and one-half inch margin left-hand, short side; one-half-inch margin all other sides),

c.

One electronic pdf.

(20)

Any corrections, changes, additions, or conditions placed upon the preliminary plat by the council;

(21)

Certificate of vacation, if replat.

(22)

Flag lots. Flag lots are generally prohibited because they are often used to avoid building a street to serve a subdivision or parcel, and their use increases the number of approaches onto roads. However, conditions exist where flag lots are reasonable, as approved by the applicable director, and in areas where extraordinary topography, emergency accessibility, or access to infrastructure warrant flag-shaped lots.

(b)

Final plat and minor adjustment plat supporting documentation. The following supporting materials must accompany all final plats and minor adjustment plats, unless specifically waived by the applicable director:

(1)

The final drainage study was conducted and signed by a Wyoming licensed professional engineer, reviewed, and approved by the city engineer.

(2)

Final traffic study, signed by a licensed engineer experienced in traffic engineering, reviewed, and approved by the city engineer for all proposed residential subdivisions consisting of 20 or more lots and for all commercial or industrial subdivisions generating more than 75 vehicle trips per peak hour.

(3)

Final street-lighting design plan.

(4)

Final plans for all proposed water, sewer, and storm sewer distribution and collection facilities.

(5)

A copy of the deed by which the applicant took title to the parcel(s).

(6)

A commitment of title guarantee or owner and encumbrance report, completed within the last three months.

a.

A site plan for the purpose of review containing the following:

b.

Dimensions, acreage of the proposed parcels, drawn to scale and clearly dimensioned, showing the use(s) and existing structure(s). Indicate the location of natural or manmade features such as drainage ways, streams, roads, buildings, etc., on or immediately adjacent to the site.

c.

Topography on five feet contour intervals or obtained from the U.S.G.S. mapping surveys.

(7)

A narrative summary including general information about the project, including:

a.

A general description of the project,

b.

A general discussion of the public facilities and services necessary to support the project.

c.

If the proposed project is to be developed in phases.

(Ord. No. 823, att.(47.55.030), 7-22-2025)

(a)

For purposes of this title, the City of Mills shall adopt and enforce standards for subdivision layout, street construction, water and sewer system construction, and storm sewer construction, as deemed necessary to promote health, welfare, and orderly growth of the city.

(b)

The City of Mills has adopted, by resolution, the City of Casper "Design Standards for Public Works Construction and Infrastructure Improvements," specifically, Chapter 16.16.010 through 16.16.080, amended.

(Ord. No. 813, att.(47.60), 6-25-2024; Ord. No. 823, att.(47.60), 7-22-2025)

(a)

Purpose. In order to enhance the quality of life and provide for the recreational needs of residents within subdivisions, and to promote a healthy lifestyle, general welfare, community character, and property values, residential subdividers are required to provide resources for improvements to the City of Mills' parks and pathways system.

When planned as part of the sustainable infrastructure, parks meet the recreational needs of the community, buffer incompatible land uses, and help reduce the public costs for stormwater management. When pathways are required to be dedicated and constructed, pedestrian access links are provided, which enable better connectivity between activity centers. Such connectivity provides for enhanced mobility throughout the community.

(b)

General requirements. The amount of park facilities required for a new subdivision or development is based on data and policies adopted in the City of Mills comprehensive plan and the Casper Area Parks and Recreation Master Plan. The plans are a result of technical analysis and citizen participatory planning processes and identify short-term and long-term needs for the city's parks system.

(1)

Parkland is only required for residential uses within the City of Mills. All proposed residential developments require the payment of a park development fee.

(c)

Determination of fee. The park development fee is determined at the preliminary plat review stage for subdivisions with ten lots or more, and at the final plat stage for all other subdivisions. In the case of a residential subdivision that has a proposed lot or lots for multiple family development, the fee shall be determined at the time the multiple family development is being reviewed.

(d)

Applicability of fee. The subdivider is required to pay a park development fee for all proposed dwelling units within a residential subdivision. This includes developments that are single-family, duplex, triplex, four-plex, structures with five or more dwelling units, structures that contain one or more dwelling units as part of a mixed-use development, townhouses, condominium units, and dwelling units within a manufactured home subdivision or park.

(e)

Fee. The park development fee is $350.00 per dwelling unit for developments/subdivisions containing single-family dwellings and $150.00 per dwelling unit for multi-family developments/subdivisions. The fee is subject to change over time. Credit shall not be provided to any residential development for onsite private recreation or park facilities.

(1)

The fee is calculated by multiplying the current fee rate by the proposed number of dwelling units being provided. The fee payment shall be made prior to recording the final plat.

(2)

In the case of land to be platted and developed as a manufactured home park, the park development fee is due prior to the final plat or development plan being recorded. In all instances, the fee shall be paid prior to a zoning certificate or building permit being issued.

(f)

Consideration of land dedication. The city council, at its sole discretion, may request parkland dedication. The city shall consider the location for neighborhood and community parks based on the city's comprehensive plan and the casper Area Parks and Recreation Master Plan.

(1)

Credit. Should a subdivider dedicate parkland at the city's request, a 100 percent credit shall be given for the land dedication at fair market value. The credit shall be directly applied against the total amount due for the park development fee. Should the amount of the credit exceed the total park development fee required for the proposed subdivision, the subdivider shall be paid for the cost difference by the city at the time the city receives the applicable deed for the parkland.

(2)

Timing and conveyance of land for park use. In the event the city elects to request or accept parkland dedication, the subdivider shall convey to the city the parkland by the delivery of a warranty deed conveying fee simple title, free and clear of all liens and encumbrances, except for liens and encumbrances dischargeable by cash accompanying the warranty deed. The property shall be current with all real estate taxes.

(g)

Trails and pathway dedication. The city council shall determine if a pathway shows an alignment through a proposed subdivision. The pathways in Mills are made up of a priority pathway system, multiple-use trails, and side paths, which are separated roadside trails and shared routes for bicycles along roadways and walking trails. If a determination is made that an approved pathway has an alignment through a proposed subdivision, then the subdivider is required to dedicate the land for the approved pathway and construct it according to the design and construction standards of this title.

(1)

Pathway alignment. The pathway alignment and width through a proposed subdivision shall be designed to ensure that the necessary connection to the next pathway segment is as efficient as possible. The pathways shall be constructed in accordance with the design and construction standards of this title.

(2)

Credit. Should a subdivider dedicate parkland at the city's request, a 100 percent credit shall be given for the land dedication at fair market value. The credit shall be directly applied against the total amount due for the park development fee. Should the amount of the credit exceed the total park development fee required for the proposed subdivision, the subdivider shall be paid for the cost difference by the city at the time the city receives the applicable deed for the parkland.

(Ord. No. 813, att.(47.65), 6-25-2024; Ord. No. 823, att.(47.65), 7-22-2025)

No final plat shall be approved by the city council unless it is possible, without undue delay for the subdivider, to supply or guarantee the required subdivision improvements.

(1)

Improvements installation. The construction of the following improvements shall be the responsibility of the developer and shall be provided for in a subdivision improvements agreement if the improvements are not installed prior to plat recordation. The agreement shall be approved with each plat. The improvements agreement shall be provided in a manner that is consistent with adopted standards.

(2)

Agreement in lieu of improvement installation. Prior to the council approving and accepting a final plat, the subdivider shall have laid out and constructed all improvements specified by the council for completion at such time; or, in lieu thereof, the subdivider or owner shall have entered into a written agreement with the city wherein the subdivider has agreed to make such improvements upon demand of the council.

(3)

No building permit or foundation permit may be issued by the city prior to completion of all required improvements and start of the warranty period in any city subdivision except as follows:

a.

A building permit for the completion of any building may be issued upon completion of all-weather roadways, acceptance of the public water and sewer mains and appurtenant facilities, and payment of all required fees, including connection charges for connection to such water and sewer mains in a subdivision or construction phase of a subdivision.

(4)

Financial security. A financial surety shall be required, as applicable, prior to construction of all improvements and during the warranty period.

a.

The owner/subdivider shall provide financial security as provided herein in order to assure that the required streets, drainage facilities, water distribution systems, sewerage collection systems, and any other required public improvements as outlined in the subdivision agreement are constructed in compliance with the city's specifications. The financial security for the construction of any such improvements shall be in the amount of 100 percent of the total cost of construction thereof. This financial security shall be secured and delivered to the city prior to issuance of a permit to construct by the city.

b.

A project may be constructed without financial security as otherwise required herein, provided that the owner/subdivider submits to the city a bonded agreement between the owner/subdivider and its contractor, bonded by a Wyoming-licensed bonding company, to complete the work covered by a permit to construct as outlined in the subdivision agreement. No permits will be issued for the construction of buildings or foundations in the development until the improvements have been completed, a letter of completion has been issued, and the warranty period has begun.

c.

In the event the owner/subdivider elects to construct a project without a bonded agreement between the parties, the owner/subdivider shall provide a written affidavit to the city stating that no sales of real property within the subdivision will be closed until after a letter of completion is issued by the city and the warranty period has begun. No permits will be issued for the construction of the foundations of residences or buildings in the development by the city until a letter of completion is issued by the city and the warranty period has begun. If, prior to the issuance of a letter of completion and the commencement of the warranty period, should the owner/subdivider desire to sell lots and have building or foundation permits issued within the project, the owner/subdivider shall provide:

1.

Financial security in a form as required in an amount that will cover the estimated cost of the remaining public improvements to be constructed for all or a phase of the subdivision as approved by the city; or

2.

A bonded agreement between the owner/subdivider and the contractor, as set forth in this section, is provided to the city.

d.

The owner/subdivider shall provide financial security to the City of Mills during the warranty period for the required improvements as provided in this chapter. The financial surety shall be available to the city for the repair, maintenance, and replacement of such improvements that fail within the warranty period. The financial security during the warranty period shall be in the amount of 20 percent of the total construction costs of such improvements. This financial security for the warranty period of 18 months from the date stated in the letter of completion issued by the city shall be acquired and delivered to the city prior to issuance of any building permits in the subdivision by the city.

e.

Financial security may be provided in one of the following forms:

1.

An escrow agreement providing for the pledging of the owner/subdivider's line of credit or other assets in an amount and form approved by the city;

2.

Cash;

3.

Unconditional letter of credit subject to the laws and courts of the State of Wyoming in a form approved by the city.

(5)

Construction cost of improvements. The applicant's engineering consultant shall provide actual construction costs to the city for the purposes of determining the amount of the financial security for the construction phase and warranty period of the improvements.

a.

All cost estimates shall be supported by documents of the proposed improvements. Construction costs shall cover and include curb, gutter, street pavement, sidewalks, curbwalks, drainage facilities such as storm sewers, water, and sewer lines, as outlined in the subdivision's drawings and specifications.

b.

The financial security will be released when that portion of the work or period to which it relates has been completed. All requests for release or reduction of a financial security shall be provided in writing to the city.

(6)

Required improvements. The subdivider is responsible for installing all subdivision improvements as required and specified in the "Casper Public Utilities Water Distribution Facilities Standard Specifications," "Sanitary Sewerage Collection Facilities Standard Specifications," and the City of Casper "Standard Specifications for Street Construction".

(7)

Monuments and improvements. The subdivider shall install the following monuments and improvements in a timely manner and in accordance with plans, specifications, and data, as approved by the city engineer or surveyor:

a.

Permanent reference monuments at the current state statutes. Monuments at subdivision boundary corners shall be brass caps. All tract, block, and lot corners shall be aluminum caps and of minimum state standards. All monuments must be stamped with the licensed land surveyor's number, date, and company name.

b.

Road improvements, including base, surfacing, gutters, curbs, and sidewalks, to the current City of Casper engineering design and construction standards.

c.

Street name signs, traffic control signs, and street lights;

d.

Connection to potable community water system;

e.

Connection to community wastewater treatment;

f.

Water supply for firefighting purposes;

g.

Utilities, such as telephone, cable TV, electricity, and gas services. All utilities shall be installed underground.

h.

Storm drainage system and any other drainage improvements and/or facilities that may be on or off-site, but which are necessary to serve the subdivision.

i.

Park improvements, landscaping, and screening, as required;

(8)

Sidewalks and pedestrian ways. All new developments are required to be served by a sidewalk. In conventional developments, sidewalks are generally parallel to streets and within the rights-of-way, although undulations and interesting variations in alignment are encouraged, consistent with accepted practices. Exceptions are possible to preserve important natural features or to accommodate topography or drainage when the applicant shows an alternative for a safe and convenient pedestrian system. The location of all sidewalks shall be approved by the city engineer. Where sidewalks meander out of the right-of-way, sidewalk easements are required.

a.

All sidewalks shall be constructed according to the City of Casper engineering design and construction standards.

b.

All sidewalks, crossings, and other segments of a continuous pedestrian system shall comply with the standards of the Americans with Disabilities Act.

(9)

Water and sewer extension requirements.

a.

Two plan sets of the water system design shall be submitted to the city engineer for review. The applicant shall make all required corrections and submit two corrected copies to the city engineer. If the corrected prints are in order, the city engineer will give one print to the engineer responsible for inspection and retain the second print for the city's use. The developer shall submit a third copy of the final draft to the city clerk with DEQ approval.

b.

Construction drawings shall be signed by a licensed professional engineer licensed to practice in the state. All plans shall contain the name and professional license number of the engineer.

c.

The construction drawings shall be drawn on a 22-inch by 36-inch sheet with the title box in the lower right-hand corner. The title box shall contain the names of the developer, the subdivision, the City of Mills, and other information deemed appropriate, as requested by the council and city engineer.

d.

Water and sewer design shall meet all standards and regulations of the state department of environmental quality and other regulatory agencies.

(10)

Construction drawings — water and sewer. Plan and profile drawings shall meet the requirements of all applicable regulatory agencies. Contents of construction drawings for water and sewer extensions shall be as follows:

a.

All drawings shall be drawn at a scale of one inch equals 50 feet, or one foot equals 100 feet, matching the scale of the final plat;

b.

Each page shall contain a bar scale;

c.

A vicinity sketch drawn on a scale of one inch equals 2,000 feet or larger, showing adjacent areas affected by construction;

d.

A general plan of the adjacent areas, showing spot elevations or contour lines sufficient to show the existing surface topography;

e.

Plan drawings of individual water lines, including the size and location of all proposed lines and the size and location of existing lines to which the proposed construction will connect;

f.

Sufficient detail of the city system so that ties and looping can readily be obtained;

g.

Specifications, sizes, and construction requirements of all facilities;

h.

Design adequate to meet the city master plan.

i.

The plans shall state, "the work shall be performed in accordance with this drawing and the city's specifications," dated May 23, 1979; or in its latest revision;

j.

Any details not covered by standard details in the city's specifications;

k.

The developer is responsible for retaining a licensed engineer to inspect the water or sewer line installation and certify to the city that the work was completed in accordance with the plans and specifications. The city engineer has the authority to accept or reject any engineer who is requested by the developer. The accepted engineer may have qualified inspectors work under his supervision. Daily inspection reports must be kept, and copies must be turned in to the city engineer once a week. The inspecting engineer, with the approval of the city engineer, shall have the authority to stop construction of any project when work is not in compliance with regulations and approved plans.

l.

After construction, the owner will be required to furnish three sets of "as constructed" plans to the city office; one set will be for the city clerk's office, one set for the public works department, and one set for the city engineer. Fire hydrants, fittings, valves, and utility conflicts, including gas and telephone, shall be accurately shown on the "as constructed" plans. All sheets shall be stamped or visibly marked "as constructed," certified by the inspecting engineer.

(11)

Construction drawings — road plan and profiles. Plan and profile drawings shall meet the requirements of all applicable regulatory agencies. Contents of construction drawings for road plan and profiles shall be as follows:

a.

All drawings shall be drawn at a scale of one inch equals 50 feet, or one foot equals 100 feet, matching the scale of the final plat;

b.

Each page shall contain a bar scale;

c.

A typical cross-section of the road construction, with additional cross-sections for roads that vary from the typical. The cross section shall show all dimensions and specifications of sub-base, base, curb, gutter, sidewalk, and other proposed construction;

d.

Design adequate to meet the city master plan;

e.

The plans shall state "the work shall be performed in accordance with this drawing and the city's specifications," dated in its latest revision.

f.

Any details not covered by standard details in the city's specifications.

g.

The developer is responsible for retaining a licensed engineer to inspect the roadway installation and certify to the city that the work was completed in accordance with the plans and specifications. The developer's engineer may have qualified inspectors work under his supervision. The city engineer has the authority to accept or reject any inspector who is requested by the engineer. If the developer feels the decision of the city's engineer is unjust, he may, upon written request, be granted a review hearing before the city council. Daily inspection reports must be kept, and copies must be turned in to the city engineer once a week. The inspecting engineer, with the approval of the city engineer, shall have the authority to stop construction of any project when work is not in compliance with regulations and approved plans.

h.

After construction, the owner will be required to furnish three sets of "as constructed" plans to the city office; one set will be for the city clerk's office, one set for the public works department, and one set for the city engineer. All sheets shall be stamped or visibly marked "as constructed," certified by the inspecting engineer.

(Ord. No. 813, att.(47.70), 6-25-2024; Ord. No. 823, att.(47.70), 7-22-2025)