1.   A subdivision plat shall be made when land is subdivided by repeated divisions or simultaneous divisions into three or more parcels. Repeated divisions mean those that are done at intervals of time on or after July 1, 1990. Simultaneous divisions mean those which are done at any one time on or after July 1, 1990. A subdivision plat shall contain all of the divisions in the tracts being divided.

   2.   The following exceptions to this section are hereby established.

      A.   A subdivision plat shall not be required when land is divided by conveyance to a governmental agency for public improvements.

      B.   Aliquot Parts and Government Lots. Divisions along established aliquot part lines shall be permitted without requiring a subdivision plat. Divisions along established government lots lines shall be permitted without requiring a subdivision plat.

      C.   Any acquisition plat of land divided for right-of-way purposes.

      D.   Any conveyance of an easement.

      E.   Parcel Line Adjustment. A change in an existing boundary line between two parcels of land wherein the new parcel is not meant for independent development and is only meant to enhance the size and/or shape of the neighboring parcel shall not require a subdivision plat. The following are procedural steps for a parcel line adjustment:

         (1)   The enlarged parcel must be surveyed, and the new survey assigns a new parcel letter designation to the new parcel, rather than calling it by the same letter designation as amended. The Auditor’s Office shall be responsible for assigning parcel letter designations.

         (2)   The following note shall be placed on the face of the survey: This plat of survey incorporates and is amended for the Plat of Survey recorded in the office of the Story County Recorder on __________________ and recorded in Book/Slide_______, Page _______. New deed for new parcel must be recorded with survey.

         (3)   A new deed for the new, entire parcel shall be recorded along with the survey. There cannot be two separate ownership instruments on record for the enlarged parcel.

   3.   For lots platted as part of a subdivision as established after December 31, 2006, any further division shall require a subdivision as defined in Section 87.06, 87.07, 87.08, or 87.09 of this chapter.

   4.   For lots platted as a part of a subdivision as established prior to December 31, 2006, each lot may be further divided one time through the Plat of Survey process, provided, however, that the original approval of the subdivision by the Board of Supervisors permitted further division of land. If such permission was not granted, the only means to further divide these lots is through the subdivision process as defined in Section 87.06, 87.07, 87.08, or 87.09 of this chapter. All lot divisions must be in conformance with the minimum lot requirements of the applicable zoning districts and all setbacks must be achieved.

   1.   Where a lot, parcel, or tract has not been divided on or after July 1, 1990, the grantor of land that has been divided using a metes and bounds description or a specific quantity description shall have a plat of survey made of the division. The grantor or the surveyor shall contact the Story County Auditor, who shall determine whether the survey shall include only the parcel being conveyed or both the parcel being conveyed and the remaining parcel. Said determination by the Auditor is to be based upon the accuracy of the existing parcel description for assessment and taxation purposes. The plat of survey shall conform to Sections 354.4 and 355 of the Code of Iowa, as amended.

   2.   If the proposed division is to create a residential parcel subdivision as defined in Section 85.08, Definitions, the process in Section 87.07 herein is applicable.

   A proposed subdivision plat shall be approved by resolution of all governing bodies having review jurisdiction before it can be recorded. If a governing body that has review jurisdiction over a proposed plat chooses to waive its review jurisdiction, a resolution stating such shall be attached to the plat upon recordation. Review jurisdiction shall be as established pursuant to Sections 354.8 and 354.9 of the Code of Iowa, as amended.

   1.   Within sixty days of application for final plat approval, each governing body shall determine whether the plat conforms to its comprehensive plan and shall give consideration to the possible burden on public improvements and to a balance of interests between the proprietor, future purchasers, and the public interest in the plat when reviewing the proposed plat and when requiring the installation of public improvements in conjunction with approval of a plat.

   2.   The governing body shall not issue final approval of a plat unless the plat conforms to Sections 354.6, 354.11, and 355.8, of the Code of Iowa, as amended.

   If a division is done in violation of this chapter or the descriptions within a tract are not sufficiently certain and accurate for the purpose of assessment and taxation, the Auditor shall notify the proprietors and demand that a plat of survey or a subdivision plat be recorded as required by the Ordinance.

   1.   An Auditor’s Plat shall be prepared and approved in accordance with Section 354.13 of the Code of Iowa, as amended, and the provisions of the Ordinance in cases where the proprietors fail to meet demand for platting by the Auditor.

   Each plat, with attachments, shall be recorded with the Story County Recorder’s Office in accordance with Section 354.18 of the Code of Iowa, as amended, by the applicant or his/her designee.

   1.   The Recorder shall examine each plat to determine whether the plat is clearly legible and whether the approval by the applicable governing bodies and other required attachments accompany the plat.

   2.   The Recorder shall keep a reproducible copy of the plat and may specify the material and size of the plat to be recorded.

   1.   Submittal Process.

      A.   Formal Application Submitted. An Agricultural Subdivision Plat application shall be submitted to the Planning and Development Department.

         (1)   A subdivision may be submitted for review and approval as an Agricultural Subdivision Plat when all of the following are true:

            a.   The lots created by the subdivision are intended to be used for agricultural purposes.

            b.   The subdivision contains no new development lots.

            c.   The subdivision includes no land set apart for new streets, alleys, parks, dedicated open space, school property, or public use.

            d.   The subdivision lies wholly within the A-1 or A-2 Districts.

            e.   No Residential or Minor Subdivision Plats have been approved for the tracts being divided after December 31, 2003.

      B.   Interagency and Staff Review of Subdivision. Following submittal of a completed Agricultural Subdivision Plat application, including applicable filing fee, Planning and Development staff shall review submitted materials for compliance with the requirements of Section 87.06, as applicable, and other requirements of the Land Development Regulations. The application also shall be reviewed by members of the Interagency Review Team.

      C.   Meeting Notice for Board of Supervisors.

         (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 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.

      D.   Discussion, Consideration, and Action by the Board of Supervisors. Following completion of interagency and staff review, the Agricultural Subdivision Plat application, subdivision plat drawing, and other applicable documents, as well as a 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 other requirements of the Land Development Regulations, as applicable, and any recommendations for requirements or conditions to be imposed on the proposed subdivision, shall be prepared and presented by 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 meeting. The meeting shall be scheduled according to standard agenda procedures. The Board of Supervisors shall officially adopt a resolution acting on the proposed subdivision, and such action shall become official upon the recordation of the resolution, plat, and list of items required under the Section 354.11 of the Code of Iowa.

   2.   Detailed Submittal Requirements for Agricultural Subdivision Plat. The plat shall be drawn at an appropriate scale to reflect the readability of the subdivision elements. The plat shall be signed by a licensed land surveyor. Any application for an Agricultural Subdivision Plat not containing all of the following information shall not be considered by the Board of Supervisors. Agricultural Subdivision Plats must incorporate all the general site planning standards outlined in Chapter 88, where applicable.

      A.   The following materials shall be shown on the face of the 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 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.

         (9)   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.

         (10)   The name, location, width, and dimensions of all existing roads.

         (11)   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, zoning districts, utility districts, and watershed districts.

         (12)   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.)

         (13)   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.”

         (14)   The plat shall contain the following notation: “Additional divisions of the lots created with this Agricultural Subdivision Plat are not permitted unless the entire subdivision is considered for replatting purposes.”

      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 of any protective covenants or restrictions to be imposed upon the plat shall be submitted for approval.

         (3)   Other submittal requirements as defined by the Planning and Development Department.

   1.   Submittal Process.

      A.   Formal Application Submitted. A Residential Parcel Subdivision Plat application shall be submitted to the Planning and Development Department.

         (1)   A subdivision may be submitted for review and approval as a Residential Parcel Subdivision Plat when all of the following are true:

            a.   The development lots created by the subdivision are intended to be used for residential purposes.

            b.   Only two development lots may be created.

            c.   The Assessment Property Record Card for the property shall show a single-family dwelling and/or farmstead, as defined in Section 85.08, in existence.

            d.   The subdivision includes no land set apart for new streets, alleys, parks, dedicated open space, school property, or public use.

            e.   The subdivision lies wholly within the A-1 District.

            f.   Both development lots (created by the Residential Parcel Subdivision Plat) shall contain a minimum of one acre (net) each. All side and rear yard setback requirements must be met.

            g.   All resulting development lots shall have access to an adjoining public roadway by actual road frontage or easement.

            h.   No variances from subdivision or zoning standards shall be granted in order to accomplish the Residential Parcel Subdivision Plat.

            i.   The existing parcel shall not have been created through a previously approved Residential Parcel Subdivision Plat.

      B.   Interagency and Staff Review of Subdivision. Following submittal of a completed Residential Parcel Subdivision Plat application, including applicable filing fee, Planning and Development staff shall review submitted materials for compliance with the requirements of Section 87.07, as applicable, and other requirements of the Land Development Regulations. The application also shall be reviewed by members of the Interagency Review Team.

      C.   Meeting Notice for Board of Supervisors.

         (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 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.

      D.   Discussion, Consideration, and Action Before the Board of Supervisors. Following completion of interagency and staff review, the Residential Parcel Subdivision Plat application, subdivision plat drawing, and other applicable documents, as well as a 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 other requirements of the Land Development Regulations, as applicable, and any recommendations for requirements or conditions to be imposed on the proposed subdivision, shall be prepared and presented by 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 meeting. The meeting shall be scheduled according to standard agenda procedures. The Board of Supervisors shall officially adopt a resolution acting on the proposed subdivision, 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.

   2.   Detailed Submittal Requirements for Residential Parcel Subdivision. The plat shall be drawn at an appropriate scale to reflect the readability of the subdivision elements. The plat shall be signed by a licensed land surveyor. Any application for a Residential Parcel Subdivision Plat not containing all of the following information shall not be considered by the Board of Supervisors. Residential Parcel Subdivision Plats must incorporate all the 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 plat:

         (1)   Those requirements for subdivision plats pursuant to Section 354.6 and 355.8 of the Code of Iowa, as amended.

         (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 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.

         (9)   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.

         (10)   The name, location, width, and dimensions of all existing roads.

         (11)   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, zoning districts, utility districts, and watershed districts.

         (12)   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.)

         (13)   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.   Signed copies of the following materials:

         (1)   Signed originals of the attachments to subdivision plats required by Section 354.11 of the Code of Iowa.

         (2)   A signed original of any protective covenants or restrictions to be imposed upon the plat shall be submitted for approval.

         (3)   Other submittal requirements as defined by the Planning and Development Department.

   1.   Submittal Process.

      A.   Conceptual Review Meeting. Before an applicant can submit an application for a Minor 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 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. A Minor Subdivision Plat application shall be submitted to the Planning and Development Department in accordance with Section 87.08. A subdivision may be submitted for review and approval as a Minor Subdivision Plat when all of the following are true:

         (1)   The subdivision contains no more than four new development lots.

         (2)   All development lots within the subdivision are fronted on an existing public street.

         (3)   The subdivision includes no land set apart for new streets, alleys, parks, dedicated open space, school property or public use.

         (4)   No Agricultural or Minor Subdivision Plats have been approved for the tracts being divided after December 31, 2003.

      C.   Interagency and Staff Review of Application. Following submittal of a completed Minor Subdivision Plat application, including applicable filing fee, Planning and Development staff shall review application materials for compliance with the requirements of Section 87.08 and other requirements of the Land Development Regulations. The application shall also undergo review 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 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 Planning and Zoning Commission.

      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 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 recommend 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 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.

         (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.   Discussion and Consideration before the Board of Supervisors and Board of Supervisors Action. Following a recommendation by the Planning and Zoning Commission, the Minor Subdivision Plat application, subdivision plat, and resolution prepared by the 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 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 on the proposed subdivision, shall be prepared and presented by the Planning and Development staff at a Board of Supervisors meeting. Any person may submit comments or request to speak on the item prior to 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 Minor Subdivision Plat, and such action becomes official upon the recordation of the resolution, plat, and list of items required under Section 354.11 of the Code of Iowa.

   2.   Detailed Submittal Requirements for Minor Subdivisions. The plat shall be drawn at an appropriate scale to reflect the readability of the subdivision elements. The plat shall be signed by a licensed land surveyor. Any application for Minor Subdivision Plat not containing all of the following information shall not be considered by the Planning and Zoning Commission. Minor subdivision 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 plat:

         (1)   Those requirements for subdivision plats pursuant to Section 354.6 and 355.8 of the Code of Iowa, as amended.

         (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, water courses 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 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, zoning districts, utility districts, and watershed districts.

         (13)   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).

         (14)   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.”

         (15)   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 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 of any protective covenants or restrictions to be imposed upon the plat shall be submitted for approval.

         (3)   Written and signed statements of the appropriate officials of the availability of water, gas and electricity to the proposed subdivision.

         (4)   Site evaluation conducted by a certified engineer or soils professional for septic systems.

         (5)   Letter of acknowledgement from applicable fire chief.

         (6)   Other submittal requirements as defined by the Planning and Development Department.

   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.

         (17)   The location of any critical natural resource areas in accordance with Chapter 88.05, the limits of protection areas for those resources, and the amount of impact to the resources from the development, if impact is allowed per Chapter 88.05.

      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.”

         (16)   The location of any critical natural resource areas in accordance with Chapter 88.05, the limits of protection areas for those resources, and the amount of impact to the resources from the development, if impact is allowed per Chapter 88.05.

      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.

   1.   The proprietors of lots within an official plat who wish to vacate any portion of the official plat shall file a petition for vacation with the Story County Board of Supervisors.

      A.   Submittal Process.

         (1)   Conceptual Review Meeting. Before an applicant may submit a vacation of official plat application, 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 drawing and a narrative of the proposed vacation. 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.

         (2)   The applicant shall be responsible for identifying and notifying all public utility providers of the proposed vacation, as applicable, and all property owners within 300 feet of the proposed vacation. The applicant shall provide the names and addresses of property owners and utility providers to the Planning and Development Department. The Planning and Development Department may assist with this information upon request. The applicant and property owners shall submit a signed document acknowledging and supporting the area of the plat to be vacated. The County will send public notice to all property owners within a one-fourth mile of the proposed vacation area.

         (3)   Once a petition to vacate is received, the Story County Board of Supervisors shall follow the process outlined in Section 354.22 of the Code of Iowa.

         (4)   The official plat or portion of the official plat shall be vacated upon recording of all of the documents outlined in Section 354.22 of the Code of Iowa.

   2.   The County may vacate part of an official plat that had been conveyed to the County or dedicated to the public which is deemed by the governing body to be of no benefit to the public.

      A.   Submittal Process.

         (1)   Conceptual Review Meeting. A conceptual review meeting with County departments, affected property owners, and other applicable entities as appropriate shall be held prior to the official request of a vacation.

         (2)      The County shall be responsible for notifying all public utility providers of the proposed vacation, as applicable, and sending a public notice to all property owners within one-fourth mile of the proposed vacation.

         (3)   The County shall follow the process outlined in Section 354.23 of the Code of Iowa when vacating part of an official plat that had been conveyed to the County or dedicated to the public.