§ 21.15.110. Approval of subdivision plats—Submission of preliminary plat.

A.

Unless waived by the platting authority, a preliminary plat shall include all land under contiguous ownership unless separate legal descriptions exist as a matter of record. If only a portion of the land is intended for immediate development, the remaining portion shall be given a tract number and shall be part of the preliminary and final plat. Requirements for surveying this remaining tract may be waived at the discretion of the platting authority.

B.

In submitting a preliminary plat application, the subdivider shall file the following items with the department of community planning and development at least 30 days prior to the regular meeting of the platting authority at which the plat is to be considered:

1.

A written application shall be submitted on forms provided by the department of community planning and development.

2.

The application fee shall be submitted.

3.

The subdivider shall submit 30 copies of the preliminary plat, drawn to scale, approved by the platting officer and on paper of one of the following sizes with each sheet being the same size: 18 by 24 inches, 24 by 36 inches, or 31½ by 34 inches. The preliminary plat application shall include the following information:

a.

Date, scale and north arrow.

b.

The approximate acreage, dimensions and size of each lot of the proposed subdivision, and the number of lots contained therein.

c.

The name of the proposed subdivision.

d.

The existing zoning classification of the plat and adjacent properties.

e.

The names and addresses of the subdivider and the surveyor preparing the plat.

f.

A location map of the subdivision, giving the number of the section, township and range to which reference may be made.

g.

A property and topographic survey map of the proposed plat areas, including:

(1)

The location of all property lines.

(2)

Contour lines at intervals of two feet for any portion of the proposed subdivision within the floodplain of any stream, and at intervals of five feet outside floodplain areas if the slope is less than ten percent, and intervals of ten feet if the slope is greater than ten percent; provided, however, that the platting officer may waive this requirement.

(3)

Preliminary horizontal location of streets, water, sanitary and storm sewers and other public improvements containing enough information and detail to enable the platting authority to make a preliminary determination as to conformance with applicable municipal and state standards and regulations.

(4)

The general location of streams, lakes, swamps and drainage courses, including the location of floodplain areas as defined in section 21.75.035.B. These features shall be located to an accuracy great enough to allow the platting officer and the platting authority to make an intelligent appraisal of the proposed subdivision.

(5)

Dedicated rights-of-way, patent reserves, road easements and reservations, including section line easements and other constructed roadways located within and abutting the area to be platted, including right-of-way widths.

(6)

Adjacent property lines, which shall be shown with a dashed line to show their general relation to the proposed plat.

(7)

The location of known existing facilities and structures within the proposed subdivision, such as buildings, sewage system, utility easements of record or in use, excavations, bridges, culverts, water systems and wells.

(8)

Existing vegetative cover, showing major stands of trees and a description thereof.

(9)

The location and nature of areas within any area zoned R-10 (residential alpine/slope) susceptible to landslide, mud and earth flow, talus development, soil creep, solifluction or rock glaciation, avalanche chutes or run-outs, wind blasts and high-velocity winds.

h.

Streets, street names, public and private rights-of-way and roadway widths and other right-of-way easements within the plat showing their location, width and purpose.

i.

Line of mean high tide on all lands affected by tidal action.

j.

Lot lines and the total number of lots by block.

k.

Designation of proposed parks, playgrounds, schools, other public uses and wetlands designated for preservation.

l.

One copy of the plat of record or the district recorder plat number if available.

m.

The base flood elevation, in accordance with chapter 21.60.

4.

The subdivider shall submit supporting written information including the following:

a.

A certificate to plat shall be submitted showing the legal and equitable owners, including mortgagees, contract purchasers and fee owners, of the land to be platted, plus all grants, reservations, covenants, deed restrictions and easements of record which may condition the use of the property.

b.

The subdivision shall submit all plans, data, tests and engineering reports required by the Anchorage Health Department to substantiate the availability of a safe and adequate volume of water for domestic purposes and the capability of the proposed subdivision to adequately dispose of all waterborne domestic wastes. All tests required under this subsection must be conducted by an engineer using established engineering practices. In addition to submittal as part of the preliminary plat application, all test results must be submitted to the Anchorage Health Department on a form provided by that department, and must bear the original seal and signature of the engineer who conducted the tests. If the subdivision is to be served by a community water system, the subdivision plans for the water system must include a permit to appropriate water from the state department of natural resources. In all cases where individual on-site wastewater disposal and water supplies are proposed, the subdivision plans for wastewater disposal and treatment must contain, but need not be limited to, the following information:

(1)

Location of representative test sites for water sources within or adjoining the proposed subdivision.

(2)

Results of all chemical and bacteriological testing of water sources which are proposed to be used for drinking water.

(3)

Potential locations for any future community water or sewage systems.

(4)

The following information for lots that will be served by on-site wastewater disposal systems:

(i)

Soil or percolation tests shall be conducted in accordance with standards set out in section 15.65.060.B for each of the proposed lots in areas most likely to be used for on-site wastewater disposal systems, and such additional soil and percolation tests as the Anchorage Health Department may reasonably require to better assess the ability of the soils to accept wastewater. Test holes must be dug to a minimum depth of 14 feet unless groundwater or bedrock is encountered at a lesser depth. Perforated or slotted groundwater monitoring tubes must be installed in each soil or percolation test hole or pit before backfilling. Readings of depth to the groundwater table must be reported to the Anchorage Health Department after a minimum of seven days. Additional monitoring may be required by the department. The water level in the monitoring tubes must be tested for responsiveness to sudden addition and removal of water.

(ii)

When initial groundwater monitoring identifies depth to the groundwater table at 12 feet or less, the department may require long-term monitoring. Long-term monitoring must be conducted at least once a month for a minimum of 12 consecutive months.

(iii)

Perforated or slotted monitor tubes with an adequate surrounding filter material to prevent plugging, and with adequate protection against inflow of surface water and fines, shall be used, to permit long-term observations. Monitor tubes shall not be removed upon completion of the subdivision, but shall be capped, and shall be left projecting three or more feet above the surface of the ground, or monumented with a wooden four-by-four post so projecting. If a home is built on the same lot and the tube or post would be visible from the home, the monitor tube may then be cut off no less than one inch above the ground. Monitor tubes shall be accurately depicted on the as-built plan for the wastewater system for that home. Appropriate officials of the department, on reasonable advance notice to the homeowner, if any, may open and inspect monitor tubes at any time.

(5)

The location of existing water sources, on-site wastewater disposal systems, public sewage systems, treatment works and bodies of water within 200 feet of the proposed subdivision.

(6)

A lot diagram showing the location of on-site water sources and wastewater disposal systems on adjacent lots and the area of influence of the wastewater disposal system including both initial and replacement subsurface disposal field sites.

(7)

A statement concerning responsibility for operation and maintenance of the water supply or sewage disposal facilities in the proposed subdivision.

c.

A soils report, prepared by a professional engineer, geologist or other person with demonstrated training in soils mechanics, may be required when deemed necessary by the platting officer. Such report should describe the soil conditions using the Unified Soil Classification System and identify foundation and grading problems associated with the soil, groundwater and ground ice conditions. The report should provide soils engineering guidelines for development, including recommendations for subsurface drainage and excavation of unsuitable materials, if appropriate.

d.

If proposed, copies of protective covenants, deed restrictions or home association bylaws affecting the proposed subdivision shall be submitted.

e.

If the preliminary plat is to be finalized in portions or phases, a statement indicating the reasons for the phasing and a description of each phase shall be submitted.

f.

If the subdivider seeks a waiver of a requirement to dedicate or improve a peripheral street, a map showing the relationship of the proposed subdivision to dedicated or developed streets within one mile of the boundaries of the proposed subdivision shall be submitted.

g.

If the proposed subdivision is in an area where sidewalks are required, a map showing all pedestrian trip generators and zoning district boundaries within one mile of the boundaries of the proposed subdivision, and the shortest routes from the pedestrian trip generators to the proposed subdivision, shall be submitted. Pedestrian trip generators include but are not limited to schools, child care facilities, retail stores, restaurants, bus stops, parks, greenbelts and churches.

h.

If the proposed subdivision will be served by a community water system, the Anchorage Health Department may require the subdivider to provide the following as part of the preliminary plat application required by subsection B of this section:

(1)

Evidence that the aquifer for the community water system well will supply the volume and sustained flow rate necessary to serve the fully developed subdivision; and

(2)

Interference test results on nearby public or private water wells to demonstrate that the withdrawal of water necessary to serve the fully developed subdivision will not adversely affect the productivity of the nearby wells.

i.

If a proposed subdivision is for an urban subdivision of two or more lots, for a suburban or rural subdivision of four or more lots, or for a subdivision in an area identified by the municipality as one with high groundwater levels or other known drainage problems, the developer shall submit four copies of a preliminary drainage analysis with the preliminary plat application. Standards for the drainage analysis are identified in the Public Works Design Criteria Manual, 1988. The intent of the analysis is to delineate the estimated on-site and off-site drainage impacts, and to show that their mitigation has been adequately considered in the design of the subdivision.

5.

The subdivider shall submit one 8½- by 11-inch copy, suitable for reproduction, of each of the following, with the land to be platted outlined:

a.

A black-line aerial photograph of the land to be platted.

b.

A black-line topographic representation of the land to be platted.

c.

A black-line municipal housing stock map for the area including the land to be platted.

d.

A black-line reproduction of the municipal zoning map including the land to be platted.

e.

A black-line reproduction of the preliminary plat.

6.

If the platting officer finds that the size or location of the proposed subdivision may cause the subdivision to have a substantial effect on the surrounding neighborhood or the environment, the platting officer may require the applicant to submit analyses prepared by qualified experts concerning any or all aspects of that effect. The analyses shall be submitted before the public hearing on the preliminary plat.

C.

Additional information for wetland areas. For areas, if any, determined by the Corps of Engineers to require individual permitting within a subdivision proposed in a wetland designated "B" under the wetlands management plan, in addition to the items required by subsection B of this section, the following shall also be required whenever and to the extent that the municipality lacks data showing:

1.

Representative soil borings in sufficient quantity and depth to characterize the underlying strata.

2.

Hydrologic information specifying the quality, amount and direction of flow of surface and subsurface water. Also included shall be information on the drainage impacts of the development on adjacent property.

3.

Vegetative information indicating the distribution of wetland, coniferous and deciduous species.

4.

Habitat information on the type, number and species of animals according to standard sampling techniques.

Each agency of the municipality shall provide access to relevant studies which may be within its custody or possession from time to time, to subdivision owners or their agents, upon request therefor, or to other interested members of the public, provided such information is not confidential under the provisions of section 3.90.040.

D.

Analysis of effects on surrounding areas. If the platting authority finds that the size or location of the proposed subdivision may cause the subdivision to have a substantial effect on the surrounding neighborhood or the environment, the platting authority may require the applicant to submit analyses prepared by qualified experts concerning any or all aspects of that effect.

(GAAB 21.10.030.B; AO No. 78-50; AO No. 79-169; AO No. 81-97; AO No. 82-49; AO No. 82-33(S); AO No. 83-142; AO No. 84-31; AO No. 85-8; AO No. 85-24; AO No. 85-22; AO No. 86-21; AO No. 88-28; AO No. 95-129, § 6, 3-12-96; AO No. 2018-118 , § 2, 1-1-19)