Subdivision regulations for mineral county and The towns of alberton and superior montana EFFECTIVE June 30, 2011 1 TABLE OF CONTENTS DEFINITIONS 6 1. GENERAL PROVISIONS 17 1.1. Title 17 1.2. Authority 17 1.3. Purpose 17 1.4. Jurisdiction 20 1.5. Severability 21 2. GENERAL PROCEDURES 22 2.1. Preliminary Plats 22 2.1.1 Construction Timing 22 2.1.2 Transfers of Title 22 2.1.3 Permission to Enter 23 2.1.4 Pre-application Process 23 2.1.5 Subdivision Application and Preliminary Plat Submittal 25 2.1.6 Review Process 26 2.2 Final Plats 28 2.2.1 Final Plat Contents 27 2.2.2 Final Plat Initial Review 28 2.2.3 Restrictive Covenants – Approval, Content and Enforcement by Governing Body 29 2.2.4 Public Improvements Agreement; Guaranty 30 2.2.5 Amending Approved Preliminary Plats Before Final Plat Approval 30 2.2.6 Final Plat Approval 32 2.2.7 Final Plat Filing 32 2.2.8 Amending Filed Plats 32 3. REVIEW AND APPROVAL PROCEDURES FOR MINOR SUBDIVISIONS 34 3.1 First Minor Subdivision Review 34 3.1.1 First Minor Subdivision Application and Preliminary Plat Submittal 34 3.1.2 First Minor Subdivision Exceptions 34 3.1.3 First Minor Subdivision Review Process 34 3.1.4 Review Authority, Planner’s Report, Consideration and Recommendation 35 3.1.5 Subdivider's Preference for Mitigation 37 3.1.6 First Minor Subdivision Governing Body Decision and Documentation 37 3.1.7 First Minor Subdivision – Amended Application 41 3.1.8 First Minor Subdivision Final Plat 42 3.2 Subsequent Minor Subdivisions 43 4. REVIEW AND APPROVAL PROCEDURES FOR MAJOR SUBDIVISIONS 44 4.1 Review and Approval Procedures for Major Subdivisions 44 4.1.1 Subdivision Application and Preliminary Plat Submittal 44 4.1.2 Phased Major Subdivisions 44 4.1.3 Contents of Environmental Assessment 45 4.1.4 Time Period for Approval, Conditional Approval, or Denial 45 4.1.5 Public Hearings and Notices – In General 46 4.1.6 Planning Board Hearing, Consideration and Recommendation 46 4.1.7 Subdivider’s Preference for Mitigation 48 4.1.8 Governing Body Public Hearing 48 4.1.9 Subsequent Public Hearing 49 2 4.1.10 Governing Body Decision and Documentation 50 4.1.11 Amended Applications 53 4.2 Major Final Plats 56 5. DIVISIONS OF LAND EXEMPT FROM SUBDIVISION REVIEW 57 5.1 Purpose 57 5.2 General Criteria to Determine Whether a Proposal is an Attempt to Evade the MSPA 57 5.3 Divisions of Land Entirely Exempt from the Requirements of These Regulations and the Montana Subdivision and Platting Act [76-3-201, MCA] 57 5.4 Divisions of Land Which May be Exempt from Review and Surveying 59 5.5 Divisions of Land Exempt from Review but Subject to Survey Requirements and Zoning Regulations 60 5.5.1 Relocation of Common Boundary [76-3-207(1)(a), MCA] 61 5.5.2 A Gift or Sale to a Member of the Immediate Family [76-3-207(1)(b), MCA] 62 5.5.3 Divisions of Land Proposed for Agricultural Use Only [76-3-207(1)(c), MCA] 63 5.5.4 Relocation of Common Boundaries Involving Platted Subdivisions [76-3-207 (1)(d), (e) and (2)(a), MCA] 64 5.5.5 Aggregation of Lots or Parcels [76-3-207 (1)(f), MCA] 65 5.6 Procedures and Review of Subdivision Exemptions 65 5.6.1 Submittal 65 5.6.2 Review 66 5.6.3 Appeals 66 5.7 Remaining Parcels of Land 67 5.8 Identification Codes 67 6. DESIGN AND IMPROVEMENT STANDARDS 68 6.1 Conformance with Zoning 68 6.2 Natural Environment 68 6.3 Lands Unsuitable for Subdivision 68 6.4 Floodplain Provisions 69 6.5 Improvement Design 69 6.6 Lots 69 6.7 Blocks 70 6.8 Streets and Roads 71 6.9 Bridge Standards 83 6.10 Drainage Facilities 84 6.11 Water Supply Systems 84 6.12 Sewage Treatment Systems 85 6.13 Solid Waste 85 6.14 Utilities 86 6.15 Water Course and Irrigation Easements [76-3-504(1)(j), (k), MCA] 86 6.16 Disposition of Water Rights [76-3-504(1)(i), MCA] 87 6.17 Parkland Dedication – Cash in Lieu – Waivers – Administration 88 6.18 Fire Protection 90 7. NOXIOUS WEEDS 93 8 AREAS THAT WILL PROVIDE MULTIPLE SPACES FOR RECREATIONAL CAMPING VEHICLES OR MOBILE HOMES – LAND SUBDIVISIONS CREATED BY RENT OR LEASE 94 8.1 Subdivisions That Will Provide Multiple Spaces for Recreational Camping Vehicles or Mobile/Manufactured Homes 94 8.1.1 Recreational Camping Vehicles 94 3 8.1.2 Mobile Homes 94 8.1.3 Land Subdivisions Created by Rent or Lease 94 8.2 Procedures for Review 95 8.2.1 Definition 95 8.2.2 Review and Approval 95 8.2.3 Improvements 95 8.2.4 Final Plan Review 95 8.2.5 Department of Public Health and Human Services License 95 8.3 Design Standards for Subdivision Spaces Created by Rent or Lease 96 8.3.1 Design Standards 96 8.3.2 Additional Provisions 96 8.4 Mobile Home Park Standards 96 8.4.1 Mobile Home Spaces 96 8.4.2 Streets 97 8.4.3 Electrical Systems 97 8.4.4 Gas Systems 98 8.5 Recreational Vehicle Park Standards 98 8.5.1 Recreational Vehicle Spaces 98 8.5.2 Density 98 9 PLANNED UNIT DEVELOPMENTS 99 9.1 Purpose 99 9.2 Procedures 99 9.3 Standards 99 9.3.1 Design Standards 99 9.3.2 Streets 99 9.3.3 Open Space 99 10 CONDOMINIUMS 101 10.1 Procedures 101 10.1.1 Review Where Land Will Not be Divided 101 10.1.2 Condominium Subdivisions Involving Land Divisions 101 10.2 Standards 101 10.2.1 Design Standards 101 10.2.2 Unit Ownership Act 101 11 CLUSTER DEVELOPMENT 102 12 GENERAL COMMERCIAL AND INDUSTRIAL DEVELOPMENT STANDARDS 103 12.1 Development Standards Scope 103 12.1.1 Intent 103 12.1.2. Minimum Standards 103 12.1.3 Commercial and Industrial Landscaping Standards 103 12.1.4 Commercial and Industrial Sign Standards 103 13 ADMINISTRATIVE PROVISIONS 104 13.1 Fee Schedule 104 13.1.1 Preliminary Plat Review 104 13.1.2. Final Plat Review and Inspection 104 13.1.3 Exemption Review Fee 104 13.2 Variances 104 13.2.1 Variances Authorized 104 13.2.2 Variances from Floodway Provisions Not Authorized 105 13.2.3 Procedure 105 4 13.2.4 Conditions 105 13.2.5 Statement of Facts 105 13.2.6 Fees for Variances 105 13.2.7 Fees for Material Changes to Preliminary Conditional Plat Approvals 106 13.3 Amendment of Regulations 106 13.4 Administration 106 13.4.1 Enforcement 106 13.4.2 Violation and Penalties 106 13.4.3 Appeals 106 General Terms. Terms used throughout these Regulations are abbreviated as follows: 1. Montana Subdivision and Platting Act: MSPA 2. Mineral County Clerk and Recorder: Clerk and Recorder 3. Mineral County Commission: County Commission or Commission 4. Mineral County: County 5. Mineral County Attorney: County Attorney 6. Mineral County District Court. District Court 7. Mineral County Health Department: MCHD 8. Montana Department of Environmental Quality: MDEQ 9. Montana Department of Transportation: MDT 10. Natural Resources Conservation Services: NRCS 11. County, City-County planning boards as established under Title 76, Chapter 1, MCA: planning board 12. Various planning departments throughout Mineral County: planning department 13. Mineral County Subdivision Regulations: Regulations 14. Mineral County Road and Bridge Department: Road Department 15. Mineral County Road and Bridge Superintendent: Road Superintendent 16. Mineral County Treasurer: Treasurer 17. United States Geological Survey: USGS 18. Mineral County Weed Control Department: Weed Department 19. American Association of State Highway and Transportation Officials: AASHTO 20. Traffic Impact Study: TIS 21. Right-Of-Way: ROW 22. Manual on Uniform Traffic Control Devices: MUTCD List of Appendices A. Subdivision Plat Application B. Final Plat Application Form C. Sample Forms and Certificates D. Subdivision Improvements Agreement E. Grant of Access Easement F. Uniform Standards for Final Subdivision Plats G. Subdivision Exemption Claim Application Form 5 DEFINITIONS 1. ACCESS (LEGAL AND PHYSICAL): Legal access means that each lot in a subdivision either abuts a public (city, county, state, or federal) street or road, or that the subdivider has obtained adequate and appropriate easements across all necessary properties, from a public road to each lot in the subdivision, whether or not a road has been constructed on that property, and has dedicated the easement or private road for public use. Physical access means that a street or road conforming to the subdivision design standards provides vehicular access to each lot in the subdivision, either from a public street or road, from a road constructed to local road standards in the obtained easements which are dedicated to public use, or from a private road improved to local road standards which has been dedicated to public use. 2. ADDRESS IDENTIFICATION NUMBER: The posted numbers used to identify property addresses. It is important that address numbers be clearly visible for the efficient provision of delivery and emergency services. 3. ADJOINING LANDOWNER (ADJACENT PROPERTY OWNER): The owner of record of a parcel of land that is contiguous, at any point, or land that is separated from the parcel by a road, watercourse or deeded right-of-way. 4. ADT: Average daily trips made by vehicles in a 24-hour period on a non-holiday weekday. ADT may be determined through traffic counts or a trip generation publication by the Institute of Transportation Engineers or another source deemed credible by the subdivision administrator.