Paragonah planning commission reviews state-mandated subdivision changes; proposes $100 base fee, ALU team and RFP for engineers

The Paragonah Planning Commission spent the bulk of its March 25 meeting on training and a technical review of an updated subdivision ordinance required by recent state law changes. The training covered pre-application and preliminary-plat procedures, review timelines, bonding, fee structures and the role of an administrative land‑use authority (ALU) now required by statute.

Chair Holly summarized the state mandate and the town’s policy goals: ‘‘Our goal from our general plan is to maintain and protect our small town rural agricultural lifestyle,’’ she said, while ensuring that ‘‘new growth pays for itself’’ through developer-provided infrastructure. Commissioners and the presenter (Roger) described the new administrative review process that removes elected officials from routine administrative approvals, explaining that approvals should be based on code compliance rather than political considerations.

Key technical points discussed included the health‑department minimum for septic feasibility (described during the meeting as 12,000 square feet, or roughly one acre), the importance of pre‑application meetings, and the preliminary plat as the stage where the project becomes vested only after statutory and local standards are met. The commission reviewed timelines: an initial 40‑day review cycle for notices and engineering/ALU review, possible follow‑up review cycles and a written notice requirement specifying which code sections or standards are unmet. Roger noted performance bonds can be sized up to roughly 100–110% of estimated infrastructure cost and that a one‑year warranty bond typically covers defects after dedication.

On fees and implementation, the commission discussed several models (flat fee, flat plus per‑lot charge, and actual‑cost billing for engineering). The commission voted informally to recommend a $100 nonrefundable application fee and to require developers to pay actual engineering and review costs under a contract; members also agreed to draft fee language that the Town Board can adopt. Commissioners asked staff to issue a public notice explaining that the town adopted the updated subdivision ordinance in December 2024 and that application forms and checklists will be posted as they are completed.

The commission also supported issuing an RFP to obtain an on‑call engineering firm to perform technical reviews within the statutory timelines and recommended that the ALU function be handled by a small team (a designated planning commission point person backed by an on‑call engineer) rather than relying solely on elected officials.

Next steps include drafting recommended fee schedule language for the Town Board, posting the public notice and preparing an RFP for engineering services. The commission expects to continue reviewing required checklists and forms at future meetings.