(a) Major Subdivision Improvement Plans Review Required. Whoever subdivides land, having received approval of the preliminary plat by the Commission, shall then prepare detailed drawings and submit the plans, profiles, typical sections, details, summaries, and cross-sections of streets and specifications for the required improvements as provided in this Ordinance to the City Engineer for approval in accordance with standards provided herein, as well as City construction specifications as approved by the City Engineer. After review the City Engineer may approve, conditionally approve or disapprove the major subdivision improvement plans.
(b) Submission of Major Subdivision Improvement Plans for Review by City Engineer. The applicant is required to submit the following materials to the City Engineer:
(i) One completed and signed copy of an application for Major Subdivision Improvement Plans Review;
(ii) Four copies of the major subdivision improvement plans;
(iii) Two sets of supporting documentation;
(iv) Evidence that the improvement plans have been submitted for review to affected and applicable county, state, and federal agencies; and
(v) The required review fee.
(c) Distribution of Plans. Upon submission of all required application materials and following completion of all items required by the Engineering Standards adopted by the Council and approved by the City Engineer, the major subdivision improvement plans and application shall be distributed by the City Engineer to appropriate City officials for review.
(d) Review and Action.
(i) Request for Revisions. Upon review of the major subdivision improvement plans, the City Engineer may require the applicant to revise the plans or supply additional information. The applicant shall submit any requested revised plans for review prior to formal action being taken. All review fees must be paid prior to any review. It shall be the applicant’s responsibility to consult with City Engineer during this revision process.
(ii) Final Action. The City Engineer shall review the major subdivision improvement plans, together with any reports and recommendations from staff, consultants and other reviewing agencies and any public comments. The City Engineer shall then make a determination based on the requirements and standards of this Ordinance. The City Engineer is authorized to approve, approve subject to conditions or deny the major subdivision improvement plans as follows:
(1) Denial. Upon determination that major subdivision improvement plans do not comply with the standards and regulations set forth in this Ordinance, or would require extensive revisions to comply with said standards and regulations, the major subdivision improvement plans shall be denied. If major subdivision improvement plans are denied, a written record shall be provided to the applicant listing the reasons for such denial.
(2) Approval. Upon determination that major subdivision improvement plans are in compliance with the requirements of this Ordinance and other applicable ordinances and laws, the major subdivision improvement plans shall be approved.
(3) Approval subject to conditions. The City Engineer may approve major subdivision improvement plans, subject to one or more conditions necessary to address minor modifications to the major subdivision improvement plans, ensure that public services and facilities can accommodate the proposed use, protect significant natural features, ensure compatibility with adjacent land uses, or otherwise meet the intent and purpose of this Ordinance.
The applicant shall re-submit the major subdivision improvement plans for final approval by the City Engineer after conditions have been met.
(e) Recording of Major Subdivision Improvement Plans Action. City Engineer action on the major subdivision improvement plans shall be recorded on the plans and in the City Engineer’s file for the proposed major subdivision.
(f) Procedure after Major Subdivision Improvement Plans Approval.
(i) Approval Expiration. Major subdivision improvement plans approval becomes null and void if a major subdivision final plat has not been submitted within 24 months following the final approval of the major subdivision preliminary plat by the Commission, or if construction has not been completed within 12 months after it commenced following the approval of major subdivision improvement plans by the City Engineer. In such a case, the applicant shall file a new application. Review by the City Engineer of the new application and major subdivision improvement plans shall be required.
(ii) Approval Extensions. Upon written request of the applicant, prior to the expiration of a previously granted approval, the City Engineer may review the circumstances surrounding a failure to meet the required deadlines. The City Engineer may grant an extension of up to 12 months to an approval, if he or she finds that the approved major subdivision improvement plans continue to adequately represent current conditions on and surrounding the site and that the major subdivision improvement plans conform to the standards of this Ordinance in effect at the time of the applicant’s request for an extension.
(iii) Outside Agency Permits or Approvals. The applicant shall be responsible for obtaining all necessary permits or approvals from applicable outside agencies.
(iv) Revocation. An approved major subdivision improvement plans may be revoked by the City Engineer if construction on the site is not completed or is not progressing in a manner consistent with the approved plans. If the City Engineer finds that an inconsistency or violation of the approved major subdivision improvement plans exists, then the City Engineer may revoke the approval of the major subdivision improvement plans and order the site returned to its original condition by a date certain. Failure to comply with such an order shall be deemed a violation of this Ordinance and shall be subject to the penalties stated herein.