No improvement of any subdivision shall commence, and no final plat of the subdivision shall be approved, prior to certification by the Engineer of approval of improvement plans and approval by the Planning Commission. The procedure for such approval is as follows:
(a) Application. Applications for improvement plan approval shall be submitted to the Zoning Administrator who shall then forward them to the Engineer. Applications shall include:
(1) Two copies of the Application for Improvement Plan Approval. (Form S-3) certified by the developer along with the required review deposit; and
(2) The improvement plans drawn in ink on tracing cloth or mylar by a professional engineer with two sets of identical prints showing:
A. Subdivision identification. Subdivision name, original lot and parcel number;
B. Identity of owners, subdivider and engineer. Names, addresses, and telephone numbers of owners, subdivider, and professional engineer (and seal);
C. Certification. City Engineer's Certification of Approval of Improvements as specified on Form S-3;
D. Drainage plans. A complete drainage study shall be made using the rational method with the variable adjusted to suit the particular locality which shall be subject to approval of the City Engineer. A complete computation sheet shall be submitted showing pipe or sewer sizes selected. Consideration shall be given to the theory of critical flow, and the grades of storm sewers and culverts shall not be arbitrarily increased in order to reduce required pipe size. Methods used in calculating sizes of pipe and structures and the design and location shall be acceptable to the City Engineer. On the topographic map to be included with the plans, the area in acres draining to each inlet shall be shown. Each area shall be numbered or lettered with its outline clearly shown together with the acres per manhole-to-manhole increment employed to arrive at the pipe size of such increment. Should site conditions be encountered within the subdivision, a bridge or sectional plate culvert may be designed, subject to approval of the City Engineer. Separate sheets for such structure shall be included in the plans, completely detailed and indicating the highway roading for which it is designed.
E. Plans and profiles. Plans and profiles of all streets shall be prepared on half-plan and half-profile cloth, with the street plan at the top of the sheet and the profile at the bottom. Horizontal scale shall not be less than one inch equals fifty feet, and vertical scale shall not be less than one inch equals five feet or one-tenth of the horizontal scale. Plan sheets shall show the street centerline, centerline stationing, street names or letter designation, sublot numbers, right- of-way lines, pavement lines, storm and sanitary sewer lines, inlets, manholes, culverts, gutterlines, guard rails, monuments, P.C. and P.T. of all horizontal curves, together with curve data, appropriate notes covering construction, a title block and north point. Sheets shall be numbered in an orderly, consecutive manner so that one sheet is numbered in order for one sheet to follow the preceding sheet in a logical sequence. The profile portion of the sheet shall show the original ground profile at the centerline and at both building setback lines and the proposed profile grade with all vertical curve data, including the calculated nonpassing sight distance for all convex curves.
F. Stationing. Stationing, corresponding to plan stationing, shall be shown on the profile, and sea level elevations shall be indicated thereon. The location and description of the U.S.G.S. bench mark used shall be shown in a box, either on the plan or profile portion of the sheet.
G. Typical sections. The typical section of the proposed roadway selected from these Subdivision Regulations shall be included, preferably on the sheet with other details of construction. The typical section shall show the right-of-way width, pavement width, berm width, and location of gutters, storm sewers, sanitary sewers, water mains, inlets, guard rails, etc. The vertical scale may be exaggerated to show the thickness of each layer of roadway material, its kind and covering specifications. Appropriate notes for each type of material proposed to be used shall be placed directly below the section.
H. Construction details. Construction details for all special types of construction proposed shall be included, preferably on the separate sheets with the typical section. Included shall be special ditch checks, headwalls, concrete aprons, unusual size inlets and manholes, guard rails, barricades, cut-off walls, cradles, etc.
I. Landscaping and tree details for non-PRD single family developments. A landscaping plan shall be submitted, showing all existing and proposed trees and screening along streets and including details regarding spacing; the distance of trees from curbs, street intersections, private driveways, and street lights; and the minimum size of each tree and the minimum distance from the ground to its lowest branch. The plan shall be in accordance with the objectives of Policy No. 29 (January, 1964) of the American Society of Landscape Architects, as amended.
(b) Engineer Action. Upon receipt of a complete application, the Engineer shall approve the application if it conforms to the approved preliminary plat, these Subdivision Regulations, Planning Commission policies, and other applicable Municipal, County, and State laws. The Engineer's approval and findings shall be certified on Form S-3 which shall then be forwarded to the Law Director. The Engineer will define the amount of the performance bond to insure completion of the improvements by the required date, and the amount of the deposit for the inspection of improvements and for the maintenance of the completed improvements for the appropriate period. Approval shall not be made by the Engineer subject to conditions or notations specified by him or her on the improvement plans.
(c) Law Director Action. Upon receipt of Form S-3, the Law Director may approve the application if all of the provisions specified on Form S-3, have been complied with. The Law Director shall certify his or her approval on Form S-3 and return it to the Engineer.
(d) Zoning Administrator Action. The Zoning Administrator will be responsible for reviewing improvement plans relative to subsection (a)(2)(I) above to confirm consistency with prior approvals.
(e) Certification. Following approval by the Law Director, the Engineer shall certify approval on the original tracings of the improvement plans. The developer shall furnish the Engineer with a set of duplicate linen or mylar tracings at no cost to the City.
(f) Approval by Planning Commission. Approval of improvement plans by the Planning Commission is required and shall be a part of the action of approval of the final plat.
(g) Modification. If modification to the approved improvement plans is requested by the developer, written authority by the Engineer shall be received by the developer before the modification is made. If any modification to the originally approved plans is granted by the Engineer, the developer shall furnish the Engineer with a duplicate mylar tracing of any modified tracing at no cost to the City. The Engineer shall advise the Planning Commission of all modifications. If the modifications affect or modify a final plan in any significant manner, the reapproval of the plat by the Planning Commission shall be obtained.
(h) Construction of Improvements. Only after approval of the final plat as set forth in Section 1224.07 and the deposit of the proper amounts for bonds and inspections, shall the improvements be installed. It is not necessary, at this time, to install those specific minor improvements (such as sidewalks, street light fixtures, tree lawns, and the planting of trees) that would be adversely affected by the subsequent construction of buildings; however, a bond in an amount which insures the completion of these minor improvements must remain on deposit. Acceptance of completed improvements shall be certified by the Engineer on the original tracings of the improvement plans.
(Ord. 75-2005. Passed 10-11-05.)