(A) Purpose.
(1) The purpose of this section is to establish the minimum acceptable standards for improvement of public streets and utilities, to define the responsibility of the subdivider in the planning, constructing, and financing of public improvements and to establish procedures for review and approval of engineering plans.
(2) All improvements required in streets, alleys, or easements which are required as a condition of plat approval shall be the responsibility of the subdivider, provided, however, the subdivider may be allowed to meet the requirements by participation in an improvement district approved by the town.
(B) Project improvement plans.
(1) The subdivider shall have a complete set of engineered project improvement plans, reports, and specifications prepared by a licensed civil engineer who is currently registered in the State of Arizona, and submit such plans to the to the Public Works Department for approval. Such plans, reports, and specifications shall be based on the approved preliminary plat and shall be prepared in conjunction with the final plat. The typical subdivision submittal will include improvement plans (paving, water, sewer, grading, storm water detention, landscape, irrigation, etc.), drainage report, geotechnical report, detention basin maintenance plan, and water distribution design report. The improvement plans may all be in one set or separate. The sanitary sewer improvement plans shall be reviewed and approved by the Northern Gila County Sanitary District.
(2) Final project improvement plans shall be approved by the Public Works Department prior to recordation of the final plat. This final plan approval is valid for a period of one year. If construction is not started prior to the plan approval expiration, the plans shall be resubmitted to the Public Works Department for an update approval according to current standards and guidelines. If, after construction has begun on a project and it is stopped for any reason for a period of one year or more, the plan approval becomes invalid. The plans must be submitted for update approval prior to restarting construction. The plans will be reviewed for compliance with current standards and requirements. The town cannot approve the improvement plans until: (1) they meet all of the town requirements; (2) they have been approved by the Northern Gila County Sanitary District; and (3) they have been submitted to the Arizona Department of Environmental Quality for an "approval to construct" certificate.
(3) Improvement plans shall include adequate plan views, profiles, typical sections, and detail sheets to accurately portray the intent of the design. A typical plan set will include the following sheets:
Cover sheet
Key map sheet
Detail sheets (water, sewer, and as needed for the project)
Plan and profile sheets (grading, paving, storm drain, water, signage, etc.)
Plan and profile sheets (sanitary sewer)
Cross sections
Landscape and irrigation plans
Storm water pollution prevention plan
(4) The plan set shall, at a minimum, contain the following information:
(a) Cover sheet.
1. Name of project;
2. Name and type of plan;
3. Location map;
4. Estimated earthwork calculations;
5. Benchmarks approved by the Town of Payson;
6. Basis of bearing for the project;
7. Name, address and phone number of subdivider;
8. Name, address, phone number and professional seal of engineer preparing plans;
9. List of utility agencies serving the proposed development;
10. Plan sheet index;
11. Approval signature block of the Town of Payson Public Works Department and Payson Fire Department;
12. Bluestake note.
(b) Key map sheet.
1. Overall project site map depicting the location of the streets, lots, tracts, or parcels;
2. Identification of which sheet each type of improvement is shown on;
3. Proposed water and sewer facilities at a readable scale;
4. Other information as deemed necessary by the engineer.
(c) Detail sheets.
1. Typical street cross-sections shall include adequate information to address each situation or condition encountered in the project and the location each section pertains to shall be clearly identified. At a minimum, the sections shall include the widths for the right-of-way and all improvements, parkway grading, including the 4' shoulder, street structural information, any ditches, etc. as required by this Code;
2. All necessary details for paving, grading, or drainage improvements, special conditions, etc., including cross sections;
3. Applicable drainage basin design and details;
4. The standard Town of Payson Water Detail Sheet if any town water system construction or improvements are proposed;
5. The standard Northern Gila County Sanitary District Details pertaining to any sanitary sewer construction or improvements proposed;
6. Town of Payson current general notes for construction;
7. Any other details the engineer believes is necessary to accurately convey the intent of their design.
(d) Plan view sheets shall include at least the following information:
1. Street names;
2. A north arrow and graphic scale on each plan sheet;
3. Lateral dimensions of streets and rights-of-way, including pertinent survey data and curb return data;
4. Location of existing and proposed utilities being designed and existing streets to be joined;
5. Drainage structures, including valley gutters, culverts, catch basins, storm drains, or similar items. All concentrated drainage flows exiting pubic right-of-way onto private property must flow into a drainage easement. Typically, roadside ditches are not allowed behind curb or sidewalk;
6. Curb, gutter, sidewalks and asphalt structures;
7. Survey monument location to be set, existing control monuments to be referenced prior to destruction and all bench marks used;
8. The location of all proposed traffic control devices and street name signs, all existing traffic control devices within the area of the project, and changes in traffic control devices in the vicinity of the project which are required as a result of the project shall be shown on a plan sheet;
9. The top and toe of slopes for both cuts and fills shall be shown. If slope extends outside the right-of-way, a slope easement may be required;
10. Location of all existing and proposed water lines, water valves, water meters, water service lines, fire hydrants, sewer manholes, sewer services, storm drains and street lights shall be shown on the plans;
11. Construction notes indicating any and all construction items for utilities, paving, storm drainage, etc.;
12. Additional information needed to clarify plans or address specific conditions.
(e) Profiles shall include at least the following information:
1. Bench marks, including description, location and elevation;
2. Existing and finished grade profiles. Profiles of center line and right and left curb and gutter control line or edge of pavement are required. The presentation must clearly show and distinguish existing and proposed profiles and other profile information. A single center-line profile may be used if the plans also include roadway cross-sections at 25 foot intervals;
3. Finished elevations including BVC, PI, and EVC of vertical curves, vertical intersection points, curb returns, match lines and all other points needed for vertical control of construction;
4. Slopes and vertical curve lengths;
5. Curb return profiles and elevations at intersections;
6. Drainage structures and utilities;
7. All crossings of water lines with storm drain lines or sanitary sewer lines;
8. Extension of the improvement project as required to assure that the design is compatible with future development;
9. Consistent stationing throughout the plans;
10. Additional information needed to clarify profiles ordeal with special conditions, i.e., profile or drainage channels, stationing and elevations at beginning and end of all curb returns, grade breaks and beginning and end of construction;
11. Appropriate transitions to connect to any adjacent existing improvements.
(f) Cross-section shall include at least the following:
1. Typical street cross-sections at 25 foot intervals and at all additional control points. Cross-sections are not required if a three line profile is used.
(g) Landscape and irrigation plans shall be submitted with the improvement plans meeting the requirements of division (I) of this section, §§ 154-03-001 through 154-03-005, and Chapter 50 of the Payson Town Code. In most cases, a separate landscape water meter with a backflow preventer is required for site landscaping.
(h) A storm water pollution prevention plan shall be included with the improvement plans for all projects whose total area is one-half acre or larger. The storm water pollution prevention plan shall be in compliance with all federal and state regulations.
(C) Construction and inspection.
(1) All construction within Town of Payson rights-of-way shall conform to the latest Maricopa Association of Governments (MAG) Construction Specifications and local modifications.
(2) All improvements in the public right-of-way shall be constructed under the inspection and approval of the Town of Payson Public Works Department. Construction shall not be commenced until appropriate permits have been issued for such construction. If work is discontinued for any reason, it shall not be re-started until after notifying the Public Works Department at least 24 hours in advance.
(3) All underground utilities to be installed in streets shall be constructed prior to the surfacing of such street. Service stubs to platted lots within the subdivision for underground utilities shall be placed to such length as not to necessitate disturbance of street improvements when service connections are made.
(4) Permit and inspections fees for condominiums and single family residential subdivisions shall be included in the construction financial assurances per § 154-07-002(J).
(5) Prior to receiving any permit for development construction the following must be completed:
(a) The agreement to construct subdivision improvements must be approved and executed.
(b) All required financial assurances must be in place.
(c) The final subdivision plat must be recorded.
(6) In conjunction with the right-of-way permit, the Public Works Department shall specify the route(s) for all construction traffic affiliated with constructing the development. See Town Code § 130.38.
(7) It is the responsibility of the subdivider to retain a material testing firm to provide material and compaction testing on each project. Type and frequency of tests shall be performed in accordance with MAG and Town of Payson standards. Copies of all testing results (compaction, concrete strength, etc.) shall be delivered to the Town of Payson Public Works Department prior to final acceptance of the construction improvements. The town may withhold approval of partial payment draws if the testing results are delinquent.
(8) One complete set of "record drawings" shall be submitted and approved by the Public Works Department prior to final acceptance of construction improvements by the Town Council.
(9) As a part of the construction financial assurances, the subdivider shall guarantee the improvements for a period of two years from the date of acceptance by the Town Council.
(D) Required improvements.
(1) Streets and alleys. All streets and alleys within the subdivision shall be graded and surfaced to cross-sections, grades, and standards currently approved by the Public Works Department. Where there are existing improved streets adjacent to the subdivision, subdivision streets shall be improved to the intercepting paving line of such existing streets. Dead end streets serving more than four lots shall be provided a graded and surfaced temporary turning circle per § 154-07-002(C)(2). Developments shall be responsible for constructing their half of any street adjacent to their development. If there is an existing street adjacent to the development that does not meet the current town standard, the development is responsible for upgrading their half of that street to meet the current standards. The Town Council may also require improvements on streets providing access to a new development.
(2) Curbs. Where required, Portland cement concrete curb and gutter, or ribbon curb, as designated by the Public Works Department, shall be installed in accordance with approved town standards. Concrete valley gutters are acceptable at connecting intersections but are not normally allowed in a mid-block location.
(3) Sidewalks. Portland cement concrete sidewalks shall normally be required on both sides of streets and shall be constructed to a width, line and grade approved by the Public Works Department in accordance with approved town standards. The town may waive the sidewalk on one side of the street if the sidewalk on the other side has an increased width (6' minimum). Sidewalk may also be waived in areas where it will serve six or fewer properties or in areas where a Payson Area Trail System (PATS) pathway is constructed with the project.
(4) Street signs. Street name signs shall be placed at all street intersections and be in place prior to acceptance of improvements by the town. Specifications for design, construction, location, and installation shall be in accordance with approved town standards. All traffic control signs shall also be of the required type and in the required location prior to final acceptance of improvements.
(5) Storm drainage. All storm water detention/retention and disposal shall be in accordance with Chapter 152 of the Payson Town Code. Easements for storm water flows shall be provided per § 154-07-002(F)(2). The type, extent, location, and capacity of drainage facilities shall be determined for the individual subdivision by the design engineer and approved by the Public Works Department and shall be constructed in accordance with approved town standards.
(6) Sanitary sewage disposal. Sewage disposal facilities shall be installed to serve each lot. It is desirable that all lots be connected to the Northern Gila County Sanitary District. Any new lot meeting the criteria of § 154-02-004(C) "Table of Residential Standards" shall be connected to the Northern Gila County Sanitary District. Properties that do not meet the criteria for connection to the Northern Gila County Sanitary District shall install an alternative sewage disposal system in accordance with § 154-02-004(C) "Table of Residential Standards" and the Gila County Health Department.
(7) Water facilities requirements.
(a) Each lot or building unit shall be supplied with potable water in sufficient volume and pressure for domestic use and fire protection purposes. All new public water line extensions shall be designed to maintain a minimum pressure of 20 psi at all locations and under any usage conditions. Design and construction of any and all facilities relating to the supply, storage, transmission, treatment, and distribution of potable water within or outside of any subdivision must meet with the written approval of the Water Superintendent. All design and construction must meet applicable town and Arizona Department of Health Services specifications and requirements in force at the time of plan renewal and approval. A water design report shall be submitted with the improvement plans demonstrating that adequate water and fire flows are available for the development and that the development is not detrimental to the surrounding area.
(b) The town assumes no liability for providing water to any proposed or actual subdivision until such time as all necessary facilities are built in accordance with the Town Water Department specifications and meet with the written approval of the Water Superintendent.
(c) The town reserves the right to participate in any or all phases of any development of any water facilities. Conversely, the town reserves the right not to participate in any or all phases of the development of any water facilities.
(d) Specifications and requirements relating to fire protection are established by the Fire Chief of the Town. All other water specifications and requirements of the Water Department are established by the Water Superintendent. These specifications or requirements are subject to change based on the following: (1) final design of the subdivision; (2) changes or revisions in the plat; or (3) actual construction of facilities within the subdivision if they have requirements greater than those for which the water facilities were designed.
(e) The specifications and requirements of the town regarding the public water system shall be considered valid only if they are in written form and signed by the Water Superintendent, and these specifications and requirements are subject to change at any time and shall be enforced from the date of change.
(9) Monuments. Permanent monuments shall be installed in accordance with current town standards at all corners, angle points and point of curves and at all street intersections. After all improvements have been installed, a registered land surveyor shall check the location of monuments and certify their accuracy.
(10) Lot corners. Iron pipe or steel reinforcing bars not less than one-half inch in diameter shall be set at all corners, angle points and points of curve for each lot within the subdivision prior to the recording of the plat except that the Public Works Department may approve a delay where topographic conditions make it necessary. All corners shall be in place prior to final acceptance of the subdivision improvements.
(11) Street lights. Street lights shall be installed at the discretion of the Public Works Manager or designee.
(12) Dry utilities, electric, telephone and CATV. All electric lines, except those of a greater than 21 KVA capacity, all telephone and all cable television (CATV) lines shall be installed underground. In addition, any existing dry utility lines that meet the above criteria adjacent to or within the boundaries of the subdivision shall also be placed underground. The subdivider shall be responsible for the requirements of this division and shall make the necessary arrangements with each of the public utility companies involved for the installation of underground facilities. Letters from each of the public utility companies indicating that said arrangements have been made shall be submitted to the Public Works Department prior to final subdivision plat approval.
(13) Record drawings. One complete set of record drawings shall be submitted by a registered civil engineer certifying to the best of their knowledge that all items within the subdivision were constructed in accordance with the plans and specifications approved by the Public Works Department, except as noted on the drawings.
(Ord. 466, passed 2-22-96; Am. Res. 2646, passed 1-5-12; Am. Ord. 818, passed 1-5-12)