17.35.040 Final plat requirements

17.35.040 Final plat requirements.

A. Streets and Public Easements. All streets and public easements within the boundary lines of the subdivision shall be improved to the minimum cross-sections, grades, and standards outlined in the city of Maricopa Design Standards Manual. If there are extenuating circumstances the city engineer may approve modifications.

B. Utilities. Letters from each of the serving utility companies indicating that arrangements have been made shall be submitted to the development services department at the time the improvement plans and final plat are submitted. Refer to the Design Standards Manual for further information.

C. Monuments. Permanent survey monuments shall be installed along the right-of-way lines, in accordance with current city standards at all corners, angle points, and points of curvature. Refer to the Design Standards Manual for further information.

1. Water and sewer improvement plans may be submitted shown on the same set of plans.

a. The water and sewer improvement plans must also be shown on the paving plans.

b. Approval numbers signature block for Arizona Department of Environmental Quality (ADEQ) approval shall be provided on the front page of the water and sewer improvement plans as well as on the Storm Water Pollution Prevention Plans (SWPPP) shall provide the Arizona General Permit of Intent Registration Number (AZCON) prior to the issuance of a permit.

c. It shall be the applicant’s responsibility to obtain approval signatures from ADEQ.

d. See the Design Standards Manual for additional requirements.

2. Separate grading and drainage plans shall be submitted.

E. Refer to Chapter 17.20 MCC, Platting Procedures and Requirements, for additional submittal requirements of the final plat. All submittals shall be formatted in accordance with the Design Standards Manual.

F. Specified plans and reports for final plat, along with the required fees, shall be submitted to the development services department. Refer to the Design Standards Manual and city of Maricopa fee schedule and submittal requirements checklist for improvement plan submittal requirements.

G. The final plat shall be in recordable form showing all information including dedication statement, signature blocks, and other notations as necessary. The Pinal County Recorder signature block shall be included on every page of the final plat.

H. Subsequent submittals of improvement plans and reports will require that the comments be submitted in the same format as in the initial submittal.

I. Final Landscape, Recreation and Open Space Plan. A final landscape, recreation and open space plan shall be prepared by an Arizona registered landscape architect and/or registered professional and shall be submitted as part of the final plat and improvement plan submittal. Refer to the Design Standards Manual for information on specific submittal requirements.

J. Final Drainage Report. A final drainage report (see city of Maricopa submittal requirement checklist for submittal requirements and number of copies) shall be submitted as a part of the improvement plan submittal for all developments. The report shall be a complete report and not an addendum to the preliminary drainage report. The format shall be as previously described and required in the Design Standards Manual and Pinal County Drainage Manual.

K. Final Traffic Report. The traffic report submitted and approved with the preliminary plat will be considered to be final unless significant changes are made to the previously approved plat. This final approved traffic report shall be submitted with the final plat. If significant changes occur (lot quantity, lot size, land use, street network, functional classification, etc.) or if adjacent development has impacted the proposed development, an amended traffic report shall be submitted and approved for the resubdivision.

L. Water Analysis Report. A water analysis report shall be submitted along with the improvement plan submittal that meets the requirements in the Design Standards Manual and the water provider.

M. Sewer Report. A sewer report shall be submitted along with the improvement plan submittal that meets the requirements in the Design Standards Manual and the utility provider.

N. All of these reports shall be reviewed and approved by the city engineer or consultant experts designated by the city engineer.

1. The project engineer shall submit utility improvement plans (i.e., gas, electric and telecommunications) directly to the utility companies serving the development. All fees for review of the plan(s), reports, and other submittals shall be paid by the applicant (see city of Maricopa fee schedule for specific fees). Design and/or review fees, for all utilities, shall be paid to the respective utility companies (per utility company fees and policies).

2. The city staff will review the submittal for accuracy, completeness, compliance with stipulations made by the planning commission or city council, requirements of the technical advisory committee (TAC), and conformance with all city codes.

3. Failure to resubmit plans which address all of the TAC comments, or subsequent redline comments, within six months of the TAC meeting shall cause the application to be null and void and fees will not be refunded. An extension past the six-month period may be granted at the planning director’s discretion.

4. Redline comments, including ED3/APS the electric provider preliminary design plan, will be returned to the applicant’s engineer and landscape architect of record for corrections, additions, revisions and in the case of the ED3/APS electric provider, plan for conflict checks.

5. Subsequent submittals of the improvement plans and reports shall also include a response letter from the applicant for the latest review redline set of plans/comments. It shall be the applicant’s responsibility to resubmit the ED3/APS electric provider preliminary design plan after it has been checked by the applicant’s engineer for potential conflicts.

6. Within 12 months from the date of city council approval, and prior to the recording of the final plat and covenants, conditions and restrictions (CC&Rs), the following items must be submitted:

a. A project approval letter, signed by the city engineer, stating that all of the subdivision improvement plans and reports have been approved by the city.

b. A project approval letter, signed by the administrator, stating that any and all required agreements between the city and applicant have been executed.

c. A letter of agreement from the serving utilities stating the availability of utilities and the approval of improvement plans for the subdivision.

d. The required financial assurance for construction.

7. If the engineering plans have not been approved within 12 months, solely due to reasons on the part of the applicant, the city shall require that the final plat be reheard pending current or additional fees or resubmitted for review for current applicable codes if greater than 12 months have passed.

a. The subdivision improvements in an approved development may be constructed in practical increments in accordance with a council-approved phasing plan subject to provisions for satisfactory drainage, traffic, circulation, utilities, landscaping and other elements of the total development plan.

b. The improvements shall be constructed in accordance with plans approved by the city engineer, state agencies and utility companies and shall be completed within an agreed specific time period.

c. The developer shall give adequate financial assurance for construction for each phase in accordance with this title and to the satisfaction of the city engineer and city attorney.

d. Once a construction permit has been issued for improvements under the financial assurance of construction, work shall proceed without interruption until the city engineer accepts the improvements.

e. Any work shown on approved plans that has been abandoned for a period of 12 months or not completed by the developer in accordance with an agreed-upon time period, may be completed by the city, which then may recover the construction costs from the developer.

f. When in the opinion of the city and the developer, it is in the best interest of both parties to delay installation of development, required improvements to coincide with adjacent work, the city council may elect to accept payment of the estimated cost of said improvements in-lieu of construction by the developer. The timing of this payment will be specified in a council-approved phasing plan.

i. The city council shall require that the applicant provide cash, a performance bond from a corporate surety licensed to do business as a surety in Arizona, an irrevocable letter of credit, or funds in escrow at the time of application for final subdivision approval in the amount sufficient to secure to the city the satisfactory construction, installation, and dedication of the required improvements. The amount of the financial guarantee shall be no less than 120 percent and no more than 150 percent of the cost of the installation and materials necessary to complete the subdivision, depending on conditions.

ii. Such financial guarantee shall comply with all statutory requirements and shall be satisfactory to the city attorney as to form, sufficiency, and manner of execution, as set forth in this title. The periods within which required improvements must be completed shall be incorporated in the financial guarantee and shall not in any event exceed two years from the date of final approval. The city shall require that 10 percent of the gross total cost of public improvements be retained by the city for the duration of the warranty period which begins from the date of acceptance of said improvements by the city council.

iii. Whenever it is deemed appropriate or necessary by the city engineer and the city council to defer, for an additional two-year period, the construction of any required public improvements, because of incompatible grades, future planning, inadequate or lack of connecting facilities, or for other suitable reasons, the applicant shall provide renewed assurances based on updated costs as determined by the city engineer to secure completion of the required public improvements.

h. City council may approve a development agreement permitting an existing or new subdivision applicant to delay or modify the financial security requirement set forth in this section. The development agreement shall contain provisions deemed necessary or appropriate by city council to ensure that purchasers of lots have adequate assurance that required subdivision infrastructure necessary to serve that lot will be installed at or prior to development of the lot, including but not limited to provisions that:

i. Prohibit the sale of any lots, or block of lots, without prior approval of the city manager, or deputy city manager, zoning administrator and city engineer until such time as:

(1) Financial securities have been posted for all required subdivision improvements; or

(2) The subdivision improvements, or phased portion thereof (as approved by the zoning administrator and city engineer), have been completed and accepted by the city, and a maintenance bond meeting the requirements of the city has been posted.

ii. Prohibit the issuance of any building permits until such time as:

(1) Water infrastructure has been installed, tested and hydrants operational; and

(2) Paved access exists up to the boundary of the parcel; and

(3) An approved temporary fire apparatus access road exists to each lot being permitted.

iii. Allow for the city to require the construction of all, or a portion, of the required subdivision improvements as a condition to allowing for nonfinancial security for the subdivision plat, including but not limited to:

(1) Perimeter walls,

(2) Perimeter landscaping,

(3) Perimeter streets and sidewalks.

iv. Permits the partial release of assurances as isolated portions of subdivision infrastructure have been completed; provided, that the remaining assurance is sufficient, in the opinion of the city engineer, to complete all remaining required improvements. [Ord. 20-11 §2(14-7-4); Res. 20-31.]