(a) 
Before constructing roads, drainage channels, utilities and other improvements for a new subdivision located in the city limits or its extraterritorial jurisdiction, an applicant must first obtain a subdivision improvement permit in accordance with this chapter.
(b) 
No subdivision improvements shall be undertaken on any land, tract or parcel within the city’s jurisdiction until the effective date of a subdivision improvement permit for said development is issued by the city.
(c) 
Subdivision improvement permits shall only be issued for land that has been platted and legally recorded or has otherwise obtained legal lot status.
(d) 
Unless a subdivision improvement permit has been approved and filed with the city, the city shall not authorize:
(1) 
The supply of gas or electricity;
(2) 
The sale or supply of any water or sewage service; or
(3) 
The repair, modification or installation of public or private sewerage facilities.
(e) 
A subdivision improvement permit is not required for the installation, extension, improvement, maintenance or repair of utilities that are not associated with the initial development of a platted subdivision. Such improvements shall be submitted to the city by the utility provider as a utility development application.
(f) 
Any right, privilege or remedy granted by this chapter to the person obtaining or holding permit approval shall also run in favor of such person’s successors in interest and assigns. Any duty or obligation of, or remedy against, such person arising under this chapter shall also be imposed upon such person’s successors in interest, assigns, agents, employees, representatives, or any person acting pursuant to the direction of any of the foregoing, or under color of same.
(Ordinance 2011-05-16-05, rev. 2, adopted 5/16/11)
(a) 
The issuance or granting of a permit or approval of plans and specifications shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of this chapter or any other city ordinance. No permit purporting to give authority to violate or cancel the provisions of this chapter shall be valid, except insofar as the work or use that it authorizes is lawful and conforms to the requirements of this chapter or a variance or modification granted pursuant to this chapter.
(b) 
The issuance of a permit based upon plans and specifications shall not prevent the city from thereafter requiring the correction of errors in said plans and specifications or from preventing building operations being carried on thereunder when in violation of this chapter or of any other ordinance of the city.
(c) 
A subdivision improvement permit is considered valid from the date of issuance until the city has issued a certificate of acceptance or until it expires or is revoked.
(d) 
Subdivision improvement plans approved by the city and any subdivision improvement permits obtained as a result of plan approval shall expire two (2) years from the date of code official approval as noted on the cover sheet of the subdivision improvement plan set unless substantial construction on the project has commenced to a degree acceptable to the city.
(e) 
The city may, in writing, suspend or revoke a permit issued under the provisions of this chapter whenever the permit is issued in error, or on the basis of incorrect information, or for violations of the provisions of this chapter or any other city ordinances.
(f) 
Projects approved by the city shall begin and be completed in a timely manner. If inordinate delays are anticipated or experienced, the contractor shall notify the city and coordinate a new time schedule for completion. Permits for projects that have been suspended, abandoned or have not made reasonable progress for a period of 30 days may be revoked by the city. If a permit is revoked, the site must be restored/revegetated within 30 days of the date of revocation.
(g) 
After a permit is no longer valid, a new application and applicable fees for a new permit must be filed if the project is to be continued.
(Ordinance 2011-05-16-05, rev. 2, adopted 5/16/11)
(a) 
An applicant seeking a subdivision improvement permit must submit a subdivision improvement plan set and documents as required by the building and development services department (BDS). Unless otherwise required by the city, a subdivision improvement plan set shall include the following plan sheets: cover sheet, general notes, final plat, existing conditions, slope map, erosion control/tree protection plan, drainage area map (existing and proposed), drainage plan and profile, paving plan and profile, water and wastewater plan and profile, detention and water quality plan, utility plan (propane, electric, etc.), and construction details.
(b) 
The subdivision improvement plan shall meet all requirements, conditions, standards and specifications established by this chapter. The proposed plan shall be certified as complete and accurate and in compliance with the provisions of this chapter by a licensed professional engineer registered in the state in the specialty field of civil engineering, and by any other professionals as required by this chapter.
(c) 
An applicant may design a subdivision improvement plan to be constructed in phases. If the project is divided into phases, the applicant shall identify the phases on the subdivision improvement plan and propose dates for the beginning and end of each phase. The final phase of a proposed project may not begin any later than three (3) years after the beginning of the first phase.
(Ordinance 2011-05-16-05, rev. 2, adopted 5/16/11)
(a) 
The applicant shall submit a complete application, as required by this chapter, to the code official.
(b) 
To be considered complete, an application must include all documents, reports, drawings, authorizations, certifications, signatures, fees, and supplemental information as required by BDS.
(c) 
Representatives of the city, the appropriate emergency services district, the appropriate water district, and the county (if applicable) shall review the submittal for code compliance. The applicant shall satisfactorily address any comments and resubmit for approval. Plans shall not be resubmitted for review until the applicant has received comments from each reviewing entity.
(d) 
The city shall have the right to select and engage sanitarians, surveyors, design professionals or engineers, or any combination thereof, to conduct investigations, tests, examine plans and specifications, present evidence, advise and represent the city, and assist the applicant in the development of documents in accordance with the provisions of this chapter. The applicant shall be required to reimburse the city for costs of such services prior to plan approval.
(e) 
All required fees, including but not limited to city fees, water provider fees and emergency services district fees, shall be paid prior to plan review commencement.
(f) 
If no waiver or variance is requested, the code official and city engineer may approve the corrected plans and issue a permit. The code official may, for any reason, elect to present the permit application and documents to the zoning and planning commission or the city council, or both, for approval.
(g) 
If a waiver or variance is requested, the code official shall process the request in accordance with article 28.12 of this chapter.
(h) 
A subdivision improvement permit shall not be issued until:
(1) 
The city has received the required number of sets of approved drawings including a cover sheet with all required signatures;
(2) 
All required tree protection and erosion and sedimentation controls, including the stabilized construction entrance, have been installed as shown on the approved plans;
(3) 
The contractor’s project superintendent has arranged for and conducted an on-site preconstruction meeting in which the following persons must be present: the owner/developer, project engineer, relevant contractors, relevant utility representatives, emergency services district personnel, a representative from the testing laboratory, the code official, the city engineer and a representative from the county if the project is in the city’s extraterritorial jurisdiction or affects a county road.
(i) 
Subdivision improvement applications that are considered complete, as specified above, shall expire if city approval has not been obtained within 180 days from the date that the application was deemed complete.
(Ordinance 2011-05-16-05, rev. 2, adopted 5/16/11)
(a) 
Revisions may only be made while the subdivision improvement permit is valid. After a permit is no longer valid, proposed alterations to the subdivision shall be considered as a new submittal and must be accompanied by a new application, fees and full set of documents and drawings as required by this chapter.
(b) 
For plan revisions, the project engineer must submit an application form, fees, cover letter and a copy of all proposed revision sheets to the code official for review.
(c) 
The city must approve and sign all revisions to permitted plans prior to the contractor performing any work not shown on the permitted plans.
(Ordinance 2011-05-16-05, rev. 2, adopted 5/16/11)
(a) 
Before any construction is commenced in a given subdivision and prior to the recording of the associated final plat, the applicant shall file with the city a corporate surety bond or letter of credit in favor of the city, in an amount equal to the cost of the installation expenses, as estimated by the project engineer and approved by the city engineer, to guarantee performance and completion of all such installations. Such bond or letter of credit shall be conditioned upon the applicant’s compliance with this chapter and other ordinances of the city and shall secure and may be used for the payment of any and all damages to persons or property which damages arise from, or are caused by, any act or conduct of or authorized by the applicant upon which any legal judgment results. No work may commence on any such installations until such performance bond or letter of credit has been posted and approved by the city and a permit has been issued.
(b) 
The city may also accept cash in lieu of a surety bond or letter of credit. Payment to the city shall be deposited in an interest-bearing account established by the city with all earned interest retained by the city.
(c) 
The owner shall be required to leave ten (10) percent of the fiscal security in place for the maintenance performance period of two (2) years.
(Ordinance 2011-05-16-05, rev. 2, adopted 5/16/11)
Upon completion of the subdivision improvements, the project engineer shall submit a letter stating that he or his designated representative under his supervision has conducted visits during construction and that all streets, utilities, drainage systems and structures, sidewalks, accessible routes, paving, stormwater detention and water quality ponds and general subdivision improvements were constructed according to the permitted plans, with insignificant deviation, unless noted otherwise.
(Ordinance 2011-05-16-05, rev. 2, adopted 5/16/11)
(a) 
Upon submission of the engineer’s concurrence letter, the city engineer shall schedule a time to inspect the site for conformity with the approved plans.
(b) 
If the city engineer determines that all subdivision improvements have been satisfactorily completed, the code official may issue a certificate of acceptance signifying that the city has accepted the subdivision improvements as being completed in accordance with the approved plans.
(c) 
If the city engineer determines that all site work has not been completed, he shall provide the owner with a list of items that remain outstanding. The city engineer shall be contacted to reinspect the site once these items have been completed. A certificate of acceptance may be issued when all items have been satisfactorily completed.
(d) 
The certificate of acceptance shall not be issued until the code official has received reproducible plans (24" x 26" mylars) certified as “record drawings” by the project engineer. The project engineer shall also submit a CD of pdf and CAD (dwg) files of the “record drawings.”
(e) 
The certificate of acceptance shall not be issued until the city receives the bond(s) for the two (2) year maintenance performance period.
(f) 
After the certificate of acceptance has been issued, the public streets and drainage shall be conditionally accepted by the city and the bond or letter of credit shall be released by the city. The construction shall be monitored by the city for the two (2) year maintenance period. If damages, failures, or defects appear, the owner shall be notified to make corrections.
(Ordinance 2011-05-16-05, rev. 2, adopted 5/16/11)
(a) 
The owner shall provide a maintenance bond or other acceptable performance security as security against damages or defective work occurring during the two (2) year maintenance performance period which begins on the date the certificate of acceptance is issued.
(b) 
The maintenance bond shall be equal to ten (10) percent of the original fiscal security and shall remain in place for the maintenance performance period.
(c) 
The maintenance bond shall bind the owner or contractor to correct any defects in materials, workmanship (including utility backfills), or design inadequacies, or damages, which may be discovered within said two (2) year maintenance period. The owner shall correct or cause the contractor to correct at his own expense, such damage or defects within 30 days after receiving written notice of such defects from the city. If the owner fails or refuses to correct such defects within the said 30-day period or to provide acceptable assurance that such work shall be completed within a reasonable time thereafter, the city may decide to correct or cause to be corrected any such damages or defects and call down the maintenance bond.
(Ordinance 2011-05-16-05, rev. 2, adopted 5/16/11)
Upon the expiration of the two (2) year maintenance performance period, the city shall release the fiscal security/maintenance bond, provided that all damages or defects identified to the owner by the city engineer or code official have been corrected.
(Ordinance 2011-05-16-05, rev. 2, adopted 5/16/11)