Division 13-06-002
Plans Required
Sections:
13-06-002 Plans Required
13-06-002-0001 Review by City Engineer
13-06-002-0001.1 Modifications and Appeals
13-06-002-0001.1.1 Modifications
13-06-002-0001.1.2 Appeals
13-06-002-0002 Content of Plans
13-06-002-0003 Format
13-06-002-0004 Drafting Standards
13-06-002-0005 Cover Sheets
13-06-002-0006 Right-of-Way Plans
13-06-002-0007 Construction Plan Sheets
13-06-002-0008 As-Built Plans
13-06-002-0009 Final Plan Submittal
13-06-002 Plans Required
Engineering plans are required for construction of any new improvements within existing or proposed public rights-of-way or easements. Plan requirements may be waived by the City Engineer for jobs that are deemed minor, such as driveway cuts and sidewalk replacement. Plans shall be prepared by a registered professional engineer licensed in Arizona. (Ord. 2017-22, Rep&ReEn, 07/05/2017)
13-06-002-0001 Review by City Engineer
Prior to issuance of any public works permit for construction, plans shall be reviewed and approved by the City Engineer or his authorized representative. Such review is intended to ensure general compliance with preliminary plats, engineering design reports, and all applicable City codes, standards, and regulations. This review is not intended to ensure accuracy of all plan details or assume design responsibilities from the designing engineer. In the event of plan errors or omissions, City standards will take precedence over the plans. Approval of the plan(s) by the City Engineer does not imply that the City is responsible for the correctness or completeness of the plans or for the cost of corrections to the plans and extra work resulting from changes that may be required during construction. Any difficulties encountered during construction will be settled to the satisfaction of the City Engineer by the developer. Approval of these plans by the City is for a one (1) year period, subsequent to the date of approval. (Ord. 2017-22, Rep&ReEn, 07/05/2017)
13-06-002-0001.1 Modifications and Appeals
13-06-002-0001.1.1 Modifications
A. In the event there is a need to modify the approved Engineering Standards, the design engineer shall submit a written request to the City that includes:
1. The applicable standard specification and/or detail for which the modification applies.
2. The requested modification to the standard.
3. A narrative as to why the standard cannot be met. Cost alone is not a justification for modifying standards. Where cost is a consideration, the narrative shall include a sealed engineer’s estimate of probable cost (EOPC) for both the design which meets standard and the cost of the design utilizing the proposed modification.
4. Identify other options/alternatives and their impacts to the project.
5. Documentation as necessary to demonstrate that the modification:
a. Meets the general intent of the standard;
b. Will result in an equivalent level of service for health, safety, and welfare to the general public;
c. Will result in improvements that are adequate and meet the City’s needs.
B. The request shall be submitted to the City Engineer, through the Development Engineering Project Manager assigned to the project. Whenever possible, modifications should be submitted with a concept plan review and approved prior to site plan or preliminary plat approval.
C. The process outlined in subsection (A) of this section shall be utilized in cases where a project seeks to implement a new technology that is likely to improve the longevity and resilience of project infrastructure. Additional requirements and conditions may be imposed by the City Engineer on a case-by-case basis. (Ord. 2017-22, Rep&ReEn, 07/05/2017; Ord. 2024-13, Amended, 04/16/2024 (Res. 2024-15))
13-06-002-0001.1.2 Appeals
The decision of the City Engineer may be appealed to the City Manager. The process for appeal shall be as follows:
A. Both the applicant and the City Engineer will provide submittals to each other justifying their position on the modification, in layman’s terms. The submittal shall follow the criteria in Section 13-06-002-0001.1.1(A). In addition, the following shall be included with the submittal: a copy of the pertinent civil plan, and any pictures, exhibits, and references to standards and practices that further validate each party’s position on the modification request (e.g., City of Flagstaff Engineering Standards, AASHTO, etc.).
B. The applicant and the City Engineer shall develop a rebuttal to the opposing submittal. All submittals and rebuttals will be submitted to the City Manager for review.
C. The City Manager will review the materials submitted by each party and, if necessary, provide follow-up questions to both parties for clarification. The parties will exchange their respective responses to the questions posed by the City Manager and provide rebuttals, if warranted. All responses and rebuttals will then be submitted to the City Manager for final review and decision.
D. The City Manager may, at his/her discretion, hire a third-party professional engineer to assist with the review and decision making process. (Ord. 2017-22, Rep&ReEn, 07/05/2017)
13-06-002-0002 Content of Plans
Plans are to meet the minimum requirements set forth in this title and must be based on minimum design criteria listed in the sections dealing with each specific item (e.g., grading, streets, water and sewer, and other public improvements). (Ord. 2017-22, Rep&ReEn, 07/05/2017)
13-06-002-0003 Format
A. All construction plans (grading, drainage, street, water, and sewer) shall be submitted in a clear, neat format, with an uncluttered appearance, which conveys all pertinent information at a one (1) inch equals forty (40) feet scale horizontal (one (1) inch equals twenty (20) feet may be required if necessary to meet the appearance of objectives), and one (1) inch equals four (4) feet, vertical, or larger. Overall drawing size shall be twenty-four (24) inches by thirty-six (36) inches and shall have a left margin of two (2) inches and a margin of one-half (1/2) inch on all other sides. An index map to a set of detailed plans in excess of two (2) sheets shall be presented.
B. The design engineer may request a variance for a particular project, where the above plan format criteria are not appropriate. The City Engineer may grant an exception to the format criteria where, in his opinion, it is appropriate. (Ord. 2017-22, Rep&ReEn, 07/05/2017; Ord. 2024-13, Amended, 04/16/2024 (Res. 2024-15))
13-06-002-0004 Drafting Standards
A. Symbols to be used should conform to ADOT Drafting Guidelines or any other widely accepted, clearly defined set of standard symbols.
B. Standard drawings must be referred to by number for inclusion as part of plans and in the quantity section.
C. A minimum lettering size of 0.08 inches shall be used on all plans.
D. Direction of north arrow will be determined by stationing. All stationing will read from left to right. To accomplish this, the project should have increasing stationing from west to east or south to north.
E. Plan originals shall be submitted electronically, in PDF format.
F. During the civil plan review process, a description of any changes made to each plan sheet since the previous submittal shall accompany the resubmittal. The design engineer may choose to cloud the specific changes on the affected plan sheets or provide a list of changes organized by plan sheet and including a description of each substantive change made since the previous submittal. The itemization of the plan changes shall include a certification by the design engineer that the list of changes incorporates all changes since the previous submittal. Nonsubstantive changes such as typographical corrections, line weight changes or similar alternations to the plans and which do not affect the functional design need not be included in the list of changes. Where entire plan sheets are replaced or added, additional plan review fees shall accompany the resubmittal in accordance with the fee schedule adopted at the time of the initial plan submittal. (Ord. 2017-22, Rep&ReEn, 07/05/2017; Ord. 2024-13, Amended, 04/16/2024 (Res. 2024-15))
13-06-002-0005 Cover Sheets
A separate cover sheet shall be submitted with all plans and shall include the following when applicable:
A. Concept approval note (located above the City signature blocks):
"The City approves these plans for concept only. The City shall not be liable for errors or omissions of the design engineer."
B. Vicinity map (including a north arrow).
C. Project title.
D. Developer and engineering firm names and addresses.
E. Signature block for City Engineer.
F. Signature block for City Public Works Director.
G. Signature block for City Utilities Director.
H. Block for Arizona Department of Environmental Quality approval (file number and date) if applicable.
I. Signature block for the Arizona Department of Transportation including permit number (if applicable).
J. Completed signature blocks for representatives from all utility and cable television companies.
K. Applicable notes.
L. Index of the sheets.
M. City of Flagstaff project number in the lower right hand corner.
N. Utility Conflict Note: "Summary of Utility Conflicts": Information to be provided under this note shall include a brief description of conflicts and the sheet number(s) where they appear.
O. Provide a blank space in the title block, in the same location on each sheet, with an aspect ratio of two and one-half (2 1/2) to one (1) for a City approval stamp. It shall be similar in scale to the Engineer’s stamp.(Ord. 2017-22, Rep&ReEn, 07/05/2017; Ord. 2024-13, Amended, 04/16/2024 (Res. 2024-15))
13-06-002-0006 Right-of–Way Plans
A. Right-of-way plans shall be submitted for all construction projects that require right-of-way acquisition. Right-of-way plans shall consist of a title sheet, ownership record sheet, vicinity map, and plan sheets, and may be a part of the construction plans if they were previously approved by the City Engineer. All sheets shall be sealed by a registered land surveyor.
1. This requirement may be waived if right-of-way dedications are minor or insignificant and previously approved by the City Engineer.
B. Right-of-way plans are to be used in conjunction with the acquisition and disposal of property and property rights. They shall contain sufficient data to allow them to be used as the primary source for the field location of all public right-of-way and property lines affected by the right-of-way changes shown on the plans. Except as authorized otherwise, they shall be based upon a previously recorded record of survey drawing prepared for the given project.
C. For those projects where right-of-way plans are not required, the existing right-of-way location and dimensions will still be needed for roadway design, except as authorized otherwise. If material discrepancies exist or there are insufficient survey monuments to determine right-of-way limits, the description of the existing right-of-way shall be based upon a result of survey prepared for the given project and shall be shown on the construction plans.
D. Right-of-way plans shall show:
1. Right-of-way control/monument line.
2. All existing and proposed right-of-way limit lines.
3. Dimension from monument line to existing and new right-of-way limit line.
4. Monument line stationing with appropriate ties to intersecting property lines and changes in right-of-way width.
5. Any new or existing easements, either temporary or permanent.
6. For each parcel to be acquired:
a. A parcel identification number.
b. The property ownership lines.
c. The County Recorder’s numbers for affected parcels including all existing rights-of-way and easements.
d. The area in square feet or acres (square meters or hectares) of the part to be taken and of each remainder of a partial taking.
e. Bearings and distances around the perimeter of all takings.
7. All intersections of the monument line with an established section line.
a. The appropriate stationing shall be shown.
b. All section lines shall be shown with bearings and distances to the monument line.
8. Thorough descriptions of all sectional control.
9. Basis of bearings in accordance with Section 13-03-002-0003.
E. The size, form, and arrangement of right-of-way plans shall conform to the general requirements for construction plans and should contain sufficient dimensional and angular data to permit ready identification and correlation with the legal descriptions of all parcels.
F. For all acquisitions, the ownership record sheet shall show the name of owner, brief description of the property to be acquired, and area of each parcel of land affected. It shall be prepared in uniform order with each parcel number being in numerical sequence. The ownership record shall contain the following:
1. Parcel number - a number shall be assigned to each individual parcel affected.
2. County recording instrument number or docket/page number.
3. Description - a brief description of that part of the parcel being affected.
4. Parcel area - area of the newly created right-of-way or easement; area may be shown in acres unless so small that a fractional part of an acre would be deceiving.
5. Remainder - area of the parcel remaining after the right-of-way or easement has been taken from the total parcel.
6. Sheet number - a number indicating the sheet on which the parcel can be located.
G. A vicinity map showing the project and its relationship to the surrounding area shall be shown. (Ord. 2017-22, Rep&ReEn, 07/05/2017)
13-06-002-0007 Construction Plan Sheets
A. The following information is generally required for each construction plan sheet:
1. North arrow (with north up or to the left or right).
2. Horizontal control points and stationing.
3. Temporary benchmarks (T.B.M.s) and elevations in accordance with Section 13-03-003-0003.
4. Property lines, easement lines, and right-of-way limits. Survey monuments identified in accordance with Section 13-03-002-0007(A).
5. Street names, lot numbers and subdivision names.
6. Horizontal location of proposed and existing improvements relative to existing and proposed right-of-way, centerline, and easements. If coordinates are used by the approved plans to define locations of improvements, coordinate tables shall be shown for points on at least one (1) sheet of the construction/improvement drawings which depict right-of-way, easements, or property boundaries. All angle points, survey control points, and curve PCs, PTs and PIs for boundaries, rights-of-way and easements for the entire project shall have coordinates provided.
Additionally, coordinates should be provided for proposed construction features and utilities in sufficient quantity to define feature locations. The preferred method of coordinate depiction is to print a point number next to each point and a corresponding coordinate table for the points shown. Coordinates shall be given by northing/easting and display as many significant figures as are required to reproduce the bearing and distance annotation on the sheet and/or bearings and distances shown on other project documents.
7. Stationing along centerline and ties to property lines.
8. The signed seal of the professional engineer.
9. Title and revision block.
10. Legend identifying symbols and abbreviations.
11. All grading limits, including top of slope and toe of slope locations and slope gradients if separate grading plans are not required.
12. Location and gradients of all swales and flow lines if separate grading plans are not required.
13. Typical roadway and drainage cross-sections including cross slopes, right-of-way, and easement limits located relative to the proposed improvements.
14. Basis of bearing in accordance with Section 13-03-002-0003.
15. Blue Stake sticker.
16. Resource protection areas.
17. Accurate location of all proposed and existing utilities.
18. Clearly differentiate between public and private improvements.
19. All construction plans shall reference, by City of Flagstaff project name and number, previously completed construction projects on adjacent properties. Additionally, as-built information from the previous plans must be referenced as related to the proposed project including but not limited to: benchmark and basis of bearing, horizontal and vertical utility information, and all relevant roadway improvement information. (Ord. 2017-22, Rep&ReEn, 07/05/2017)
13-06-002-0008 As-Built Plans
A. Definition. When referred to in these standards, the terms "as-built plans" mean as-builts, as-constructed, or record drawings.
B. Intent. Prior to the City’s final approval of any public improvement or the final acceptance of any public utilities, which the City may accept currently or in the future for maintenance and operation, as-built plans must be submitted to the City for review and acceptance.
C. Procedure.
1. All as-builts shall have an applicant transmittal attached as documentation of who is submitting them. This is necessary in order to process the plans and for contact information when the review is complete. Plans will not be reviewed if this documentation is missing and/or the submittal is deemed incomplete based on the checklist.
2. All as-built plans submitted for review shall be submitted electronically, in PDF/A format, containing all the original signatures. If there are City comments, all comments shall be addressed and resubmitted along with the previous redlined review set until final City approval.
3. If the project is developed in phases, as-built plans shall be submitted once the work is complete for each phase.
D. Criteria. As-built drawings shall contain, but are not limited to, the following information:
1. The plans shall contain the type and detail of information shown on the approved construction plans.
2. All public improvements (water, sanitary sewer, storm sewer, and streets) shall be as-built. For a list of all required items see the "as-built" checklist available from the City Engineer or his authorized representative.
3. As-built drawings shall be created using computer aided drafting (CAD) computer software.
4. All as-built survey data shall be in accordance with Section 13-03-006-0001.
E. Certification. All as-built plans shall contain a statement by a licensed professional engineer who is currently registered in the State of Arizona certifying the drawings to be as-built. All plans must also contain the seal and signature of said registered professional.
Refer to Section 13-03-006-0002 for the requirements of a registered land surveyor. (Ord. 2017-22, Rep&ReEn, 07/05/2017; Ord. 2024-13, Amended, 04/16/2024 (Res. 2024-15))
13-06-002-0009 Final Plan Submittal
Upon approval of the construction plans, but prior to the issuance of a permit for construction, a complete set of "for construction" plans which include the engineer’s seal, date, and signature on each sheet shall be submitted to the City for signatures in PDF format. The City will apply the approval stamp and the signatures of the City Engineer, Water Services Director and Public Works Director and then will return the plans to the design engineer for their records in PDF/A format. The design engineer will then provide the City with three (3) full-size, legible paper plan sets for issuance of engineering permits. (Ord. 2017-22, Rep&ReEn, 07/05/2017; Ord. 2024-13, Amended, 04/16/2024 (Res. 2024-15))