Chapter 8.30
FINAL SUBDIVISION REVIEW
Sections:
8.30.020 Final plan and profile.
8.30.035 Minor residential subdivisions.
8.30.010 Final plat.
The final plat must be prepared by a licensed land surveyor on a sheet of approved tracing paper with permanent black ink and shall be prepared in accordance with the requirements of this title. The plat shall be 19 inches by 30 inches and shall have a one-and-one-half-inch border on the left and a one-half-inch border on the three remaining sides. The top of the plat shall be either north or east, whichever accommodates the drawing best.
The plat shall show:
(A) The name of the subdivision, which name must be approved by the Planning Commission and county recorder.
(B) Accurate angular and linear dimensions for all lines, angles and curves used to describe boundaries, streets, alleys, easements, areas to be reserved for public use and other important features.
(C) An identification system for all lots, blocks and names of streets. Lot lines shall show dimensions in feet and hundredths.
(D) The street address for each lot. Each street address shall be assigned by the City to be consistent with the current numbering scheme.
(E) True angles and distances to the nearest established street lines or official monuments which shall be accurately described in the plat and shown by appropriate symbol.
(F) Radii, internal angles, points and curvatures, tangent bearings and the length of all arcs.
(G) The accurate location of all monuments to be installed shown by the appropriate symbol. All United States, state, county or other official bench marks, monuments or triangulation stations in or adjacent to the property shall be preserved in precise position.
(H) The dedication to the City of all streets, highways and other public uses and easements included in the proposed subdivision.
(I) Street monuments shall be shown on the final plat as are approved by the City Engineer. Standard precast monuments will be furnished by the developer and placed as approved.
(J) Pipes or other such iron markers shall be shown on the plat.
(K) Accurate outlines and dimensions of any areas to be dedicated or reserved for public use, with the purposes indicated thereon, and of any area to be reserved by deed or covenant for common use of all property owners.
(L) All boundary, lot and other geometrics (bearings, distances, curve data, etc.) on final plat shall pose to an accuracy of not less than one part in 5,000.
(M) Location, function, ownership and manner of maintenance of common open space not otherwise reserved or dedicated for public use.
(N) Boundary descriptions of the subdivision.
(O) Current inset City map showing location of subdivision.
(P) Standard forms for the following:
(1) A registered land surveyor’s certificate of survey as applicable under state law.
(2) Owner’s dedication which shall “warrant and defend and save the City harmless against any easements or other encumbrances on the dedicated streets which will interfere with the City’s use, maintenance and operation of the streets.”
(3) A notary public’s acknowledgment.
(4) The City Land Use Authority (either the Planning Commission or City Council, as designated by the City Municipal Code) certificate of approval.
(5) The City Engineer’s certificate of approval.
(6) The county recorder’s certificate of attest.
(7) The City Attorney’s certificate of approval.
(8) Public Utilities approval and acceptance of public utility easements.
(9) A three-inch by three-inch space in the lower right-hand corner of the drawing for recording information. [Ord. 14-23 § 1 (Exh. A); Ord. 13-02 § 1 (Exhibit); Code 1971 § 8-6-1.]
8.30.020 Final plan and profile.
Plan and profile must be prepared by a licensed engineer in accordance with the requirements of this title. Standard 22-inch by 34-inch and reduced to 11-inch by 17-inch (one-half scale) of the plan and profile will be required for review by the City. General information required:
(A) Plan for Culinary Water Improvements. Show proposed water main sizes, valves, fire hydrants, and service connections to all lots within the proposed subdivision and connections to existing water mains.
(B) Plan for Secondary Water Improvements. Show proposed secondary water main sizes, valves, and service connections to all lots within the proposed subdivision and connections to existing secondary water lines.
(C) Plan for Sanitary Sewer. Show proposed sewer mains and manholes, together with proposed slopes and depths within the proposed subdivision. Also show location of service laterals to each lot within the subdivision.
(D) Land Drain. Show method of dealing with land drains and subsurface water drains within the proposed development. If applicable, indicate location of any service connections and service manholes within the subdivision.
(E) Storm Water. Show location and size of storm water drains, together with any manholes or drop boxes within the subdivision. Show slope and grade of all storm drain lines. Storm water calculations need to accompany drawings for engineer review.
(F) Streets. Typical cross section of road improvements, together with flow line of proposed curb and gutter improvements as compared with existing ground slopes and center line offsets of all proposed utilities.
(G) Stationing. Stationing callouts should conform with acceptable engineering practices.
(H) Agreements. When necessary, copies of any agreements with adjacent property owners relevant to the proposed subdivision shall be presented to the Planning Commission. [Ord. 14-23 § 1 (Exh. A); Ord. 13-02 § 1 (Exhibit); amended 1997; Code 1971 § 8-6-2.]
8.30.030 Final approval.
(A) Submittal. Submit four standard 22-inch by 34-inch copies of plat and plan and profile sheets, one copy of each reduced to 11-inch by 17-inch (one-half scale), plus one PDF copy to the City, together with a cost estimate of off-site improvements and storm drain calculations.
(B) Engineer Review. City Engineer will review submitted documents and transmit his conclusions and recommendations to the Planning Commission, including cost estimate for off-site improvements required by City ordinance.
(C) Approval. Upon receipt of the approved plans from the City Engineer the Planning Com- mission shall either approve or reject the final plat or shall table action for the next regular meeting or until the specified deficiency has been corrected.
If the Planning Commission does not approve the final plat, disapproval shall be indicated by written notice stating the reasons for disapproval, in which case the decision can be appealed to the City Council, whose decision will be final.
Approval of final plats by the Planning Commission will extend for a period of 12 months. If work or subsequent action by the subdivider to proceed with off-site construction does not occur within the 12-month period following initial approval, the plat and construction drawings must be resubmitted and become subject to reapproval under the latest City ordinances and specifications.
(D) Construction of Off-Site Improvements. No construction of off-site improvements shall commence until the subdivider has completed a preconstruction meeting with the City Planning, Engineering, and Public Works Departments, at which time a review of construction project and expectations of the City will be discussed. Such conference shall be scheduled with the City and all affected utility companies will be invited to attend.
(E) Approval to Record Subdivision. Before any subdivision plat may be recorded, the subdivider shall furnish a corporate surety bond, cash escrow, irrevocable letters of credit from a credible lending institution, or a tax increment incentive as part of a signed reimbursement agreement from the Redevelopment Agency which has been approved by the City Manager, in an amount as finally determined by the City Engineer to secure the performance of the public improvements in a workmanlike manner and according to specifications established by the Syracuse City subdivision standards (see SCC 8.10.020). Some of the public improvements are as follows:
(1) Paving of streets.
(2) Curb, gutter and sidewalks.
(3) Sewer and water lines, including irrigation lines.
(4) Storm and subsurface drainage.
(5) Street signs, monuments, lighting, fences and street trees.
(6) Removal or relocation of any easements which may affect the use of the dedicated streets by the City.
(7) Utility development connection fees.
(F) Recording. Once final plat approval has been obtained the developer shall submit a 22-inch by 34-inch Mylar of the final plat to the City Engineer. If all documents, submittals, and payment of fees are in order, the City Engineer will sign the Mylar, indicating approval of the subdivision. Complete submittal shall include the following:
(1) Development agreements.
(2) Escrow agreement.
(3) Title report.
(4) Street light agreement.
(5) Off-site improvement agreement.
(6) (a) Water share certificate showing the City as the owner of the water shares;
(b) A water right deed;
(c) Other evidence, acceptable to the City, of the right to water; or
(d) Payment of the fee in lieu for secondary water for the area located in the final plat, as provided in SCC 8.10.090.
(7) Storm water activity permit.
(8) Storm water maintenance agreement.
(9) Storm water quality report.
(10) Payment of all required development and inspection fees.
(11) Approved construction drawings or as-built drawings.
(12) Surety and improvement guarantee.
(13) Easements and any other documents deemed necessary by the City Engineer or conditioned for approval by the Planning Commission.
After approval and signature of the final plat, the City Engineer shall submit the plat to the Community Development Director, or designee, who shall obtain the signatures of the City Attorney, Planning Commission Chair, and Mayor. The final plat, bearing all official signatures as above required, shall be deposited in the office of the City Recorder, who shall cause the plat to be recorded in the office of the County Recorder. Final plats not recorded within 12 months of final approval shall be deemed null and void. No plat shall be recorded in the office of the County Recorder until the plat is approved and signed. Lots included in such plat shall not be sold or exchanged, and no offer shall be made to sell or exchange any such lots unless and until the plat is recorded. [Ord. 21-03 § 1 (Exh. A); Ord. 20-07 § 1 (Exh. A); Ord. 15-19 § 1 (Exh. A); Ord. 14-23 § 1 (Exh. A); Ord. 13-15 § 1; Ord. 13-02 § 1 (Exhibit); amended 1999, 1997; Code 1971 § 8-6-3.]
8.30.035 Minor residential subdivisions.
(A) Purpose. In an effort to reduce the expense and time of development, minor residential subdivisions may be considered and approved under this section.
(B) This section does not modify or reduce requirements or standards for lots, infrastructure, or subdivisions, requirements for platting, or any other requirement or standard in this code. Its sole purpose is to provide more expedient approval for minor residential subdivisions.
(C) Minor Residential Subdivision Requirements. To be considered a minor residential subdivision, the subdivision must meet all the following requirements:
(1) The subdivision contains 10 or less lots;
(2) The subdivision is not traversed by the mapped lines of a proposed street as shown in the City’s general plan;
(3) The subdivision is located in a zoned area; and
(4) The subdivision is not part of an existing, previously platted subdivision. Changes to a platted subdivision are to be done by amending the previously approved plat.
(D) Minor Residential Subdivision Application Procedure. The application procedure for a minor residential subdivision is:
(1) Pre-Application Meeting. City staff shall review whether the subdivision meets the requirements of a minor residential subdivision and notify the developer of any requirements for necessary construction drawings.
(2) Concept Plan Approval. The concept plan approval process for a minor residential subdivision shall follow that found in Chapter 8.20 SCC.
(3) Final Minor Residential Subdivision Plan Approval Procedure. The final plan for a minor residential subdivision shall combine all requirements for both preliminary and final plan approval found in this title into one application.
(E) The Planning Commission shall process the proposed minor residential subdivision and consider it for approval in accordance with SMC 8.30.030. All required signatures and conditions provided in that section apply to minor residential subdivisions. [Ord. 21-03 § 1 (Exh. A); Ord. 15-28 § 1 (Exh. A).]
8.30.040 Severability.
If any provision of this chapter or its application to any person or circumstance is held to be invalid by a court of competent jurisdiction, the invalidity does not affect other provisions or applications of this chapter which can be given independent effect. To this end, the provisions of this chapter are severable. [Ord. 14-23 § 1 (Exh. A); Ord. 13-02 § 1 (Exhibit).]