Construction Plans.
A. Purpose. The purpose of this section is to ensure that Public Improvements are installed to serve a development in accordance with all Subdivision Regulations and Development Standards.
B. Submitting Plans. Plans shall be submitted in accordance with Director of Planning's requirements, as provided in the Development Application Forms. Incomplete Construction Plans shall not be accepted and such plans shall be returned to the Applicant.
C. Responsible Official and Decision Authority for Construction Plans.
1. Review and Approval Action. The City Engineer shall be the Responsible Official for review and approval of Construction Plans.
2. Outside Review. If an outside consultant is contracted to review Construction Plans, then the Applicant shall reimburse the City for the review fees.
3. Decision-Maker Options. In this capacity, therefore, the City Engineer shall approve, approve subject to modifications, or deny the Construction Plans.
D. Approval Required and Timing of Construction. Construction Plans must be approved in accordance with this Subsection 3.04. Construction Plans and Procedures prior to the approval or recordation of the Final Plat, unless otherwise stated within this UDC.
E. Criteria for Approval. The City Engineer shall approve Construction Plans if:
1. The Construction Plans are consistent with the approved Preliminary Plat, or the proposed Final Plat; and
2. The Construction Plans conform to the subject property's zoning and Planned Development (PD) standards (including zoning design standards), and to the standards for adequate public facilities, contained in these Subdivision Regulations and Development Standards and all other applicable City codes.
F. Effect. Approval of Construction Plans authorizes the Applicant to:
G. Expiration Date for Construction Plans. The approval of Construction Plans shall remain in effect for a period of one (1) year from the date of approval, or for the duration of construction of the project, provided that Progress towards Completion of the project continues to be demonstrated, unless the Construction Plans are extended in accordance with H below.
H. Extension of Construction Plans beyond Expiration Date.
1. General.
a. Construction Plans may be extended for a period of six (6) additional months beyond the expiration date.
b. A request must be made in writing to the City Engineer for such extension prior to expiration of the plans, and shall include reasons why the plans should be extended.
2. Decision by the City Engineer.
a. The City Engineer will review the extension request, and shall approve, approve with conditions, or deny the extension request within thirty (30) calendar days following the date of the extension request.
b. Should the City Engineer fail to act on an extension request within thirty (30) calendar days, the extension shall be deemed to be approved.
3. Consideration. The City Engineer shall extend Construction Plans approval for a period of six (6) additional months beyond the expiration date if:
a. A Final Plat has been submitted, approved or filed of record for any portion of the property shown on the Construction Plans;
b. The Construction Plans comply with new ordinances (i.e., ordinances that have been adopted after approval of the original Construction Plans) that impact the health, safety and general welfare of the City;
c. Demonstrable forward progress has been made to proceed with construction or required improvements; and
d. An Improvement Agreement (3.04.05. Improvement Agreements and Security for Completion), if applicable, is still valid and in full effect.
4. Conditions. In granting an extension, the City Engineer may impose such conditions as are needed to ensure that the land will be developed in a timely fashion and that the public interest is served. Any extension may be predicated upon compliance with new development regulations or the Applicant waiving any vested rights.
5. Total Extension. A second six (6) month extension may be requested using the same process outlined above.
Pre-Construction Meeting.
A. Requirement. The Applicant(s) shall attend a Pre-Construction Meeting with the City Engineer following the approval of Construction Plans and prior to commencement of any construction on the property.
B. Purpose.
1. Discussion of Procedures. The purpose of the Pre-Construction Meeting is to discuss administrative, communication, and operating procedures for project construction prior to Construction Release or issuance of a Building Permit.
2. Review of Criteria. A list of typical inspection items, procedures, and acceptance criteria for items in public Right-of- Way and easements will also be furnished to the Applicant. See
Building Permits and Fees for more information.
C. Notice. The Applicant shall receive written notice from the City Engineer that Construction Plans have been approved and that the project is eligible for a Pre-Construction Meeting.
D. Effect.
1. Following the Pre-Construction Meeting and upon approval of the Construction Plans and full compliance with all pre-construction requirements, the City Engineer shall authorize Construction Release, allowing the Applicant to commence with construction of the project.
2. The Applicant may also be issued a Building Permit, if appropriate, provided that a Building Permit Application has been submitted and approved and all other Building Permit requirements have also been met.
Construction Release.
A. Requirements for a Construction Release.
1. Upon approval of the Preliminary Plat or the Construction Plans, receipt of all documentation (e.g., insurance information, bonds, etc.) and fees, and after the Pre-Construction Meeting with City staff and a franchise utility representative, the City Engineer shall release the plans for construction if all City requirements pertaining to construction have been met.
2. The Construction Release shall remain in effect for a period of one (1) year from the date of issuance, or for the duration of construction of the project, provided that progress toward completion of the project continues to be demonstrated.
B. Construction Release Expiration and Extension. Expiration, and possible extension, of the Construction Release shall be the same as for the Construction Plans (see Subsection G and Subsection H, above).
