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A. Purpose. It is the purpose of this section to establish in outline the minimum acceptable standards for improvement of public streets and utilities; to define the responsibility of the subdivider in the planning, construction, and financing of public improvements; and to establish procedures for review and approval of engineering plans.

B. Responsibility. All improvements required in streets, alleys, or easements which are required as a condition to plat approval shall be the responsibility of the subdivider; provided, however, that the subdivider may be allowed to meet the requirement by participation in an improvement district (which would include water, sewer, paving, curb and gutter, etc.), approved by the Street Transportation Department.

C. Engineering plans.

1. It shall be the responsibility of the subdivider to have prepared by a civil engineer registered in Arizona a complete set of engineering plans, satisfactory to the Department, for construction of public water and sanitary sewer facilities, streets, drainage, and for construction of all other required improvements. Such plans shall be based on the approved preliminary plat and be prepared in conjunction with the final plat.

2. Engineering plans for public water and sanitary sewer facilities, streets and drainage, and all other improvements shall be approved by the Planning and Development Department prior to recordation of the final plat.

3. Engineering plans for drainage facilities in areas of special flood hazard or which alter areas of special flood hazard shall be approved by the Street Transportation Department for general conformance to the National Flood Insurance Program and related regulations only.

D. Construction and inspection.

1. All relocation, tiling, and reconstruction of irrigation facilities shall be constructed to standards of the owning utility and the City of Phoenix enforced through the Planning and Development Director.

2. All improvements in the public right-of-way shall be constructed under the inspection and approval of the Planning and Development Department. Construction shall not be commenced until a permit has been issued for such construction, and if work has been discontinued for any reason, it shall not be recontinued until after notifying the Department in advance.

3. All underground utilities to be installed in streets shall be constructed prior to the surfacing of such streets. Service stubs to each platted lot within the subdivision for underground utilities shall be extended from the main at least to the right-of-way adjacent to each lot or private accessway servicing each lot and to such length as not to necessitate disturbance of street improvements when service connections are made.

E. Required improvements.

1. Streets and alleys. All streets and alleys within the subdivision shall be graded and surfaced to cross sections, grades and standards approved by the Street Transportation Director on major streets and the Planning and Development Director for all other streets and alleys. Where there are existing streets adjacent to the subdivision, subdivision streets shall be improved to the intercepting paving line of such existing streets. Dead-end streets serving more than four lots shall be provided a graded and surfaced temporary turning circle.

2. Curbs. Where streets are to be paved, Portland cement concrete curb, curb and gutter, or valley gutter, as approved by the Department, shall be installed in accordance with approved City standards.

3. Sidewalks. Portland cement concrete sidewalks shall normally be required on both sides of streets and shall be constructed to a width, line, and grade approved by the Department in accordance with approved City standards. Where density of development is light or where for other reasons the installation of sidewalks is not considered necessary, the Department may waive the requirement on one or both sides.

a. Multipurpose ramps shall be built at each corner of all intersections; at a "T" intersection, the ramps shall also be built perpendicular across the street from the two corners.

b. Subdivision design should provide convenient pedestrian access via sidewalks to transit stops along major or collector streets.

c. Subdivision design should utilize detached sidewalks, i.e., sidewalks that are separated from the curbline, along all major streets.

d. In industrial areas, sidewalks should be provided on major and collector streets. Sidewalks should be provided on local streets where pedestrian paths currently exist or to ensure continuity of existing sidewalks on adjacent properties.

e. The proposed subdivision should consider the use of decorative pavement accents in sidewalks and near street intersections.

4. Pedestrian ways. Portland cement concrete walks through blocks a minimum of six feet wide shall be constructed to a line and grade approved by the Department and fenced on both sides with a minimum four-foot maintenance-free fence with posts set in concrete. Access to pedestrian ways shall be restricted as to vehicular traffic.

5. Street name signs. Signs shall be placed at all street intersections by the City and be in place by the time the street pavement is ready for use. The subdivider shall pay the City the total cost of sign installation.

6. Storm drainage. Proper and adequate provision shall be made for disposal of stormwaters; this shall apply equally to grading of private properties and to public streets. Existing major watercourses shall be maintained and dedicated as drainageways. The type, extent, location, and capacity of drainage facilities shall be determined for the individual subdivision by the Department and shall be constructed in accordance with approved City standards and the area drainage master plan, if one has been completed.

a. National Pollution Discharge Elimination System (NPDES). A soil and erosion plan or stormwater pollution prevention plan (SWPPP) (effective on all projects ongoing or after October 1, 1992) shall be submitted with the grading and drainage plan. The plan shall show the best management practices (BMPs) and other requirements. The engineer shall also provide the notice of intent (NOI) to EPA, ADEQ, as well as the Department.

7. Sanitary sewage disposal. Sewage disposal facilities shall be installed to serve each lot and be subject to the following standards and approvals, except as otherwise required by Section 32-32(C):

a. Individual systems may be constructed only in areas not reasonably accessible to a public sewer system, and then only when the following conditions are met to the satisfaction of the County Health Department:

(i) Soil absorptivity is adequate;

(ii) Construction complies with approved standards; and

(iii) Locations of septic tank and seepage pits or leach lines or disposal beds in relation to property lines and buildings, and water supply wells and lines are acceptable. Location shall be such that efficient and economical connection can be made to a future public sewer.

b. Public sanitary sewers shall be installed in areas which are reasonably accessible to an existing sewer system and shall be constructed to plans, profiles, and specifications approved by the Department.

c. In areas where public sanitary sewers are not reasonably accessible but where the future owning agency agrees to effect temporary disposal of sewage, the subdivider shall plan and construct sewers within and for the subdivision for connection with a future public system.

8. Water supply. Each lot shall be supplied with safe, pure, and potable water in sufficient volume and pressure for domestic use and fire protection in accordance with City standards.

9. Private irrigation facilities. All irrigation facilities to remain within the boundaries of the tract or in an abutting one-half street or alley right-of-way shall be tiled in accordance with standards of the owning agency and/or relocated as may be directed by the Department and the owning agency. Where street improvement requires relocation of control gates or other structures, such relocation and reconstruction shall conform to the Planning and Development Director and owning agency requirements.

10. Monuments. Permanent monuments shall be installed in accordance with current City standards at all corners, angle points, and points of curve and at all intersections, and at all corners, angle points and points of curve of all conservation easements. After all improvements have been installed, a registered land surveyor shall install the monuments and certify their accuracy to the Planning and Development Director.

11. Lot corners. Iron pipe shall be set at all corners, angle points, and points of curve for each lot within the subdivision prior to the final acceptance letter by the City or installation of monuments.

12. Streetlights. Electrical service required for street lighting, lamp poles and fixtures shall be installed to those locations approved by the Street Transportation Director.

13. The subdivider may choose upgraded streetlights and street signs in accordance with a list of acceptable upgrades kept by the City of Phoenix. (Ord. No. G-3588, § 2; Ord. No. G-4176, § 8, 1999; Ord. No. G-5590, § 1, 2011; Ord. No. G-5707, 2012)