Clarkdale City Zoning Code
CHAPTER 12
SUBDIVISION REGULATIONS
Created by Resolution 1414/Ordinance 344
Adopted 10/9/12; Effective 11/9/12
12-2 Repealed by Ordinance #428.
(Prior code § 12-2-2; prior code § 12-2-1)
Section 12-1-010 Title
This ordinance shall be known as the “Subdivision Regulations of the Town of Clarkdale.” (Prior code § 12-1-1)
Section 12-1-020 Town Development Policy
The Town of Clarkdale’s development policy is reflected in the Town’s General Plan, Goal 9-1 ‘GROWTH AREA’, and is stated as follows:
GOAL 9.1
Direct and sustain growth and expansion in areas of the Town that can support concentration of a variety of uses and are particularly suitable for multimodal transportation and infrastructure expansion and improvements.
(Prior code § 12-1-2)
Section 12-1-030 Purpose and Intent
The purpose of these Regulations is to provide for the orderly growth and harmonious development of the Town.
The provisions of these Regulations shall be held to be the minimum requirements for the promotion of the public health, safety, and general welfare.
In its interpretation and application, the provisions of these Regulations are intended to provide a common ground of understanding and an equitable working relationship between public and private interests to the end that both independent and mutual objectives can be achieved in the subdivision of land.
The provisions of these Regulations shall be administered to ensure orderly growth and development, and shall supplement and facilitate the provisions in the General Plan, Zoning Code, Official Maps and the Capital Improvement Plan. (Prior code § 12-1-3)
Section 12-1-040 Severability
If any part or provision of these Regulations or application thereof to any person or circumstances is adjudged invalid by any court or competent jurisdiction, such judgment shall be confined in its operation to the part, provision, or application directly involved in the controversy in which judgment shall not affect or impair the validity of the remainder of these Regulations or the application thereof to other persons or circumstances. (Prior code § 12-1-4)
Section 12-1-050 Saving Provision
These Regulations shall not be construed as abating any action now pending under, or by virtue of, prior existing Subdivision Regulations, or discontinuing, abating, modifying, or altering any penalty accruing or about to accrue, or as affecting the liability of any person, firm or corporation, or as waiving any right of the Town under any section or provision existing at the time of adoption of these Regulations, or vacating or annulling any rights obtained by any person, firm or corporation, by lawful action of the Town, except as shall be expressly provided for in these Regulations. (Prior code § 12-1-5)
Section 12-1-060 Repealer
Upon the adoption of these Regulations according to law, any Subdivision Regulations adopted previously are hereby repealed in their entirety. Except that any and all subdivision plans, minor land divisions and improvement plans submitted to the Commission for evaluation prior to the adoption of these Regulations shall be evaluated under the guidelines of the then existing regulations. (Prior code § 12-1-6)
Section 12-1-070 Amendments
For the purpose of promoting the public health, safety and general welfare, the Council may from time to time amend upon the recommendation of the Planning Commission the provisions imposed by these Subdivision Regulations in the manner prescribed by law. (Prior code § 12-1-7)
Section 12-1-080 Subdivision Amendments
No changes, erasures, modifications or revisions shall be made in the Final Plat after approval of the plat has been given by the Council. (Prior code § 12-1-8)
Section 12-1-090 Re-subdivision of Land
For any change in a map of an approved or recorded subdivision plat, if such change affects any name, street layout shown on such map, or area reserved thereon for public use, or any lot line, or any improvements, such change(s) shall be approved by the Council by the same procedures and regulations as for a new subdivision. The Council may waive these procedures for minor revisions of lot lines between two (2) neighboring lots in a platted subdivision when no other change of the Final Plat is involved and the two (2) new lots conform to all Town Codes. If lots within an approved subdivision have been sold to individual property owners, the Town may require, at the Town’s discretion, signatures from all property owners within the subdivision be obtained and placed on the revised plat to be recorded. (Prior code § 12-1-9)
Section 12-1-100 Abandonment (Reversion to Acreage)
A. If no lots in a subdivision, for which a final map has been approved and recorded, have been sold within thirteen (13) months from the date of recordation and if all of the improvements have not been made within thirteen (13) months of recordation, the Council may, on its own motion, hold a public hearing after notice, to determine whether the approval and recording of such final map should be revoked. Such revocation shall be in accordance with the Arizona Revised Statutes.
B. If no lots in a subdivision for which a final plat has been approved and recorded have been sold, the property owner(s) of all lots within a subdivision may submit an application to the Director for Reversion to Acreage. This application shall include a survey and legal description presenting the property as reverted from the platted subdivision. Upon Town Council approval of the reversion and recording of the new property description the Public Works Director will determine if any posted assurances (see Section 12-4-050-D) may be released. An application fee of an amount established by the Town Council shall be paid at the time of filing. An application for revocation of all or any part of a subdivision shall be evaluated by the Community Development Department prior to any consideration by Town Council.
1. Correlation with General Plan of the Town.
2. Correlation with proposed development in adjacent areas.
3. Effect of such action on nearby existing development.
4. Access to all remaining parcels.
C. Any other actions applicable to the above process and permitted by State laws are permissible.
D. Applications to abandon streets or easements shall be made pursuant to Arizona Revised Statutes and shall be carried on separately and simultaneously with any procedure to abandon a subdivision or revert it to acreage.
E. Upon submittal of an application to abandon a subdivision and cause same to revert to acreage, staff shall distribute the request to the following for review and comment: Town Engineer, the County Assessor, County Treasurer, the County Health Department, and any utility that has facilities on the property proposed to be abandoned.
F. Upon receipt of reviewing comment(s), if any, the Commission shall schedule the matter for public hearing before the Commission to formulate a recommendation to the Council. (Prior code § 12-1-1)
Section 12-1-110 Private Agreements
The provisions of these Regulations are not intended to abrogate any easement, covenants or other existing agreements which are more restrictive than the provisions of these Regulations. (Prior code § 12-1-1)
Section 12-1-120 Authority and Applicability
These Regulations shall be governed by the Arizona Revised Statutes, Title 9, governing the division and platting of land pursuant thereto.
All subdivisions, minor subdivisions or minor land divisions within the Town shall comply with these Regulations. (Prior code § 12-1-1)
Section 12-1-130 Jurisdiction
These Regulations apply to all subdivisions, minor subdivisions and minor land divisions within the incorporated limits of the Town of Clarkdale. (Prior code § 12-1-1)
Section 12-1-140 Prohibition Against Circumvention of Regulations
No person, firm, corporation, or other legal entity shall hereafter sell or offer for sale any lot, piece, or parcel of land which is within a subdivision as defined in Section 2-010 of these Regulations without first having recorded a plat thereof in accordance with the provisions of these Regulations. (Prior code § 12-1-1)
Section 12-1-150 Violations and Penalties
(Revised 10/25/16; Resolution 1529; Ordinance 376; Effective 10/26/16)
A violation of this Chapter by Any person, firm, corporation, or other legal entity shall be punishable under Article 1-8 of this code; any violation brought as a criminal misdemeanor offense shall be a class 1 misdemeanor. (Prior code § 12-1-1)
Section 12-1-160 Subdivision Committee
A. The “Subdivision Committee” (as defined in Section 2-010) is hereby established and shall consist of the following members or their duly authorized representatives:
1. Director of Community Development
2. Director of Public Works and/or Utilities Departments
3. Planning Commission Chair or designee
4. Town Engineer
5. Police Department
B. Representatives of other public agencies may be requested to participate on a cooperative basis at the request of the Director of Community Development, but shall not be members.
C. It shall be the duty of the “Subdivision Committee” to review all Minor Subdivision Plat applications.
D. The “Subdivision Committee” shall meet as often as necessary, pursuant to the Arizona Attorney General Opinion 75-7 regarding Open Meeting Law. (Prior code § 12-1-1)
Section 12-1-170 Adoption of Figures
All figures within these Regulations are hereby adopted and fully incorporated herein as a part of these Regulations. (Prior code § 12-1-1)
Section 12-1-180 Processing Fee Schedule
All submissions shall be accompanied by a filing fee according to the fee schedule as recommended by the Commission and approved by the Council.
In the event staff, the Commission or the Council find it necessary to use the professional services of any person, either in their regular employ or retained outside of their regular employ, in connection with their examination, approval, inspection or acceptance of any subdivision; said services shall be paid for by the subdivider. The Council may approve a fee schedule that incorporates standard professional costs and in such case a subdivider may only have to pay for excessive costs and the standard fee.
A late fee of one and one-half percent (1 ½ %) per month will be charged on all past due fees. The Final Plat will not be recorded until all fees are paid. (Prior code § 12-1-1)
Section 12-1-190 Hardship
The Commission may recommend and the Council may authorize variances from the terms of these Regulations, where an exceptional or extraordinary situation or condition of a tract of land causes the strict application of any regulation enacted herein to result in peculiar and exceptional practical difficulties to, or undue hardship upon the subdivider. Such variance may be given, provided such relief may be granted without detriment to the public good and without impairing intent and purposes of these Regulations. (Prior code § 12-1-1)
Section 12-1-200 Waiver
The Commission may recommend waiver, and the Council may waive, any provision of these Regulations insofar as they affect a public use or purpose. No waiver may be granted unless the Council finds that it is in the best interest of the public, without impairing the intent and purpose of these Regulations. The extent and duration of the waiver shall be stated at the time of the waiver. (Prior code § 12-1-2)
Section 12-1-210 Water Adequacy
(created Ordinance #314 Effective 9/12/08)
A. The Common Council shall not approve a final plat for a subdivision, as defined in A.R.S. § 32-2101, unless one of the following applies:
1. The Director of the Arizona Department of Water Resources has determined that there is an adequate water supply for the subdivision pursuant to A.R.S. § 45-108, and the subdivider has included the report with the plat.
2. The subdivider has obtained a written commitment of water service for the subdivision from a city, town, or private water company designated as having an adequate water supply by the Director of the Arizona Department Water Resources pursuant to A.R.S. § 45-108.
B. The requirements of Subsection 12-1-210 (A) do not apply to:
1. A proposed subdivision that the Director of the Arizona Department of Water Resources has determined will have an inadequate water supply pursuant to A.R.S. § 45-108, if the Director grants an exemption for the subdivision pursuant to A.R.S. § 45-108.2 and the exemption has not expired, or the Director of the Arizona Department of Water Resources grants an exemption pursuant to A.R.S. § 45-108.3.
2. A proposed subdivisions that received final plat approval from the Town before the requirement for an adequate water supply became effective in the Town, if the plat has not been materially changed since it received the final plat approval.
a. If changes were made to the plat after the plat received the final plat approval, the Director of the Arizona Department of Water Resources shall determine whether the changes are material.
C. If the Council approves a final plat for a subdivision pursuant to 12-1-21 (A), the Council shall note on the face of the plat that the Director of the Arizona Department of Water Resources has reported the subdivision has an adequate water supply, or the subdivider has obtained a commitment of water services for the proposed subdivision from a city, town or private water company designated as having an adequate water supply pursuant to A.R.S. § 45-108.
D. If the Council approves a final plat for a subdivision pursuant to an exemption authorized by 12-1-21 (B) (2) or granted by the Director of the Arizona Department of Water Resources pursuant to A.R.S. § 45-108.2 or to A.R.S. § 45-108.3, the Council shall;
1. Give written notice of approval to the Director of the Arizona Department of Water Resources and the Director of Environmental Quality.
2. Include on the face of the plat a statement describing the exemption under which the plat was approved, including a statement that the Council or the Director of the Arizona Department of Water Resources, whichever applies, has determined that the specific conditions of the exemption were met.
3. If the Director of the Arizona Department of Water Resources subsequently informs the Council that the subdivision is being served by a water provider that has been designated by the Director as having an adequate water supply pursuant to A.R.S to A.R.S. § 45-108, the Council shall record in the County Recorder’s office a statement disclosing the fact. (Prior code § 12-1-2)
Section 12-1-010 Title
This ordinance shall be known as the “Subdivision Regulations of the Town of Clarkdale.” (Prior code § 12-1-1)
Section 12-1-020 Town Development Policy
The Town of Clarkdale’s development policy is reflected in the Town’s General Plan, Goal 9-1 ‘GROWTH AREA’, and is stated as follows:
GOAL 9.1
Direct and sustain growth and expansion in areas of the Town that can support concentration of a variety of uses and are particularly suitable for multimodal transportation and infrastructure expansion and improvements.
(Prior code § 12-1-2)
Section 12-1-030 Purpose and Intent
The purpose of these Regulations is to provide for the orderly growth and harmonious development of the Town.
The provisions of these Regulations shall be held to be the minimum requirements for the promotion of the public health, safety, and general welfare.
In its interpretation and application, the provisions of these Regulations are intended to provide a common ground of understanding and an equitable working relationship between public and private interests to the end that both independent and mutual objectives can be achieved in the subdivision of land.
The provisions of these Regulations shall be administered to ensure orderly growth and development, and shall supplement and facilitate the provisions in the General Plan, Zoning Code, Official Maps and the Capital Improvement Plan. (Prior code § 12-1-3)
Section 12-1-040 Severability
If any part or provision of these Regulations or application thereof to any person or circumstances is adjudged invalid by any court or competent jurisdiction, such judgment shall be confined in its operation to the part, provision, or application directly involved in the controversy in which judgment shall not affect or impair the validity of the remainder of these Regulations or the application thereof to other persons or circumstances. (Prior code § 12-1-4)
Section 12-1-050 Saving Provision
These Regulations shall not be construed as abating any action now pending under, or by virtue of, prior existing Subdivision Regulations, or discontinuing, abating, modifying, or altering any penalty accruing or about to accrue, or as affecting the liability of any person, firm or corporation, or as waiving any right of the Town under any section or provision existing at the time of adoption of these Regulations, or vacating or annulling any rights obtained by any person, firm or corporation, by lawful action of the Town, except as shall be expressly provided for in these Regulations. (Prior code § 12-1-5)
Section 12-1-060 Repealer
Upon the adoption of these Regulations according to law, any Subdivision Regulations adopted previously are hereby repealed in their entirety. Except that any and all subdivision plans, minor land divisions and improvement plans submitted to the Commission for evaluation prior to the adoption of these Regulations shall be evaluated under the guidelines of the then existing regulations. (Prior code § 12-1-6)
Section 12-1-070 Amendments
For the purpose of promoting the public health, safety and general welfare, the Council may from time to time amend upon the recommendation of the Planning Commission the provisions imposed by these Subdivision Regulations in the manner prescribed by law. (Prior code § 12-1-7)
Section 12-1-080 Subdivision Amendments
No changes, erasures, modifications or revisions shall be made in the Final Plat after approval of the plat has been given by the Council. (Prior code § 12-1-8)
Section 12-1-090 Re-subdivision of Land
For any change in a map of an approved or recorded subdivision plat, if such change affects any name, street layout shown on such map, or area reserved thereon for public use, or any lot line, or any improvements, such change(s) shall be approved by the Council by the same procedures and regulations as for a new subdivision. The Council may waive these procedures for minor revisions of lot lines between two (2) neighboring lots in a platted subdivision when no other change of the Final Plat is involved and the two (2) new lots conform to all Town Codes. If lots within an approved subdivision have been sold to individual property owners, the Town may require, at the Town’s discretion, signatures from all property owners within the subdivision be obtained and placed on the revised plat to be recorded. (Prior code § 12-1-9)
Section 12-1-100 Abandonment (Reversion to Acreage)
A. If no lots in a subdivision, for which a final map has been approved and recorded, have been sold within thirteen (13) months from the date of recordation and if all of the improvements have not been made within thirteen (13) months of recordation, the Council may, on its own motion, hold a public hearing after notice, to determine whether the approval and recording of such final map should be revoked. Such revocation shall be in accordance with the Arizona Revised Statutes.
B. If no lots in a subdivision for which a final plat has been approved and recorded have been sold, the property owner(s) of all lots within a subdivision may submit an application to the Director for Reversion to Acreage. This application shall include a survey and legal description presenting the property as reverted from the platted subdivision. Upon Town Council approval of the reversion and recording of the new property description the Public Works Director will determine if any posted assurances (see Section 12-4-050-D) may be released. An application fee of an amount established by the Town Council shall be paid at the time of filing. An application for revocation of all or any part of a subdivision shall be evaluated by the Community Development Department prior to any consideration by Town Council.
1. Correlation with General Plan of the Town.
2. Correlation with proposed development in adjacent areas.
3. Effect of such action on nearby existing development.
4. Access to all remaining parcels.
C. Any other actions applicable to the above process and permitted by State laws are permissible.
D. Applications to abandon streets or easements shall be made pursuant to Arizona Revised Statutes and shall be carried on separately and simultaneously with any procedure to abandon a subdivision or revert it to acreage.
E. Upon submittal of an application to abandon a subdivision and cause same to revert to acreage, staff shall distribute the request to the following for review and comment: Town Engineer, the County Assessor, County Treasurer, the County Health Department, and any utility that has facilities on the property proposed to be abandoned.
F. Upon receipt of reviewing comment(s), if any, the Commission shall schedule the matter for public hearing before the Commission to formulate a recommendation to the Council. (Prior code § 12-1-1)
Section 12-1-110 Private Agreements
The provisions of these Regulations are not intended to abrogate any easement, covenants or other existing agreements which are more restrictive than the provisions of these Regulations. (Prior code § 12-1-1)
Section 12-1-120 Authority and Applicability
These Regulations shall be governed by the Arizona Revised Statutes, Title 9, governing the division and platting of land pursuant thereto.
All subdivisions, minor subdivisions or minor land divisions within the Town shall comply with these Regulations. (Prior code § 12-1-1)
Section 12-1-130 Jurisdiction
These Regulations apply to all subdivisions, minor subdivisions and minor land divisions within the incorporated limits of the Town of Clarkdale. (Prior code § 12-1-1)
Section 12-1-140 Prohibition Against Circumvention of Regulations
No person, firm, corporation, or other legal entity shall hereafter sell or offer for sale any lot, piece, or parcel of land which is within a subdivision as defined in Section 2-010 of these Regulations without first having recorded a plat thereof in accordance with the provisions of these Regulations. (Prior code § 12-1-1)
Section 12-1-150 Violations and Penalties
(Revised 10/25/16; Resolution 1529; Ordinance 376; Effective 10/26/16)
A violation of this Chapter by Any person, firm, corporation, or other legal entity shall be punishable under Article 1-8 of this code; any violation brought as a criminal misdemeanor offense shall be a class 1 misdemeanor. (Prior code § 12-1-1)
Section 12-1-160 Subdivision Committee
A. The “Subdivision Committee” (as defined in Section 2-010) is hereby established and shall consist of the following members or their duly authorized representatives:
1. Director of Community Development
2. Director of Public Works and/or Utilities Departments
3. Planning Commission Chair or designee
4. Town Engineer
5. Police Department
B. Representatives of other public agencies may be requested to participate on a cooperative basis at the request of the Director of Community Development, but shall not be members.
C. It shall be the duty of the “Subdivision Committee” to review all Minor Subdivision Plat applications.
D. The “Subdivision Committee” shall meet as often as necessary, pursuant to the Arizona Attorney General Opinion 75-7 regarding Open Meeting Law. (Prior code § 12-1-1)
Section 12-1-170 Adoption of Figures
All figures within these Regulations are hereby adopted and fully incorporated herein as a part of these Regulations. (Prior code § 12-1-1)
Section 12-1-180 Processing Fee Schedule
All submissions shall be accompanied by a filing fee according to the fee schedule as recommended by the Commission and approved by the Council.
In the event staff, the Commission or the Council find it necessary to use the professional services of any person, either in their regular employ or retained outside of their regular employ, in connection with their examination, approval, inspection or acceptance of any subdivision; said services shall be paid for by the subdivider. The Council may approve a fee schedule that incorporates standard professional costs and in such case a subdivider may only have to pay for excessive costs and the standard fee.
A late fee of one and one-half percent (1 ½ %) per month will be charged on all past due fees. The Final Plat will not be recorded until all fees are paid. (Prior code § 12-1-1)
Section 12-1-190 Hardship
The Commission may recommend and the Council may authorize variances from the terms of these Regulations, where an exceptional or extraordinary situation or condition of a tract of land causes the strict application of any regulation enacted herein to result in peculiar and exceptional practical difficulties to, or undue hardship upon the subdivider. Such variance may be given, provided such relief may be granted without detriment to the public good and without impairing intent and purposes of these Regulations. (Prior code § 12-1-1)
Section 12-1-200 Waiver
The Commission may recommend waiver, and the Council may waive, any provision of these Regulations insofar as they affect a public use or purpose. No waiver may be granted unless the Council finds that it is in the best interest of the public, without impairing the intent and purpose of these Regulations. The extent and duration of the waiver shall be stated at the time of the waiver. (Prior code § 12-1-2)
Section 12-1-210 Water Adequacy
(created Ordinance #314 Effective 9/12/08)
A. The Common Council shall not approve a final plat for a subdivision, as defined in A.R.S. § 32-2101, unless one of the following applies:
1. The Director of the Arizona Department of Water Resources has determined that there is an adequate water supply for the subdivision pursuant to A.R.S. § 45-108, and the subdivider has included the report with the plat.
2. The subdivider has obtained a written commitment of water service for the subdivision from a city, town, or private water company designated as having an adequate water supply by the Director of the Arizona Department Water Resources pursuant to A.R.S. § 45-108.
B. The requirements of Subsection 12-1-210 (A) do not apply to:
1. A proposed subdivision that the Director of the Arizona Department of Water Resources has determined will have an inadequate water supply pursuant to A.R.S. § 45-108, if the Director grants an exemption for the subdivision pursuant to A.R.S. § 45-108.2 and the exemption has not expired, or the Director of the Arizona Department of Water Resources grants an exemption pursuant to A.R.S. § 45-108.3.
2. A proposed subdivisions that received final plat approval from the Town before the requirement for an adequate water supply became effective in the Town, if the plat has not been materially changed since it received the final plat approval.
a. If changes were made to the plat after the plat received the final plat approval, the Director of the Arizona Department of Water Resources shall determine whether the changes are material.
C. If the Council approves a final plat for a subdivision pursuant to 12-1-21 (A), the Council shall note on the face of the plat that the Director of the Arizona Department of Water Resources has reported the subdivision has an adequate water supply, or the subdivider has obtained a commitment of water services for the proposed subdivision from a city, town or private water company designated as having an adequate water supply pursuant to A.R.S. § 45-108.
D. If the Council approves a final plat for a subdivision pursuant to an exemption authorized by 12-1-21 (B) (2) or granted by the Director of the Arizona Department of Water Resources pursuant to A.R.S. § 45-108.2 or to A.R.S. § 45-108.3, the Council shall;
1. Give written notice of approval to the Director of the Arizona Department of Water Resources and the Director of Environmental Quality.
2. Include on the face of the plat a statement describing the exemption under which the plat was approved, including a statement that the Council or the Director of the Arizona Department of Water Resources, whichever applies, has determined that the specific conditions of the exemption were met.
3. If the Director of the Arizona Department of Water Resources subsequently informs the Council that the subdivision is being served by a water provider that has been designated by the Director as having an adequate water supply pursuant to A.R.S to A.R.S. § 45-108, the Council shall record in the County Recorder’s office a statement disclosing the fact. (Prior code § 12-1-2)
Section 12-3-010 General
The provisions of this Section shall apply to all subdivisions which are located wholly or partially within the Town of Clarkdale. Every subdivision shall conform to the goals and objectives of the General Plan, the Zoning Code, the Town Code and the Arizona Revised Statutes and, to the greatest degree possible, the following goals:
•to insure adequate traffic circulation through coordinated street systems with relation to major thoroughfares, adjoining subdivisions, and public facilities;
•to promote development that incorporates multimodal transportation options;
•to protect significant, as determined by the Town, natural areas and scenic assets;
•to achieve individual property lots of reasonable utility and livability;
•to secure adequate provisions for water supply, drainage, sanitary sewers, and other health requirements;
•to encourage projects that incorporate efficient uses of renewable energy sources, including but not limited to, solar, geothermal and wind;
•to ensure consideration for adequate sites for schools, recreation areas, and other public facilities;
•to promote the conveyance of land by accurate legal description; and to provide the logical procedures for the achievement of this purpose;
•to minimize detrimental impacts to the environment by encouraging site designs that protect and enhance the natural features and environmental quality of a site;
•to encourage landscaping that limits water and energy use and preserves existing natural vegetation;
•to encourage the preservation of existing wildlife habitat; and
•to encourage the substitution of effluent for potable water when possible.
All construction and repair of public facilities and private roads shall be accomplished in accordance with the standards adopted by the Town of Clarkdale. Additionally, all traffic control devices shall be placed in accordance with the latest edition of the Manual of Uniform Traffic Control Devices as adopted by the Arizona Department of Transportation.
Subdivision designs that promote the preservation of natural features, unique vegetation, historical sites and archeological sites are encouraged and may be required. (Prior code § 12-3-1)
Section 12-3-020 Reservation of Land for Public Use
Where the tract of land to be subdivided contains all or any part of the site of a park, school, flood control facility, or other public area as shown on the General Plan, or as recommended by the Commission, such site shall be dedicated to the public or reserved for acquisition by the public within one (1) year after recording the Final Plat unless a different timeline is agreed upon in the subdivision or development agreement. An agreement should be reached between the subdivider and the appropriate public agency regarding time, method and cost of such acquisition. If the public agency for whose benefit an area has been reserved does not exercise the reservation agreement set forth in this Section by agreeing to a timetable for development and dedication of the reserved land within such one (1) year period or such extended period as may be mutually agreed upon by such public agency and the subdivider, the reservation of such area shall terminate. (Prior code § 12-3-2)
Section 12-3-030 Landscape Requirements
Subdivision Landscaping shall meet the requirements of Chapter Nine-Landscape Design Standards of the Town of Clarkdale Zoning Code. Specifically, landscaping for subdivisions should include the following elements:
A. Use of site design that retains and directs rainwater to landscape areas.
B. Retention, to the greatest extent practical, of existing natural trees and shrubs on the site.
C. Transplanting of existing native vegetation that cannot be retained into new landscape area.
D. Use of an effective irrigation system that senses soil moisture.
E. Design of irrigation system that avoids overspray and overflow.
F. A target shut-off date for the irrigation system. (Prior code § 12-3-3)
Section 12-3-040 Street Location and Arrangement
A. Whenever a tract to be subdivided embraces any part of a street designated in the adopted Town General Plan, Street Plan, Trail Plan, or Circulation Plan, such streets, bicycle ways, pedestrian ways and trails shall be platted in conformance therewith.
B. Street layout shall provide for the continuation of such streets as the Subdivision Committee and/or the Commission may designate.
C. The street patterns in the land development shall not landlock adjacent property nor prevent access to public land.
D. Whenever a tract to be subdivided is located within an area for which a Neighborhood Plan has been approved, the street arrangement shall conform substantially to said plan.
E. Proposed collector streets shall be extended to the tract boundary to provide future connection with adjoining unplatted lands, or existing collector streets.
F. Residential streets, other than designated collector streets, shall be so arranged as to discourage through traffic.
G. Where a subdivision abuts or contains the right-of-way of a drainage way, an irrigation ditch, a railroad right-of-way, or abuts a commercial or industrial land use, the Director and Commission may require the location of a street approximately parallel to and on each side of such right-of-way at a distance suitable for appropriate use of intervening land. Such distance shall be determined with due regard for approach grades, drainage, bridges or future grade separations.
H. Streets shall be so arranged in relation to existing topography as to produce desirable lots of maximum utility and streets of reasonable gradient, and to facilitate adequate drainage.
I. Alleys shall be required in all commercial and industrial subdivisions unless the Subdivision Committee and the Commission recommend waiving this requirement. Alleys may be required in residential subdivisions if the Subdivision Committee and the Commission recommend that alleys be required to complete an existing pattern or to provide secondary access to adjacent properties or service.
J. Half-streets shall be discouraged, except where necessary, to provide right-of-way required by the adopted Town Circulation Plan, to complete a street pattern already begun, or to ensure reasonable development of a number of adjoining parcels. Where there exists a platted half-street abutting the tract to be subdivided, the remaining half shall be platted within the tract.
K. Street patterns that provide multiple accesses to the subdivision are encouraged and may be required by the Committee, Commission and/or the Council. (Prior code § 12-3-4)
Section 12-3-050 Dedicated Access
A. Each subdivision shall provide for adequate traffic circulation based on the Average Daily Traffic (ADT) and classification system in Section 12-3-060 of these Regulations.
B. Where private streets are approved, the plat, the deed restrictions and the Homeowners Association by-laws shall contain statements declaring these streets to be private and remaining the permanent responsibility of the Homeowners Association. Such private streets are subject to an easement authorizing use by emergency and public service vehicles.
C. Cul-de-sac streets shall not be any longer than six hundred feet (600’). The Director and the Commission may recommend approval of a longer cul-de-sac if the topography, adjacent platting or other unusual conditions justify the exception.
D. Cul-de-sac streets shall terminate in a circular right-of-way, fifty feet (50’) in radius, with an improved traffic turning circle of a minimum forty feet (40’) in radius.
E. Acute angle intersections and intersections on the inside of a horizontal curve are prohibited, unless otherwise approved by the Town Engineer.
F. Street designs shall meet the criteria of Chapter 12, Figure 2 (Street Classification and Minimum Design Standards) and Figure 3 (Street Curve and Design Data).
G. Dead-end streets will not be approved except in locations designated by the Subdivision Committee and Commission as necessary to future extension in development of adjacent lands. In any case, a dead-end street serving more than four (4) lots shall provide, by easement, a temporary turning circle with a forty foot (40’) radius or other acceptable design to accomplish adequate access.
H. At street intersections, property line corner shall be rounded by circular arc, said arc to be the corner cut-off minimum from figure 4.
I. At the intersection of two (2) streets of different classification, the corner cut-off dimension and curb return radius of the wider street shall be used.
J. Vertical curbs shall be required on the downhill side of streets having grades of six percent (6%) or greater.
K. The maximum street grade is not to exceed twelve percent (12%.)
L. No subdivision shall be approved without dedicated legal access to a collector street. (Revised by Ordinance #428 on 12/10/24; effective 1/20/25; prior code § 12-3-5)
Section 12-3-060 Street Classification
A. Streets will be classified in a street hierarchy system with design tailored to function as shown in Chapter 12, Figure 2.
B. The street hierarchy system shall be defined by use and Average Daily Traffic (ADT) rates calculated by average trip generation rates prepared by the Institute of Transportation Engineers, as indicated in Chapter 12, Figure 1. The subdivider may use another approved method if it can be demonstrated to better reflect local conditions.
C. The subdivider will demonstrate to the Commission that no street shall exceed the maximum ADT’s of Figure 2.
D. Rural street designs may be used only in residential areas developed with a minimum lot size of twenty thousand (20,000) square feet.
E. See Exhibits A-G for street design standards (Prior code § 12-3-6)
Section 12-3-070 Block Design
A. Maximum length of blocks measured along the centerline of the street, and between intersecting street center lines, is twelve hundred feet (1,200’), except that in a development with lot areas averaging one-half (½) acre or more, or where conditions warrant, this maximum may be exceeded by five hundred feet (500’). Blocks shall be as long as reasonably possible under the circumstances within the above maximums in order to achieve depth and possible street economy and to reduce the expense and safety hazard arising from excessive street intersections.
B. Pedestrian/bicycle ways with right-of-way widths of eight to twelve feet (8’-12’) may be required where essential for circulation or access to schools, playgrounds, shopping centers, public land, transportation and other community facilities. Pedestrian/bicycle ways may also be used for utility and drainage purposes if so noted on the plat and approved by the Commission and the Town Engineer. (Prior code § 12-3-7)
Section 12-3-080 Lot Planning
A. Lot width, depth, frontage, area, lot coverage, floor area ratio and building setbacks shall comply with the minimum requirements of the Zoning Code, and shall be appropriate for the location and character of the development proposed, and for the type and extent of street and utility improvements being installed. Where steep topography, unusual soil conditions, or drainage problems exist or prevail, special lot width, depth and area standards may be considered. Innovative development approaches such as clustered or planned development may be explored in the interest of producing unique, environmentally sensitive projects.
B. Lands that are subject to periodic inundation, subsidence of the earth’s surface, high water table, adverse topography, adverse soils, or other natural or manmade hazards to life or property shall be excluded from subdivision unless it can be substantiated by the subdivider that proposed lot configurations and sizes, grading and drainage techniques, or other special development approaches are provided as deemed reasonable and necessary to protect the public health, safety, or general welfare on any lands to be subdivided affected by such characteristics.
C. The Council may approve subdivision of such land upon receipt of written evidence from the Town Engineer, the County Flood Control District and State and County Health Authorities that the construction of specific improvements can be expected to render the land suitable; thereafter, construction upon such land shall be prohibited until specified improvements have been planned and the construction guaranteed.
D. Side lot lines shall be substantially at right angles or radial to street lines, except where adverse terrain makes such design impractical.
E. All lots shall have frontage as required by the appropriate zoning district on a fully dedicated public or private street.
F. Single-family lots on curvilinear streets shall have rear lot lines consisting of a series of straight lines with points of deflection occurring only at the junction of side or rear lot lines unless otherwise approved.
G. Corner lots may be required to be wider than interior lots to provide for setback requirements.
H. Single-family residential lots extending through the block and having frontage on two (2) parallel local streets is prohibited.
I. Residential lots shall not be accessible from collector or arterial streets.
J. Lots with good solar orientation are encouraged. (Prior code § 12-3-8)
Section 12-3-090 Street Naming
New street names shall not duplicate or be similar to those already in existence in, or within three (3) miles of the Town. Where streets are continuations of existing streets, the name of the existing street shall be used. Proposed street names will be reviewed by the Director and must be approved by the Commission and Yavapai County Addressing Division. (Prior code § 12-3-9)
Section 12-3-100 Easement Planning
A. Easements for utilities shall be provided as necessary to assure the provision of services to each lot.
1. The developer will provide to the Director written documentation of approval by the utilities with respect to easements.
B. Drainage easements shall be provided to the satisfaction of the Town Engineer and the County Flood Control District. In no case shall drainage easements be less than twenty feet (20’) in width. Such easements shall not necessarily prohibit construction over drainage ways as long as required flows are maintained.
C. Easements necessary to assure non-motorized access to adjacent public lands may be required to the satisfaction of the Commission. Such easement shall not exceed ten feet (10’) in width and shall be located so as to not preclude reasonable development.
D. Where alleys are provided, a sufficiently sized refuse container easement may be required as determined by the Director.
E. Increased right-of-way widths and slope easements may be required by the Town Engineer if drainage calculations show the need. (Prior code § 12-3-10)
Section 12-3-110 Condominium Development-Air Rights Planning
A. The processing of subdivision plats for condominium developments shall follow procedures set forth in these Regulations for the processing of land subdivision plats.
B. In addition to the requirements of the above, all plats for condominium subdivisions shall include:
1. All building locations.
2. All private access ways, driveways and parking areas.
3. Designation of all commonly-owned property, including that within buildings.
C. Final Plats for condominiums shall be recorded prior to the issuance of a building permit.
D. Preliminary Plats for the conversion of conventional apartments to condominiums shall show:
1. Firewall construction, if required by the Director or the Commission.
2. Additional parking, if required by the Director or the Commission.
3. Additional open space, if required by the Director or the Commission.
4. Location of individual utilities lines and meters, if needed. (Prior code § 12-3-11)
Section 12-3-010 General
The provisions of this Section shall apply to all subdivisions which are located wholly or partially within the Town of Clarkdale. Every subdivision shall conform to the goals and objectives of the General Plan, the Zoning Code, the Town Code and the Arizona Revised Statutes and, to the greatest degree possible, the following goals:
•to insure adequate traffic circulation through coordinated street systems with relation to major thoroughfares, adjoining subdivisions, and public facilities;
•to promote development that incorporates multimodal transportation options;
•to protect significant, as determined by the Town, natural areas and scenic assets;
•to achieve individual property lots of reasonable utility and livability;
•to secure adequate provisions for water supply, drainage, sanitary sewers, and other health requirements;
•to encourage projects that incorporate efficient uses of renewable energy sources, including but not limited to, solar, geothermal and wind;
•to ensure consideration for adequate sites for schools, recreation areas, and other public facilities;
•to promote the conveyance of land by accurate legal description; and to provide the logical procedures for the achievement of this purpose;
•to minimize detrimental impacts to the environment by encouraging site designs that protect and enhance the natural features and environmental quality of a site;
•to encourage landscaping that limits water and energy use and preserves existing natural vegetation;
•to encourage the preservation of existing wildlife habitat; and
•to encourage the substitution of effluent for potable water when possible.
All construction and repair of public facilities and private roads shall be accomplished in accordance with the standards adopted by the Town of Clarkdale. Additionally, all traffic control devices shall be placed in accordance with the latest edition of the Manual of Uniform Traffic Control Devices as adopted by the Arizona Department of Transportation.
Subdivision designs that promote the preservation of natural features, unique vegetation, historical sites and archeological sites are encouraged and may be required. (Prior code § 12-3-1)
Section 12-3-020 Reservation of Land for Public Use
Where the tract of land to be subdivided contains all or any part of the site of a park, school, flood control facility, or other public area as shown on the General Plan, or as recommended by the Commission, such site shall be dedicated to the public or reserved for acquisition by the public within one (1) year after recording the Final Plat unless a different timeline is agreed upon in the subdivision or development agreement. An agreement should be reached between the subdivider and the appropriate public agency regarding time, method and cost of such acquisition. If the public agency for whose benefit an area has been reserved does not exercise the reservation agreement set forth in this Section by agreeing to a timetable for development and dedication of the reserved land within such one (1) year period or such extended period as may be mutually agreed upon by such public agency and the subdivider, the reservation of such area shall terminate. (Prior code § 12-3-2)
Section 12-3-030 Landscape Requirements
Subdivision Landscaping shall meet the requirements of Chapter Nine-Landscape Design Standards of the Town of Clarkdale Zoning Code. Specifically, landscaping for subdivisions should include the following elements:
A. Use of site design that retains and directs rainwater to landscape areas.
B. Retention, to the greatest extent practical, of existing natural trees and shrubs on the site.
C. Transplanting of existing native vegetation that cannot be retained into new landscape area.
D. Use of an effective irrigation system that senses soil moisture.
E. Design of irrigation system that avoids overspray and overflow.
F. A target shut-off date for the irrigation system. (Prior code § 12-3-3)
Section 12-3-040 Street Location and Arrangement
A. Whenever a tract to be subdivided embraces any part of a street designated in the adopted Town General Plan, Street Plan, Trail Plan, or Circulation Plan, such streets, bicycle ways, pedestrian ways and trails shall be platted in conformance therewith.
B. Street layout shall provide for the continuation of such streets as the Subdivision Committee and/or the Commission may designate.
C. The street patterns in the land development shall not landlock adjacent property nor prevent access to public land.
D. Whenever a tract to be subdivided is located within an area for which a Neighborhood Plan has been approved, the street arrangement shall conform substantially to said plan.
E. Proposed collector streets shall be extended to the tract boundary to provide future connection with adjoining unplatted lands, or existing collector streets.
F. Residential streets, other than designated collector streets, shall be so arranged as to discourage through traffic.
G. Where a subdivision abuts or contains the right-of-way of a drainage way, an irrigation ditch, a railroad right-of-way, or abuts a commercial or industrial land use, the Director and Commission may require the location of a street approximately parallel to and on each side of such right-of-way at a distance suitable for appropriate use of intervening land. Such distance shall be determined with due regard for approach grades, drainage, bridges or future grade separations.
H. Streets shall be so arranged in relation to existing topography as to produce desirable lots of maximum utility and streets of reasonable gradient, and to facilitate adequate drainage.
I. Alleys shall be required in all commercial and industrial subdivisions unless the Subdivision Committee and the Commission recommend waiving this requirement. Alleys may be required in residential subdivisions if the Subdivision Committee and the Commission recommend that alleys be required to complete an existing pattern or to provide secondary access to adjacent properties or service.
J. Half-streets shall be discouraged, except where necessary, to provide right-of-way required by the adopted Town Circulation Plan, to complete a street pattern already begun, or to ensure reasonable development of a number of adjoining parcels. Where there exists a platted half-street abutting the tract to be subdivided, the remaining half shall be platted within the tract.
K. Street patterns that provide multiple accesses to the subdivision are encouraged and may be required by the Committee, Commission and/or the Council. (Prior code § 12-3-4)
Section 12-3-050 Dedicated Access
A. Each subdivision shall provide for adequate traffic circulation based on the Average Daily Traffic (ADT) and classification system in Section 12-3-060 of these Regulations.
B. Where private streets are approved, the plat, the deed restrictions and the Homeowners Association by-laws shall contain statements declaring these streets to be private and remaining the permanent responsibility of the Homeowners Association. Such private streets are subject to an easement authorizing use by emergency and public service vehicles.
C. Cul-de-sac streets shall not be any longer than six hundred feet (600’). The Director and the Commission may recommend approval of a longer cul-de-sac if the topography, adjacent platting or other unusual conditions justify the exception.
D. Cul-de-sac streets shall terminate in a circular right-of-way, fifty feet (50’) in radius, with an improved traffic turning circle of a minimum forty feet (40’) in radius.
E. Acute angle intersections and intersections on the inside of a horizontal curve are prohibited, unless otherwise approved by the Town Engineer.
F. Street designs shall meet the criteria of Chapter 12, Figure 2 (Street Classification and Minimum Design Standards) and Figure 3 (Street Curve and Design Data).
G. Dead-end streets will not be approved except in locations designated by the Subdivision Committee and Commission as necessary to future extension in development of adjacent lands. In any case, a dead-end street serving more than four (4) lots shall provide, by easement, a temporary turning circle with a forty foot (40’) radius or other acceptable design to accomplish adequate access.
H. At street intersections, property line corner shall be rounded by circular arc, said arc to be the corner cut-off minimum from figure 4.
I. At the intersection of two (2) streets of different classification, the corner cut-off dimension and curb return radius of the wider street shall be used.
J. Vertical curbs shall be required on the downhill side of streets having grades of six percent (6%) or greater.
K. The maximum street grade is not to exceed twelve percent (12%.)
L. No subdivision shall be approved without dedicated legal access to a collector street. (Revised by Ordinance #428 on 12/10/24; effective 1/20/25; prior code § 12-3-5)
Section 12-3-060 Street Classification
A. Streets will be classified in a street hierarchy system with design tailored to function as shown in Chapter 12, Figure 2.
B. The street hierarchy system shall be defined by use and Average Daily Traffic (ADT) rates calculated by average trip generation rates prepared by the Institute of Transportation Engineers, as indicated in Chapter 12, Figure 1. The subdivider may use another approved method if it can be demonstrated to better reflect local conditions.
C. The subdivider will demonstrate to the Commission that no street shall exceed the maximum ADT’s of Figure 2.
D. Rural street designs may be used only in residential areas developed with a minimum lot size of twenty thousand (20,000) square feet.
E. See Exhibits A-G for street design standards (Prior code § 12-3-6)
Section 12-3-070 Block Design
A. Maximum length of blocks measured along the centerline of the street, and between intersecting street center lines, is twelve hundred feet (1,200’), except that in a development with lot areas averaging one-half (½) acre or more, or where conditions warrant, this maximum may be exceeded by five hundred feet (500’). Blocks shall be as long as reasonably possible under the circumstances within the above maximums in order to achieve depth and possible street economy and to reduce the expense and safety hazard arising from excessive street intersections.
B. Pedestrian/bicycle ways with right-of-way widths of eight to twelve feet (8’-12’) may be required where essential for circulation or access to schools, playgrounds, shopping centers, public land, transportation and other community facilities. Pedestrian/bicycle ways may also be used for utility and drainage purposes if so noted on the plat and approved by the Commission and the Town Engineer. (Prior code § 12-3-7)
Section 12-3-080 Lot Planning
A. Lot width, depth, frontage, area, lot coverage, floor area ratio and building setbacks shall comply with the minimum requirements of the Zoning Code, and shall be appropriate for the location and character of the development proposed, and for the type and extent of street and utility improvements being installed. Where steep topography, unusual soil conditions, or drainage problems exist or prevail, special lot width, depth and area standards may be considered. Innovative development approaches such as clustered or planned development may be explored in the interest of producing unique, environmentally sensitive projects.
B. Lands that are subject to periodic inundation, subsidence of the earth’s surface, high water table, adverse topography, adverse soils, or other natural or manmade hazards to life or property shall be excluded from subdivision unless it can be substantiated by the subdivider that proposed lot configurations and sizes, grading and drainage techniques, or other special development approaches are provided as deemed reasonable and necessary to protect the public health, safety, or general welfare on any lands to be subdivided affected by such characteristics.
C. The Council may approve subdivision of such land upon receipt of written evidence from the Town Engineer, the County Flood Control District and State and County Health Authorities that the construction of specific improvements can be expected to render the land suitable; thereafter, construction upon such land shall be prohibited until specified improvements have been planned and the construction guaranteed.
D. Side lot lines shall be substantially at right angles or radial to street lines, except where adverse terrain makes such design impractical.
E. All lots shall have frontage as required by the appropriate zoning district on a fully dedicated public or private street.
F. Single-family lots on curvilinear streets shall have rear lot lines consisting of a series of straight lines with points of deflection occurring only at the junction of side or rear lot lines unless otherwise approved.
G. Corner lots may be required to be wider than interior lots to provide for setback requirements.
H. Single-family residential lots extending through the block and having frontage on two (2) parallel local streets is prohibited.
I. Residential lots shall not be accessible from collector or arterial streets.
J. Lots with good solar orientation are encouraged. (Prior code § 12-3-8)
Section 12-3-090 Street Naming
New street names shall not duplicate or be similar to those already in existence in, or within three (3) miles of the Town. Where streets are continuations of existing streets, the name of the existing street shall be used. Proposed street names will be reviewed by the Director and must be approved by the Commission and Yavapai County Addressing Division. (Prior code § 12-3-9)
Section 12-3-100 Easement Planning
A. Easements for utilities shall be provided as necessary to assure the provision of services to each lot.
1. The developer will provide to the Director written documentation of approval by the utilities with respect to easements.
B. Drainage easements shall be provided to the satisfaction of the Town Engineer and the County Flood Control District. In no case shall drainage easements be less than twenty feet (20’) in width. Such easements shall not necessarily prohibit construction over drainage ways as long as required flows are maintained.
C. Easements necessary to assure non-motorized access to adjacent public lands may be required to the satisfaction of the Commission. Such easement shall not exceed ten feet (10’) in width and shall be located so as to not preclude reasonable development.
D. Where alleys are provided, a sufficiently sized refuse container easement may be required as determined by the Director.
E. Increased right-of-way widths and slope easements may be required by the Town Engineer if drainage calculations show the need. (Prior code § 12-3-10)
Section 12-3-110 Condominium Development-Air Rights Planning
A. The processing of subdivision plats for condominium developments shall follow procedures set forth in these Regulations for the processing of land subdivision plats.
B. In addition to the requirements of the above, all plats for condominium subdivisions shall include:
1. All building locations.
2. All private access ways, driveways and parking areas.
3. Designation of all commonly-owned property, including that within buildings.
C. Final Plats for condominiums shall be recorded prior to the issuance of a building permit.
D. Preliminary Plats for the conversion of conventional apartments to condominiums shall show:
1. Firewall construction, if required by the Director or the Commission.
2. Additional parking, if required by the Director or the Commission.
3. Additional open space, if required by the Director or the Commission.
4. Location of individual utilities lines and meters, if needed. (Prior code § 12-3-11)
Section 12-4-010 Outline of Subdivision Procedures
The preparation, submittal, review and approval of all subdivision plats located in the Town limits shall proceed through the following progressive stages. A deposit toward potential outside consultant fees incurred by the Town in the processing and review of an application shall be required per Section 3-5 of the Town Code. (Revised by Ordinance #364. Approved 8/12/14; Effective 9/12/14)
A. Stage I Pre-Application Conference
B. Stage II Preliminary Plat
C. Stage III Technical Review
D. Stage IV Final Plat, Recording and Post Approval
The process for completing these stages varies depending on the type of subdivision, determined by the number of new parcels being created.
Type | Subdivision 10 lots or more | Minor Subdivision 4 – 10 lots | Minor Land Division 2-3 lots |
|---|---|---|---|
Stage I Preapplication Conference | Required Section 12-4-020 | Required Section 12-5-020 | Required Section 12-6-050 |
Stage II Preliminary Plat | Required- Public Hearing by Planning Commission and Town Council Section 12-4-030 | Required-Reviewed by Subdivision Committee, Approved by Town Council Section 12-5-030 | Survey from a State of Arizona registered land surveyor. Section 12-6-040 |
Stage III Technical Review | Required Section 12-4-040 | Required Section 12-5-040 | Not required |
Stage IV Final Plat, Recording and Post Approval | Required Section 12-4-050 | Required Section 12-4-050 | Required within 60 days of approval. Section 12-6-050-E |
(Prior code § 12-4-1)
Section 12-4-020 Stage I - Pre-Application Conference
A. The “Pre-Application Conference” stage of subdivision planning comprises an investigatory period which precedes actual preparation of preliminary plans by the subdivider. During this stage the subdivider makes intentions know to the Town and is advised of specific public objectives related to the subject tract and other details regarding platting procedures and requirements.
B. Actions by the subdivider: The subdivider shall meet informally with the Community Development Department to present a general outline of the proposal, including but not limited to:
1. Two (2) paper copies and one electronic copy of the sketch plans that includes: the name of the development, location by Section, Township and Range with reference to section corners and quarter corners, land use, street and lot arrangement, tentative lot sizes, existing improvements, major washes and drainage ways, known flood hazards, generalized land use in the vicinity, documented historical or archeological resources, and proposed bikeways, trails, open space, parks, and recreation facilities.
2. Tentative proposals regarding water supply, sewage disposal, surface drainage and street improvements.
3. Information regarding legal problems which are associated with the property, if any.
C. Actions by Community Development Department (CDD): The CDD will discuss the proposal with the subdivider and advise him/her of procedural steps, design and improvement standards, and general plat requirements. Then depending on the scope of the proposed development, the CDD will proceed with the following investigations:
1. Check existing zoning of the tract and make recommendations if a zoning change is necessary or desirable.
2. Determine the adequacy of existing or proposed schools, parks and other public places.
3. Inspect the site or otherwise determine the relationship to major streets, utility systems, and adjacent land uses and to determine any unusual problems such as topography, utilities, flooding, etc.
D. Upon the conclusion of Stage I activities, the subdivider shall prepare a Memorandum of Understanding. It shall be formally acknowledged in writing by all parties. The Memorandum of Understanding shall include all items discussed. (Prior code § 12-4-2)
Section 12-4-030 Stage II - Preliminary Plat
The Preliminary Plat stage of a subdivision includes detailed subdivision planning, submittal, review and approval of the Preliminary Plat. To avoid delay in processing this application, the subdivider shall provide the Town with all information essential to determine the character and general acceptability of the proposed development.
Any furtherance of pre-development activity engaged in, by, or on behalf of the developer while an application for zoning amendment or variance is pending, shall in no instance be construed as having been undertaken in reliance of a favorable determination of such application, notwithstanding the nature of the recommendation on the matter of the Director of Community Development.
A. ZONING:
The subdivision shall be designed to meet the specific requirements of the zoning district within which it is located. However, in the event that rezoning is deemed necessary, such as in the case of a Planned Area Development (PAD), the rezoning shall be initiated by the property owner or an authorized agent, and be heard and considered by the Commission and Council (see the Town of Clarkdale Zoning Code, Chapter 13, Section 13-020, for procedures regarding zoning changes). Any change in zoning or site plan approval required in relation to approval of the Preliminary Plat shall have been approved by the Council before the recommendation of approval of the Preliminary Plat by the Commission.
B. SANITARY SEWAGE, REFUSE DISPOSAL AND WATER SUPPLY:
As a prerequisite to Preliminary Plat review, the subdivider shall have informed all pertinent regulatory agencies of the tentative plans and the subdivider shall become informed of the general requirements for sewage disposal, water supply and refuse disposal which may apply to the property.
C. OWNER’S AUTHORIZATION:
If the applicant is not the legal owner of the property to be subdivided, said applicant shall, before filing the plat, obtain and submit notarized written consent to act in behalf of the legal owner(s) as the subdivider.
D. PRELIMINARY PLAT SUBMISSION:
1. Two (2) twenty-four inch by thirty-six inch (24" x 36") copies of the Preliminary Plat and required supporting data, prepared in accordance with requirements set forth in Section 12-4-040-E of these Regulations, and one (1) digital copy of all materials shall be filed with the Director of Community Development at least sixty (60) days prior to the Commission meeting at which the subdivider desires to be reviewed. Copies of the Preliminary Plat shall be reproduced in the form of blue line or black line prints on a white background. Scheduling of the case for Commission review shall be dependent upon adequacy of data presented and completion of processing, and shall occur within sixty (60) days of date of submission.
2. Fee: A Preliminary Plat fee, as adopted by the Council, shall be paid by the applicant prior to the acceptance of the Preliminary Plat. The filing fee shall also cover filing of an amended or revised Preliminary Plat handled as the same case. If preliminary approval expires prior to application for final approval, the plat shall be resubmitted for preliminary approval as a new case and the subdivider shall pay the required fees.
3. The submittal shall be checked by the Director of Community Development for content in accordance with requirements set forth in Section 12-4-040-E of these Regulations. If incomplete, the subdivider will be notified within one week of receipt and given the opportunity to comply. Upon determination the application is complete, a case number will be assigned and the applicant will be notified in writing of the acceptance, and place the case on the Planning Commission agenda for review and public hearing no sooner than fifteen (15) days or no later than forty-six (46) days after acceptance of the Preliminary Plat application. Notice of a public hearing shall be given not less than fifteen (15) days nor more than thirty (30) days prior to the date of the hearing as specified in Section 12-4-030-D-4i, posting the subject property, and mailing notification to all persons whose names appear on the latest adopted county tax roll as owning property within three hundred feet (300’) of the exterior boundaries of the subdivision that is the subject of the hearing.
4. Notice of the required public hearing shall be published in a newspaper of general circulation, in a “display ad” covering not less than one-eighth (1/8) of a page, and include a minimum of a four inch by four inch (4”x 4”) copy of the Preliminary Plat and the statement “a copy of the staff recommendations regarding this proposed subdivision will be available on (date) for the public’s review”.
E. FORM OF PRESENTATION FOR PRELIMINARY PLAT:
The information hereafter required as part of the Preliminary Plat submittal shall be shown graphically, or by note on plans, or by letter, and may comprise several sheets showing various elements of required data. All mapped data for the same plat shall be drawn at the same standard engineering scale. The scale shall not be smaller than one inch equals one hundred feet (1” = 100’).
All Preliminary Plat submittals shall include the following:
1. Letter of intent from the developer describing the subdivision and proposed name of subdivision and its location by Section, Township and Range, reference by dimension and bearing to an acceptable government section or quarter-section corner. The proposed subdivision name shall not duplicate any other recorded plat in Clarkdale or adjacent communities.
2. Name, address, email address and telephone number of the owner of record of the property, and of the applicant, if not the owner of record.
3. A copy of the title paperwork for the property.
4. Name, title, address, email address and telephone number of engineering, land planning, surveying, architectural firm, or individual preparing the plat.
5. Name, book and page number of any recorded subdivision adjacent to or having common boundaries with this plat.
6. Scale (written and bar graph), north point and date of preparation including dates of any subsequent revision.
7. Total subdivision acreage and dimensions. Do not include previously dedicated rights-of-way in this figure.
8. Fully dimensioned boundary lines.
9. A vicinity map which shows the relationship of the proposed subdivision to dedicated right-of-ways and any other facilities and developments which locate the subdivision. This map may be on the Preliminary Plat, but, if it is not practical, then a separate map showing title, scale, north point and date shall be provided.
10. Names, locations and widths of adjacent streets, highways, ways, railroads and utility easements including streets and rights-of-way providing legal dedicated right-of-way access to the property.
11. Location, names, areas, width, proposed grade curve, super elevations, sight distances, and radii for all streets, highways and ways in the proposed subdivision and off-site, if required, to provide adequate access to the subdivision. Include connections to adjoining platted tracts, public lands and streets contained therein.
12. The width and approximate locations of all existing or proposed public or private easements or rights-of-way for streets, ways, trails, drainage, sewers, public utilities, flood control purposes, access to adjacent public land, or other community facilities.
13. Typical lot dimensions (scaled); dimensions of all corner lots, all lots of more than four (4) sides and lots of curvilinear sections of streets; each lot numbered individually and consecutively; total number of lots or dwelling units.
14. Designations of all land to be dedicated or reserved for public use with use indicated, including land reserved for parks, recreational facilities, school sites, and fires stations pursuant to A.R.S. 9.463.01.0.
15. Area of all lots and parcels not for single-family residential use, in acres. The area of all single-family residential lots in square feet if under or equal to one (1) acre in size, or in acres, if the lots are over one (1) acre in size.
16. A report by a sanitary engineer describing proposed wastewater disposal.
17. Locations, elevations, and sizes of culverts, storm drains and detention facilities. This information shall be accompanied by a hydrologic and hydraulic analysis, which meets the criteria set forth in the most recent Yavapai County Flood Control District Storm Water Detention Material and Drainage Criteria Manual.
18. The locations of floodway and floodplain boundaries and base flood elevations as determined on Federal Emergency Management Agency (FEMA) Flood Maps and the location of other water courses and land subject to inundation or flood hazard.
19. Engineer’s calculations and estimated values for each tributary of storm runoff for a twenty-five (25) year and one hundred (100) year frequency storms as specified in the Yavapai County Flood Control District Ordinance. The values shall be indicated along the boundary of the plat for all points of drainage entering and leaving the property.
20. Proposed cut and fill areas showing original and proposed grade levels with elevations and contours.
21. Proposed use of all lots, tracts or parcels within the subdivision.
22. Location and dimensions of all existing or proposed structures, walls, fences, irrigation ditches, water wells, pipelines, utilities, and other physical features. Plat shall indicate which improvements are to remain, be altered or removed.
23. Letters of serviceability for all utilities proposed to service the subdivision.
24. Contour intervals shall be such as to adequately reflect the character and drainage of the land.
25. School or park sites that may be required.
26. The zoning of all adjacent land.
27. Any deed restrictions or covenants and property owners association agreements to be or presently imposed upon the plat or any part thereof.
28. A Phase II County Flood Control Report.
F. PRELIMINARY PLAT REVIEW:
1. The Director of Community Development shall distribute copies of the plat to the following:
a. The Town Manager, Town Engineer, Police Chief, Director of Public Works and/or Utilities Departments, Fire District Chief and Building Official for the overall review and recommendations.
b. The Yavapai County Flood Control District for review of flood control and drainage measures.
c. The Yavapai County Environmental Services Department for review of sewage disposal proposal.
d. Representatives of local utilities for review.
e. Where the land abuts a State Highway, to the Arizona Department of Transportation for recommendations regarding right-of-way and intersection design.
2. The reviewers may transmit their recommendations to the Director in writing or verbally. The Director of Community Development will then summarize the recommendations, prepare a report and present it to the Commission.
G. RESPONSIBILITIES OF THE COMMISSION:
The Commission shall recommend for approval, conditional approval or denial of the Preliminary Plat as proposed after considering the recommendations and findings of the Director of Community Development and all other appropriate agencies, and testimony of the applicant, interested individuals and the public present during at least one (1) public meeting.
1. Recommendation for approval by the Commission shall be based on the following findings:
a. The proposed subdivision conforms to the adopted General Plan goals, objectives and policies of the Town.
b. The proposed subdivision, as reviewed and approved, will not be detrimental to the public health, safety, and general welfare.
c. Environmental concerns conform to adopted standards.
d. The design of the proposed subdivision is sensitive to the physical characteristics of the site.
e. The proposed subdivision is consistent with provisions and intents of Zoning Code requirements applicable to the property.
f. The proposed subdivision conforms to the improvement standards and design standards set forth in these Regulations and other applicable Town, County, State and Federal regulations.
2. After recommending approval, the Commission will notify the Town Clerk to schedule a public hearing on the matter before the Council, no sooner than twenty-one (21) days nor later than forty-six (46) days after the date of the Commission’s action.
3. If the Preliminary Plat is generally acceptable but requires minor revision(s), the Commission shall recommend for conditional approval with the required revisions being noted in the meeting minutes. The Commission will forward a copy of the minutes with the copies of the Preliminary Plat to the Council.
4. If the Commission finds that the Preliminary Plat requires major revision, the case shall be held over pending revision, re-submittal, processing and rescheduling for review.
H. APPEALS:
If the Commission finds that the Preliminary Plat does not meet the requirements of these Subdivision Regulations, the subdivider may appeal this decision to the Council.
1. All appeals shall be made in writing and filed with the Council with a copy also filed with the Commission, setting forth the particulars and the reasons for the appeal.
2. Appeals must be made within thirty (30) days from the date of the findings of the Commission.
3. The Council will hear such cases for appeal no later than thirty (30) days after appeal is taken.
4. The Council shall decide appeals wherein it is alleged by the subdivider that there is error in any order, requirement, decision, grant or refusal made by the Commission or any official in the administration of these Regulations.
5. The Council shall approve, disapprove or approve with modifications, upon appeal or recommendation of the Commission in specific cases, such variations as will not be contrary to the public interest, where according to special conditions a literal enforcement of these Regulations will result in unnecessary hardship, so that the spirit of these Regulations shall be observed and substantial justice done.
I. PUBLIC HEARING BEFORE THE COUNCIL AND NOTICE:
The Council shall hold at least one (1) public hearing on each Preliminary Plat. Said hearing shall commence within forty-six (46) days of the date that the Commission made a recommendation to the Council on the Preliminary Plat. Notice of a public hearing shall be given not less than fifteen (15) days nor more than thirty (30) days prior to the date of the hearing, by publication in a newspaper of general circulation, posting the subject property, and mailing notification to all persons whose names appear on the latest adopted county tax roll as owning property within three hundred feet (300’) of the exterior boundaries of the subdivision that is the subject of the hearing.
J. RESPONSIBILITIES OF THE COUNCIL:
The Council shall approve, conditionally approve or deny the Preliminary Plat as proposed after considering the recommendations and findings of the Commission, the Director of Community Development and all other appropriate agencies, and testimony of the applicant, interested individuals and the public. Council action shall be based on its findings of fact and conclusion. The application, the Commission’s recommendation, the subdivider’s presentation, staff reports, public testimony and other information provided at the Council’s public hearing may all be part of the Council’s findings of fact and conclusion. If the Council is unable to make a determination because additional consideration is necessary, the Council may continue the Preliminary Plat application to its next regularly scheduled public meeting or such other properly noticed public meeting as agreed between the Council and the applicant. At the discretion of the Council, the plat may be given preliminary approval by the Director of Community Development when the Preliminary Plat has been satisfactorily revised in accordance with the stated conditions and reviewed by the Director of Community Development. If the Council requires major changes including, but not limited to changes in street layout, lot size, access to the subdivision, easements or public improvements, then the Preliminary Plat will be returned to the Commission for recommendation at their next regularly scheduled meeting, prior to approval by the Council.
K. COUNCIL REJECTION:
If the Preliminary Plat is rejected, the new filing of a plat for the same tract, or any part thereof, shall follow the aforementioned procedure and be subject to the required fee.
L. SIGNIFICANCE OF PRELIMINARY PLAT APPROVAL:
Preliminary approval constitutes authorization for the subdivider to proceed with preparation of the engineering plans and specifications for public improvements. Preliminary approval is based upon the following terms:
1. The basic considerations under which approval of the Preliminary Plat is granted will not be changed prior to the expiration date of Preliminary Plat approval.
2. Approval is valid for a period of two (2) years from the date of Council action. Requests can be made for one (1) year extensions up to a total of not more than three (3) years from the original date of approval. Extensions of the Preliminary Plat approval may be granted by the Community Development Director upon receipt of a letter from the subdivider before the expiration date.
3. Preliminary Plat approval, in itself does not assure final acceptance of streets for dedication or continuation of existing zoning requirements for the tract or its environs. It does not constitute authorization to record the plat. (Revised by Ordinance #428 on 12/10/24; effective 1/20/25; prior code § 12-4-3)
Section 12-4-040 Stage III - Subdivision Technical Review
The “Technical Review” stage is designed for the Town Engineer to approve all details of the engineering plans and specifications for public improvements before recommending the subdivider proceed with Final Plat procedures.
A. Submittal for Technical Review shall be made to the Town Engineer with one copy to the Director of Community Development. The submittal shall be checked by the Town Engineer for content in accordance with requirements set forth in Section 12-4-050-B of these Regulations and for substantial conformity with the approved Preliminary Plat. Whether complete, incomplete or non-conforming with the approved Preliminary Plat the subdivider will be notified within fifteen (15) days of receipt of submittal and given the opportunity to comply.
B. Submittal requirements: The following information is required for Technical Review submittal and shall be shown graphically, by note, or by letter, and may consist of several sheets showing various elements of the required data. All mapped data for the same plat shall be drawn at the same standard engineering scale, adjusted to produce an overall drawing of twenty-four inch by thirty-six inch (24" x 36").The applicant may use more than one (1) sheet if necessary, using one (1) of the standard engineering scales. The scale shall be not less than one inch equals one hundred feet (1" = 100') providing sufficient detail to illustrate the subdivider’s intent.
1. Two (2) sets of the approved Preliminary Plat. Planned Area Developments (PADs) shall submit two (2) copies of typical floor plans and elevations. A digital copy of all submitted materials is required.
2. Identification and descriptive data:
a. All information required of the Preliminary Plat.
b. Building setbacks for a typical lot. Where there are lots with more than four (4) sides or whose shape may be considered atypical, show all setbacks.
c. Construction plans of all improvements required by these Regulations, on-site and off-site, including but not limited to sewers, all utilities, roads, parks, sidewalks, drains, culverts, and grading. A Phase III County Flood Control Report.
3. Review Fee: At the time of filing of the plat for Technical Review, the subdivider shall pay a fee as fixed by the Council. If revisions are made and further review is required, additional fees may be required.
C. The Town Engineer will review the technical details of the plat and note any changes necessary for the plat to be in compliance with all Town, County, State and Federal Engineering Standards. The Town Engineer will approve, sign and stamp the plat, or reject the plat, and notify the Director of Community Development in writing of findings. The Director of Community Development will notify the subdivider of the findings in writing. If the plat is approved, the Director will advise the subdivider to proceed with final platting procedures. If the plat was rejected, the Director or Town Engineer will review with the subdivider the changes needed to receive approval. (Prior code § 12-4-4)
Section 12-4-050 Stage IV - Final Plat, Recording and Post Approval
This stage includes the approval of the final design of the subdivision, and the approval of the public improvement plans, including the submittal of the Final Plat for review and action by the Council. Also, this stage includes assurances that shall be required and approved by the Council before recording of the plat and the terms for the release of assurances and acceptance of improvements.
A. Filing of Final Plat:
1. To initiate Final Plat procedures, the subdivider shall file two (2) copies, and one (1) digital copy of the Final Plat, and an application with the Director. A digital copy of all submitted materials is required.
2. Filing Fee: At the time of filing for Final Plat approval, the subdivider shall pay a fee as fixed by the Council. If revisions are made and further review is required, additional fees may be required.
3. The Final Plat shall be presented in accordance with the requirements set forth below and shall conform to the approved Preliminary Plat or the Revised Preliminary Plat and the approved Technical Review.
B. Form of Presentation for the Final Plat:
The following information is required as part of the Final Plat submittal. All mapped data for the same plat shall be drawn at the same standard engineering scale of at least one inch equals 100 feet (1” = 100’). A copy of the Final Plat and all supporting documents is also required in a digital format.
1. The Final Plat shall be legibly drawn, printed or reproduced by a process guaranteeing a permanent record in black ink on polyester film (“mylar”), that when filed, results in legible prints and negatives produced from the original.
2. Sheet size shall be twenty-four inch by thirty-six inch (24" x 36") with a border line drawn completely around each sheet leaving an entirely blank margin of one half inch (1/2”) except that the binding edge shall be two inches (2”).
3. Certificates, affidavits, and acknowledgments shall be legibly stamped or printed upon the plat with black opaque ink. All signatures shall be in black water proof ink, with the ink surface coated with a suitable substance when used on polyester film to assure permanent legibility. Names and titles of signers shall be lettered legibly under their signatures.
4. Scale shall be shown with a bar scale and a written scale.
5. The exterior boundary of the subdivision shall be indicated by a heavy line.
6. Each sheet shall be numbered, the relation of one (1) sheet to another clearly shown, and the total number of sheets shown on each sheet.
7. The case number, subdivision name, date, scale and north point shall be shown on each sheet.
8. Every Final Plat shall have a title sheet either as a separate page or where the size of the subdivision permits as part of the Final Plat. Said title shall contain the following:
a. The subdivision name shall comprise the title.
b. Below the title shall be a sub-title consisting of a general description of all the property being subdivided, by reference to subdivisions or to sectional surveys.
c. References to adjacent subdivisions shall be worded identically with original records, with references to the books and pages of the subdivision.
d. Name, address, and registration number of seal of the registered civil engineer and/or registered land surveyor preparing the plat.
e. Affidavits, certificates, acknowledgments, endorsements, acceptances of dedication and notary seals required by law and by these Regulations shall appear on the title sheet.
f. The title sheet shall show the basis of bearings.
g. A vicinity map showing the proposed subdivision and the surrounding subdivisions, dedicated right-of-way access to the subdivision, and parcels and streets located within a three hundred foot (300’) radius of the boundaries of the proposed subdivision.
9. The following survey data shall be required as a part of Final Plat submittal:
a. The corners of the subdivision shall be located on the monument lines of abutting streets; boundaries of the tract to be subdivided shall be fully balanced and closed, showing all bearings and distances, determined by an accurate survey in the field. All distances shall be shown in feet and one hundredths of feet.
b. Any excluded parcels within or surrounded by the plat boundaries shall be noted as “not a part of this subdivision” and shall show all bearings and distances of the expected parcel as determined by an accurate survey in the field. All dimensions shall be expressed in feet and decimals.
c. Location and description of cardinal points to which all dimensions, angles, bearings and similar data on the plat shall be referenced. Each of two (2) separate corners of the subdivision transverse shall be tied by course and distances to separate section corners or quarter-section corners.
d. Location of all physical encroachments upon the boundaries of the tract.
e. Ties to any Federal, State, County and Town boundary lines, section corners and quarter corners involved.
f. Name, right-of-way lines, courses, lengths, and widths of all public streets, alleys, pedestrian or bicycle ways and utility easements; radii, points of tangency, curve lengths, and central angles of all curvilinear streets, alleys and intersection corners.
g. All drainage ways shall be shown on the plat. The rights-of-way of all major drainage ways shall be dedicated drainage ways or right-of-way as determined by the Town Engineer or County Flood Control District.
h. All easements for right-of-way provided for public services or utilities and any limitations of the easements. The following notations shall be placed on all Final Plats: “Construction within easements, except by public agencies and utility companies, shall be limited to utilities, and wood, wire, or removable section type fencing.”
i. Location, dimensions, bearings, radii, arcs, and central angles of all sites to be dedicated to the Town with the use clearly indicated.
j. The limits of any one hundred (100) year flood plain identified using the standards set forth by the Director of the Arizona Department of Water Resources, together with the base flood elevation, shall be illustrated on the Final Plat. The regulatory elevation for the most critical location within each lot shall be shown on each lot that is impacted by the flood plain. A note shall also be placed on the plat indicating that “Flood Plain limits, base flood elevations and regulatory elevations may be revised by subsequent studies approved by the Yavapai County Flood Control District.”
10. The following description data shall be required as a part of Final Plat submittal:
a. All residential lots shall be numbered by consecutive numbers throughout the plat.
b. Dimensions and square footage of all lots.
c. “Tracts”, “parcels”, “exceptions” and “common open space” shall be so designated, lettered, or named, and clearly dimensioned.
d. Location of all adjoining subdivisions and developments with date, name, book and page number of recordation noted. If adjoining land is unrecorded or undivided, so shall it be marked on the plat.
e. Any existing or proposed private deed restrictions to be imposed upon the plat or any part or parts thereof pertaining to the intended use of the land, and to be recognized by the Town, shall be noted on the plat.
f. Limitations on rights of access to and from streets, lots and other parcels of land.
g. Locations and names of streets and pedestrian or bicycle ways adjacent to the proposed subdivision.
h. Typical section of proposed roadways to indicate thickness and type of surfacing, thickness of base courses as determined by soil analysis; design shall be by a Soils Engineer.
i. Detailed construction plans of all improvements on-site and off-site, prepared in accordance with all State, County and Town standards in effect at the time.
j. Locations and types of all traffic control devices in accordance with the latest manual of uniform traffic control devices by Arizona Department of Transportation (ADOT).
k. Provisions for the perpetual maintenance of private roads, recreation facilities, and/or open spaces that are part of the subdivision shall be provided for in the Property Owners Association (or other legal entities) organizational Sections of Incorporation, and must be acceptable to the Town.
l. Letters from each utility company indicating serviceability of the subdivision.
11. The following dedication and acknowledgment information is required for Final Plat submittal:
a. Dedication: There shall be required as part of the Final Plat submittal an irrevocable offer of dedication of any streets, crosswalks, drainage ways, pedestrian or bicycle ways, trails, and other easements for public use by the parties holding title of record, by parties holding titles as vendees under land contract, by spouse of said parties, lienholders and all other parties having an interest in the property. If lands dedicated are mortgaged, the mortgagee shall also sign the plat. It may also be necessary to dedicate drainage easements to the Yavapai County Flood Control district. Dedication shall include a written location by Section, Township and Range of the tract. If the plat contains private access ways, the right to install and maintain utilities, including refuse collection, in these access ways, shall be reserved.
b. Acknowledgment of Dedication: Acknowledgment of the offer of dedication shall be certified by a notary public. All parties having any record title or interest in the land being subdivided shall be included in such acknowledgments.
c. An offer of dedication to the Town or County Flood Control District for any streets, pedestrian or bicycle ways, trails, areas, drainage ways, easements and other rights-of-way for public use either immediate or in the future shall not constitute public ownership or responsibility, until the Council formally accepts said offer of a dedication by separate instrument.
12. The following certifications shall be required as a part of the Final Plat submittal:
a. Certification by the civil engineer or land surveyor preparing the plat, that the plat is correct and accurate and that the monuments described in it have either been set or located as described. All maps shall contain the seal of a civil engineer or land surveyor, whichever is applicable. Closure calculations may be required if deemed necessary by the Town Engineer.
b. Certification of plat approval by the Yavapai County Health Department.
c. A certificate signed and acknowledged by all parties having any record of title or interest in the land being subdivided offering for dedication rights of access to and from prescribed streets, lots and parcels of land.
d. A statement of adequate water supply from the Arizona Department of Water Resources, or, if served by a water company, a statement of water serviceability from the serving water company (private or public).
13. A cost estimate for constructing the required public or private improvements signed and sealed by a professional engineer who is registered to practice in the State of Arizona. The cost estimate and method/type of assurance shall be approved by the Town Engineer and/or Town Attorney prior to approval of the Final Plat.
C. Final Plat Review:
1. The Director, upon receipt of the Final Plat submittal, shall immediately record receipt and date of filing, and check it for completeness. If complete, the Director shall review the plat for substantial conformity to the approved Preliminary Plat, or revised Preliminary Plat, and forward copies of the submittal to the following reviewing parties who shall make known their recommendations in writing: the Yavapai County Flood Control District, Yavapai County Health Department, the Arizona Department of Transportation, if plat abuts a State Highway, the Clarkdale Fire District and the Town of Clarkdale Public Works/Utilities Department.
2. The Director shall assemble the recommendations of the various reviewers, prepare a concise summary of their recommendations and submit, together with the reviewer’s recommendations, to the Council. If the Director finds that the Final Plat does not conform to the Preliminary Plat, as approved by the Commission or the approved Technical Review, as approved by the Town Engineer, the Final Plat shall be submitted to the Commission for review and recommendation prior to submittal to the Council.
D. Final Plat Approval, Recording and Post Approval:
1. Upon receipt of a request for Council action from the Director, the Town Clerk shall place the case on the agenda of the next regular Council meeting, whereupon the Council shall approve or deny the plat.
2. When the certificate of approval by the Council has been transcribed on the plat, the Town Clerk shall retain the plat until the following is met:
a. The Town Engineer certifies that the subdivision has been staked and that the engineering plans, for the subdivision improvements, have been approved.
b. The required letters of assurance of improvements from each serving utility company are attached.
c. An agreement executed by the Subdivider, in a form acceptable to the Town and approved the Town Council, covering the following:
3. The subdivision improvements in a recorded development unit may be constructed in practical increments of lots, as specified by the subdivider, subject to provisions for satisfactory drainage, traffic movements, and other services as determined by the Town Engineer.
4. The improvements, except those utility facilities specified in this Chapter, shall be constructed in accordance with plans approved by the Town Engineer and the appropriate Town department for water and public sanitary sewer facilities, and by the Town Engineer for all other improvements. If the location of the development so requires, water and sanitary sewer facilities shall also be constructed in accordance with plans approved by the appropriate State and County departments.
5. The improvements, except those utility facilities specified in this Chapter, shall be completed within a specified time period, for each increment, as determined by the Town. An extension of time may be granted under conditions specified therein.
6. The subdivider shall give adequate assurance of the construction of each increment in accordance with this Chapter.
7. Progress payments may be made to the subdivider on order from any cash deposit made. Such progress payments shall be made in accordance with standards established by the Town Engineer.
8. Any work abandoned or not completed by the subdivider may be completed by the Town, and the Town shall be entitled to recover the construction costs from the subdivider’s financial assurances posted with the Town, and if insufficient, from the subdivider.
9. Construction of all improvements within streets and easements, except those utility facilities specified in this Chapter, shall be subject to inspection by the Town Engineer.
10. No lots shall be released from the approved increment of lots until either the agreement or an assurance of construction has been posted and accepted by the Town Engineer.
11. With regard to on-site and off-site street and utility improvements accepted for maintenance by the Town of Clarkdale, the subdivider shall warrant all workmanship and materials involved in such improvements for a period of one (1) calendar year after the date of written acceptance.
12. Assurance of Construction:
a. To ensure construction of the required improvements as set forth above in this Section (except those utility facilities specified in this Chapter), the subdivider shall deposit with the Town an amount in cash or a letter of credit equal to the amount of the cost of the work of each recorded increment (as determined by the Town Engineer) guaranteeing that the work will be completed in accordance with Town details and specifications. The letter of credit shall be executed by the subdivider, as principal, with a corporation duly authorized to transact business in the State of Arizona, as surety. The letter of credit or cash shall be released upon satisfactory performance of the work and its acceptance by the Town Engineer. The letter of credit may be canceled or the cash withdrawn by the subdivider, provided that other security satisfactory to the Town has been deposited which will cover the remaining obligations of the subdivider. The Town shall provide written acceptance of the other security prior to the subdivider canceling the letter or requesting release of security held as an assurance of construction.
b. Any alternative forms of assurance, such as a surety bond, must be approved by Town Council during the final plat approval process.
c. The duration of financial assurances shall be for thirteen (13) months, from the date of recording. Extension of time in one (1) year increments may be granted by the Council upon good cause. The assurance shall remain in force and effect until it is released by the Council or has been authorized for partial release as provided herein.
d. The Town Engineer, upon receipt of a certification from the Engineer of Record, may authorize a reduction of the financial assurance for the work completed in accordance with the approved cost estimate and construction plans. Ten percent (10%) of the estimated cost of completed improvements shall be retained to insure sufficient funds remain to insure completion of the improvements, final inspections and preparation of final “as-built” plans.
e. In the event the subdivider defaults or fails or neglects to satisfactorily install the required improvements within three (3) years from the date of recording, the Town Council may declare the assurance forfeited, and the Town may make or cause the required improvements to be made, using the funds from the financial assurance to pay the full expense thereof. In addition, the Director shall notify the State Real Estate Commissioner of the default.
f. If good cause is shown by the subdivider, the Council may extend the term of the assurance and the time limit for completion of subdivision improvements.
13. Upon receiving certification from the Town Engineer and the assurances required by these Regulations, the Town Clerk shall cause the Final Plat to be recorded in the Office of the Yavapai County Recorder.
14. Inspection: The subdivider, using the services of an Arizona registered Professional Engineer and plans as approved by the Town Engineer, shall be responsible for the quality of all materials and workmanship. At the completion of the work, or not less than thirty (30) days prior to the release date of the assurance, the Engineer of Record shall make an inspection of the improvements and shall submit a set of “as-built” construction plans, if complete, or a report on the status of improvements, if only partially complete, to the Town Engineer.
15. A fee may be imposed by the Council for the inspection by the Town Engineer.
16. Report to Council: The Town Engineer will review the “as-built” plans and/or report, with the subdivider’s Engineer of Record and notify the subdivider of any noncompliance with the approved construction plans or with these Regulations. If the Town Engineer determines that compliance has been made, he will then submit a report to the Council, setting forth the conditions of such facilities.
17. Release: A certificate sealed by the Engineer of Record on the “as-built” plans stating that the construction has been completed in substantial conformance to the specifications and standards contained in or referred to herein, must be approved by the Town Engineer and presented to the Council prior to the final release of assurances. If all of the improvements comply with Town Standards, the Council shall release the guarantee. If the condition of materials or workmanship show unusual depreciation or does not comply with Town Standards, the Town Engineer may present this information to the Council who may declare the subdivider in default.
18. Once the improvements are approved and the assurances released, the Council shall review the improvements for acceptance into the Town system for maintenance.
19. If the Council approves the plat, the Town Clerk shall transcribe a certificate of approval upon the plat, first making certain that the other certifications required by these Regulations, have been duly signed. (Revised by Ordinance #428 on 12/10/24; effective 1/20/25; prior code § 12-4-5)
Section 12-4-010 Outline of Subdivision Procedures
The preparation, submittal, review and approval of all subdivision plats located in the Town limits shall proceed through the following progressive stages. A deposit toward potential outside consultant fees incurred by the Town in the processing and review of an application shall be required per Section 3-5 of the Town Code. (Revised by Ordinance #364. Approved 8/12/14; Effective 9/12/14)
A. Stage I Pre-Application Conference
B. Stage II Preliminary Plat
C. Stage III Technical Review
D. Stage IV Final Plat, Recording and Post Approval
The process for completing these stages varies depending on the type of subdivision, determined by the number of new parcels being created.
Type | Subdivision 10 lots or more | Minor Subdivision 4 – 10 lots | Minor Land Division 2-3 lots |
|---|---|---|---|
Stage I Preapplication Conference | Required Section 12-4-020 | Required Section 12-5-020 | Required Section 12-6-050 |
Stage II Preliminary Plat | Required- Public Hearing by Planning Commission and Town Council Section 12-4-030 | Required-Reviewed by Subdivision Committee, Approved by Town Council Section 12-5-030 | Survey from a State of Arizona registered land surveyor. Section 12-6-040 |
Stage III Technical Review | Required Section 12-4-040 | Required Section 12-5-040 | Not required |
Stage IV Final Plat, Recording and Post Approval | Required Section 12-4-050 | Required Section 12-4-050 | Required within 60 days of approval. Section 12-6-050-E |
(Prior code § 12-4-1)
Section 12-4-020 Stage I - Pre-Application Conference
A. The “Pre-Application Conference” stage of subdivision planning comprises an investigatory period which precedes actual preparation of preliminary plans by the subdivider. During this stage the subdivider makes intentions know to the Town and is advised of specific public objectives related to the subject tract and other details regarding platting procedures and requirements.
B. Actions by the subdivider: The subdivider shall meet informally with the Community Development Department to present a general outline of the proposal, including but not limited to:
1. Two (2) paper copies and one electronic copy of the sketch plans that includes: the name of the development, location by Section, Township and Range with reference to section corners and quarter corners, land use, street and lot arrangement, tentative lot sizes, existing improvements, major washes and drainage ways, known flood hazards, generalized land use in the vicinity, documented historical or archeological resources, and proposed bikeways, trails, open space, parks, and recreation facilities.
2. Tentative proposals regarding water supply, sewage disposal, surface drainage and street improvements.
3. Information regarding legal problems which are associated with the property, if any.
C. Actions by Community Development Department (CDD): The CDD will discuss the proposal with the subdivider and advise him/her of procedural steps, design and improvement standards, and general plat requirements. Then depending on the scope of the proposed development, the CDD will proceed with the following investigations:
1. Check existing zoning of the tract and make recommendations if a zoning change is necessary or desirable.
2. Determine the adequacy of existing or proposed schools, parks and other public places.
3. Inspect the site or otherwise determine the relationship to major streets, utility systems, and adjacent land uses and to determine any unusual problems such as topography, utilities, flooding, etc.
D. Upon the conclusion of Stage I activities, the subdivider shall prepare a Memorandum of Understanding. It shall be formally acknowledged in writing by all parties. The Memorandum of Understanding shall include all items discussed. (Prior code § 12-4-2)
Section 12-4-030 Stage II - Preliminary Plat
The Preliminary Plat stage of a subdivision includes detailed subdivision planning, submittal, review and approval of the Preliminary Plat. To avoid delay in processing this application, the subdivider shall provide the Town with all information essential to determine the character and general acceptability of the proposed development.
Any furtherance of pre-development activity engaged in, by, or on behalf of the developer while an application for zoning amendment or variance is pending, shall in no instance be construed as having been undertaken in reliance of a favorable determination of such application, notwithstanding the nature of the recommendation on the matter of the Director of Community Development.
A. ZONING:
The subdivision shall be designed to meet the specific requirements of the zoning district within which it is located. However, in the event that rezoning is deemed necessary, such as in the case of a Planned Area Development (PAD), the rezoning shall be initiated by the property owner or an authorized agent, and be heard and considered by the Commission and Council (see the Town of Clarkdale Zoning Code, Chapter 13, Section 13-020, for procedures regarding zoning changes). Any change in zoning or site plan approval required in relation to approval of the Preliminary Plat shall have been approved by the Council before the recommendation of approval of the Preliminary Plat by the Commission.
B. SANITARY SEWAGE, REFUSE DISPOSAL AND WATER SUPPLY:
As a prerequisite to Preliminary Plat review, the subdivider shall have informed all pertinent regulatory agencies of the tentative plans and the subdivider shall become informed of the general requirements for sewage disposal, water supply and refuse disposal which may apply to the property.
C. OWNER’S AUTHORIZATION:
If the applicant is not the legal owner of the property to be subdivided, said applicant shall, before filing the plat, obtain and submit notarized written consent to act in behalf of the legal owner(s) as the subdivider.
D. PRELIMINARY PLAT SUBMISSION:
1. Two (2) twenty-four inch by thirty-six inch (24" x 36") copies of the Preliminary Plat and required supporting data, prepared in accordance with requirements set forth in Section 12-4-040-E of these Regulations, and one (1) digital copy of all materials shall be filed with the Director of Community Development at least sixty (60) days prior to the Commission meeting at which the subdivider desires to be reviewed. Copies of the Preliminary Plat shall be reproduced in the form of blue line or black line prints on a white background. Scheduling of the case for Commission review shall be dependent upon adequacy of data presented and completion of processing, and shall occur within sixty (60) days of date of submission.
2. Fee: A Preliminary Plat fee, as adopted by the Council, shall be paid by the applicant prior to the acceptance of the Preliminary Plat. The filing fee shall also cover filing of an amended or revised Preliminary Plat handled as the same case. If preliminary approval expires prior to application for final approval, the plat shall be resubmitted for preliminary approval as a new case and the subdivider shall pay the required fees.
3. The submittal shall be checked by the Director of Community Development for content in accordance with requirements set forth in Section 12-4-040-E of these Regulations. If incomplete, the subdivider will be notified within one week of receipt and given the opportunity to comply. Upon determination the application is complete, a case number will be assigned and the applicant will be notified in writing of the acceptance, and place the case on the Planning Commission agenda for review and public hearing no sooner than fifteen (15) days or no later than forty-six (46) days after acceptance of the Preliminary Plat application. Notice of a public hearing shall be given not less than fifteen (15) days nor more than thirty (30) days prior to the date of the hearing as specified in Section 12-4-030-D-4i, posting the subject property, and mailing notification to all persons whose names appear on the latest adopted county tax roll as owning property within three hundred feet (300’) of the exterior boundaries of the subdivision that is the subject of the hearing.
4. Notice of the required public hearing shall be published in a newspaper of general circulation, in a “display ad” covering not less than one-eighth (1/8) of a page, and include a minimum of a four inch by four inch (4”x 4”) copy of the Preliminary Plat and the statement “a copy of the staff recommendations regarding this proposed subdivision will be available on (date) for the public’s review”.
E. FORM OF PRESENTATION FOR PRELIMINARY PLAT:
The information hereafter required as part of the Preliminary Plat submittal shall be shown graphically, or by note on plans, or by letter, and may comprise several sheets showing various elements of required data. All mapped data for the same plat shall be drawn at the same standard engineering scale. The scale shall not be smaller than one inch equals one hundred feet (1” = 100’).
All Preliminary Plat submittals shall include the following:
1. Letter of intent from the developer describing the subdivision and proposed name of subdivision and its location by Section, Township and Range, reference by dimension and bearing to an acceptable government section or quarter-section corner. The proposed subdivision name shall not duplicate any other recorded plat in Clarkdale or adjacent communities.
2. Name, address, email address and telephone number of the owner of record of the property, and of the applicant, if not the owner of record.
3. A copy of the title paperwork for the property.
4. Name, title, address, email address and telephone number of engineering, land planning, surveying, architectural firm, or individual preparing the plat.
5. Name, book and page number of any recorded subdivision adjacent to or having common boundaries with this plat.
6. Scale (written and bar graph), north point and date of preparation including dates of any subsequent revision.
7. Total subdivision acreage and dimensions. Do not include previously dedicated rights-of-way in this figure.
8. Fully dimensioned boundary lines.
9. A vicinity map which shows the relationship of the proposed subdivision to dedicated right-of-ways and any other facilities and developments which locate the subdivision. This map may be on the Preliminary Plat, but, if it is not practical, then a separate map showing title, scale, north point and date shall be provided.
10. Names, locations and widths of adjacent streets, highways, ways, railroads and utility easements including streets and rights-of-way providing legal dedicated right-of-way access to the property.
11. Location, names, areas, width, proposed grade curve, super elevations, sight distances, and radii for all streets, highways and ways in the proposed subdivision and off-site, if required, to provide adequate access to the subdivision. Include connections to adjoining platted tracts, public lands and streets contained therein.
12. The width and approximate locations of all existing or proposed public or private easements or rights-of-way for streets, ways, trails, drainage, sewers, public utilities, flood control purposes, access to adjacent public land, or other community facilities.
13. Typical lot dimensions (scaled); dimensions of all corner lots, all lots of more than four (4) sides and lots of curvilinear sections of streets; each lot numbered individually and consecutively; total number of lots or dwelling units.
14. Designations of all land to be dedicated or reserved for public use with use indicated, including land reserved for parks, recreational facilities, school sites, and fires stations pursuant to A.R.S. 9.463.01.0.
15. Area of all lots and parcels not for single-family residential use, in acres. The area of all single-family residential lots in square feet if under or equal to one (1) acre in size, or in acres, if the lots are over one (1) acre in size.
16. A report by a sanitary engineer describing proposed wastewater disposal.
17. Locations, elevations, and sizes of culverts, storm drains and detention facilities. This information shall be accompanied by a hydrologic and hydraulic analysis, which meets the criteria set forth in the most recent Yavapai County Flood Control District Storm Water Detention Material and Drainage Criteria Manual.
18. The locations of floodway and floodplain boundaries and base flood elevations as determined on Federal Emergency Management Agency (FEMA) Flood Maps and the location of other water courses and land subject to inundation or flood hazard.
19. Engineer’s calculations and estimated values for each tributary of storm runoff for a twenty-five (25) year and one hundred (100) year frequency storms as specified in the Yavapai County Flood Control District Ordinance. The values shall be indicated along the boundary of the plat for all points of drainage entering and leaving the property.
20. Proposed cut and fill areas showing original and proposed grade levels with elevations and contours.
21. Proposed use of all lots, tracts or parcels within the subdivision.
22. Location and dimensions of all existing or proposed structures, walls, fences, irrigation ditches, water wells, pipelines, utilities, and other physical features. Plat shall indicate which improvements are to remain, be altered or removed.
23. Letters of serviceability for all utilities proposed to service the subdivision.
24. Contour intervals shall be such as to adequately reflect the character and drainage of the land.
25. School or park sites that may be required.
26. The zoning of all adjacent land.
27. Any deed restrictions or covenants and property owners association agreements to be or presently imposed upon the plat or any part thereof.
28. A Phase II County Flood Control Report.
F. PRELIMINARY PLAT REVIEW:
1. The Director of Community Development shall distribute copies of the plat to the following:
a. The Town Manager, Town Engineer, Police Chief, Director of Public Works and/or Utilities Departments, Fire District Chief and Building Official for the overall review and recommendations.
b. The Yavapai County Flood Control District for review of flood control and drainage measures.
c. The Yavapai County Environmental Services Department for review of sewage disposal proposal.
d. Representatives of local utilities for review.
e. Where the land abuts a State Highway, to the Arizona Department of Transportation for recommendations regarding right-of-way and intersection design.
2. The reviewers may transmit their recommendations to the Director in writing or verbally. The Director of Community Development will then summarize the recommendations, prepare a report and present it to the Commission.
G. RESPONSIBILITIES OF THE COMMISSION:
The Commission shall recommend for approval, conditional approval or denial of the Preliminary Plat as proposed after considering the recommendations and findings of the Director of Community Development and all other appropriate agencies, and testimony of the applicant, interested individuals and the public present during at least one (1) public meeting.
1. Recommendation for approval by the Commission shall be based on the following findings:
a. The proposed subdivision conforms to the adopted General Plan goals, objectives and policies of the Town.
b. The proposed subdivision, as reviewed and approved, will not be detrimental to the public health, safety, and general welfare.
c. Environmental concerns conform to adopted standards.
d. The design of the proposed subdivision is sensitive to the physical characteristics of the site.
e. The proposed subdivision is consistent with provisions and intents of Zoning Code requirements applicable to the property.
f. The proposed subdivision conforms to the improvement standards and design standards set forth in these Regulations and other applicable Town, County, State and Federal regulations.
2. After recommending approval, the Commission will notify the Town Clerk to schedule a public hearing on the matter before the Council, no sooner than twenty-one (21) days nor later than forty-six (46) days after the date of the Commission’s action.
3. If the Preliminary Plat is generally acceptable but requires minor revision(s), the Commission shall recommend for conditional approval with the required revisions being noted in the meeting minutes. The Commission will forward a copy of the minutes with the copies of the Preliminary Plat to the Council.
4. If the Commission finds that the Preliminary Plat requires major revision, the case shall be held over pending revision, re-submittal, processing and rescheduling for review.
H. APPEALS:
If the Commission finds that the Preliminary Plat does not meet the requirements of these Subdivision Regulations, the subdivider may appeal this decision to the Council.
1. All appeals shall be made in writing and filed with the Council with a copy also filed with the Commission, setting forth the particulars and the reasons for the appeal.
2. Appeals must be made within thirty (30) days from the date of the findings of the Commission.
3. The Council will hear such cases for appeal no later than thirty (30) days after appeal is taken.
4. The Council shall decide appeals wherein it is alleged by the subdivider that there is error in any order, requirement, decision, grant or refusal made by the Commission or any official in the administration of these Regulations.
5. The Council shall approve, disapprove or approve with modifications, upon appeal or recommendation of the Commission in specific cases, such variations as will not be contrary to the public interest, where according to special conditions a literal enforcement of these Regulations will result in unnecessary hardship, so that the spirit of these Regulations shall be observed and substantial justice done.
I. PUBLIC HEARING BEFORE THE COUNCIL AND NOTICE:
The Council shall hold at least one (1) public hearing on each Preliminary Plat. Said hearing shall commence within forty-six (46) days of the date that the Commission made a recommendation to the Council on the Preliminary Plat. Notice of a public hearing shall be given not less than fifteen (15) days nor more than thirty (30) days prior to the date of the hearing, by publication in a newspaper of general circulation, posting the subject property, and mailing notification to all persons whose names appear on the latest adopted county tax roll as owning property within three hundred feet (300’) of the exterior boundaries of the subdivision that is the subject of the hearing.
J. RESPONSIBILITIES OF THE COUNCIL:
The Council shall approve, conditionally approve or deny the Preliminary Plat as proposed after considering the recommendations and findings of the Commission, the Director of Community Development and all other appropriate agencies, and testimony of the applicant, interested individuals and the public. Council action shall be based on its findings of fact and conclusion. The application, the Commission’s recommendation, the subdivider’s presentation, staff reports, public testimony and other information provided at the Council’s public hearing may all be part of the Council’s findings of fact and conclusion. If the Council is unable to make a determination because additional consideration is necessary, the Council may continue the Preliminary Plat application to its next regularly scheduled public meeting or such other properly noticed public meeting as agreed between the Council and the applicant. At the discretion of the Council, the plat may be given preliminary approval by the Director of Community Development when the Preliminary Plat has been satisfactorily revised in accordance with the stated conditions and reviewed by the Director of Community Development. If the Council requires major changes including, but not limited to changes in street layout, lot size, access to the subdivision, easements or public improvements, then the Preliminary Plat will be returned to the Commission for recommendation at their next regularly scheduled meeting, prior to approval by the Council.
K. COUNCIL REJECTION:
If the Preliminary Plat is rejected, the new filing of a plat for the same tract, or any part thereof, shall follow the aforementioned procedure and be subject to the required fee.
L. SIGNIFICANCE OF PRELIMINARY PLAT APPROVAL:
Preliminary approval constitutes authorization for the subdivider to proceed with preparation of the engineering plans and specifications for public improvements. Preliminary approval is based upon the following terms:
1. The basic considerations under which approval of the Preliminary Plat is granted will not be changed prior to the expiration date of Preliminary Plat approval.
2. Approval is valid for a period of two (2) years from the date of Council action. Requests can be made for one (1) year extensions up to a total of not more than three (3) years from the original date of approval. Extensions of the Preliminary Plat approval may be granted by the Community Development Director upon receipt of a letter from the subdivider before the expiration date.
3. Preliminary Plat approval, in itself does not assure final acceptance of streets for dedication or continuation of existing zoning requirements for the tract or its environs. It does not constitute authorization to record the plat. (Revised by Ordinance #428 on 12/10/24; effective 1/20/25; prior code § 12-4-3)
Section 12-4-040 Stage III - Subdivision Technical Review
The “Technical Review” stage is designed for the Town Engineer to approve all details of the engineering plans and specifications for public improvements before recommending the subdivider proceed with Final Plat procedures.
A. Submittal for Technical Review shall be made to the Town Engineer with one copy to the Director of Community Development. The submittal shall be checked by the Town Engineer for content in accordance with requirements set forth in Section 12-4-050-B of these Regulations and for substantial conformity with the approved Preliminary Plat. Whether complete, incomplete or non-conforming with the approved Preliminary Plat the subdivider will be notified within fifteen (15) days of receipt of submittal and given the opportunity to comply.
B. Submittal requirements: The following information is required for Technical Review submittal and shall be shown graphically, by note, or by letter, and may consist of several sheets showing various elements of the required data. All mapped data for the same plat shall be drawn at the same standard engineering scale, adjusted to produce an overall drawing of twenty-four inch by thirty-six inch (24" x 36").The applicant may use more than one (1) sheet if necessary, using one (1) of the standard engineering scales. The scale shall be not less than one inch equals one hundred feet (1" = 100') providing sufficient detail to illustrate the subdivider’s intent.
1. Two (2) sets of the approved Preliminary Plat. Planned Area Developments (PADs) shall submit two (2) copies of typical floor plans and elevations. A digital copy of all submitted materials is required.
2. Identification and descriptive data:
a. All information required of the Preliminary Plat.
b. Building setbacks for a typical lot. Where there are lots with more than four (4) sides or whose shape may be considered atypical, show all setbacks.
c. Construction plans of all improvements required by these Regulations, on-site and off-site, including but not limited to sewers, all utilities, roads, parks, sidewalks, drains, culverts, and grading. A Phase III County Flood Control Report.
3. Review Fee: At the time of filing of the plat for Technical Review, the subdivider shall pay a fee as fixed by the Council. If revisions are made and further review is required, additional fees may be required.
C. The Town Engineer will review the technical details of the plat and note any changes necessary for the plat to be in compliance with all Town, County, State and Federal Engineering Standards. The Town Engineer will approve, sign and stamp the plat, or reject the plat, and notify the Director of Community Development in writing of findings. The Director of Community Development will notify the subdivider of the findings in writing. If the plat is approved, the Director will advise the subdivider to proceed with final platting procedures. If the plat was rejected, the Director or Town Engineer will review with the subdivider the changes needed to receive approval. (Prior code § 12-4-4)
Section 12-4-050 Stage IV - Final Plat, Recording and Post Approval
This stage includes the approval of the final design of the subdivision, and the approval of the public improvement plans, including the submittal of the Final Plat for review and action by the Council. Also, this stage includes assurances that shall be required and approved by the Council before recording of the plat and the terms for the release of assurances and acceptance of improvements.
A. Filing of Final Plat:
1. To initiate Final Plat procedures, the subdivider shall file two (2) copies, and one (1) digital copy of the Final Plat, and an application with the Director. A digital copy of all submitted materials is required.
2. Filing Fee: At the time of filing for Final Plat approval, the subdivider shall pay a fee as fixed by the Council. If revisions are made and further review is required, additional fees may be required.
3. The Final Plat shall be presented in accordance with the requirements set forth below and shall conform to the approved Preliminary Plat or the Revised Preliminary Plat and the approved Technical Review.
B. Form of Presentation for the Final Plat:
The following information is required as part of the Final Plat submittal. All mapped data for the same plat shall be drawn at the same standard engineering scale of at least one inch equals 100 feet (1” = 100’). A copy of the Final Plat and all supporting documents is also required in a digital format.
1. The Final Plat shall be legibly drawn, printed or reproduced by a process guaranteeing a permanent record in black ink on polyester film (“mylar”), that when filed, results in legible prints and negatives produced from the original.
2. Sheet size shall be twenty-four inch by thirty-six inch (24" x 36") with a border line drawn completely around each sheet leaving an entirely blank margin of one half inch (1/2”) except that the binding edge shall be two inches (2”).
3. Certificates, affidavits, and acknowledgments shall be legibly stamped or printed upon the plat with black opaque ink. All signatures shall be in black water proof ink, with the ink surface coated with a suitable substance when used on polyester film to assure permanent legibility. Names and titles of signers shall be lettered legibly under their signatures.
4. Scale shall be shown with a bar scale and a written scale.
5. The exterior boundary of the subdivision shall be indicated by a heavy line.
6. Each sheet shall be numbered, the relation of one (1) sheet to another clearly shown, and the total number of sheets shown on each sheet.
7. The case number, subdivision name, date, scale and north point shall be shown on each sheet.
8. Every Final Plat shall have a title sheet either as a separate page or where the size of the subdivision permits as part of the Final Plat. Said title shall contain the following:
a. The subdivision name shall comprise the title.
b. Below the title shall be a sub-title consisting of a general description of all the property being subdivided, by reference to subdivisions or to sectional surveys.
c. References to adjacent subdivisions shall be worded identically with original records, with references to the books and pages of the subdivision.
d. Name, address, and registration number of seal of the registered civil engineer and/or registered land surveyor preparing the plat.
e. Affidavits, certificates, acknowledgments, endorsements, acceptances of dedication and notary seals required by law and by these Regulations shall appear on the title sheet.
f. The title sheet shall show the basis of bearings.
g. A vicinity map showing the proposed subdivision and the surrounding subdivisions, dedicated right-of-way access to the subdivision, and parcels and streets located within a three hundred foot (300’) radius of the boundaries of the proposed subdivision.
9. The following survey data shall be required as a part of Final Plat submittal:
a. The corners of the subdivision shall be located on the monument lines of abutting streets; boundaries of the tract to be subdivided shall be fully balanced and closed, showing all bearings and distances, determined by an accurate survey in the field. All distances shall be shown in feet and one hundredths of feet.
b. Any excluded parcels within or surrounded by the plat boundaries shall be noted as “not a part of this subdivision” and shall show all bearings and distances of the expected parcel as determined by an accurate survey in the field. All dimensions shall be expressed in feet and decimals.
c. Location and description of cardinal points to which all dimensions, angles, bearings and similar data on the plat shall be referenced. Each of two (2) separate corners of the subdivision transverse shall be tied by course and distances to separate section corners or quarter-section corners.
d. Location of all physical encroachments upon the boundaries of the tract.
e. Ties to any Federal, State, County and Town boundary lines, section corners and quarter corners involved.
f. Name, right-of-way lines, courses, lengths, and widths of all public streets, alleys, pedestrian or bicycle ways and utility easements; radii, points of tangency, curve lengths, and central angles of all curvilinear streets, alleys and intersection corners.
g. All drainage ways shall be shown on the plat. The rights-of-way of all major drainage ways shall be dedicated drainage ways or right-of-way as determined by the Town Engineer or County Flood Control District.
h. All easements for right-of-way provided for public services or utilities and any limitations of the easements. The following notations shall be placed on all Final Plats: “Construction within easements, except by public agencies and utility companies, shall be limited to utilities, and wood, wire, or removable section type fencing.”
i. Location, dimensions, bearings, radii, arcs, and central angles of all sites to be dedicated to the Town with the use clearly indicated.
j. The limits of any one hundred (100) year flood plain identified using the standards set forth by the Director of the Arizona Department of Water Resources, together with the base flood elevation, shall be illustrated on the Final Plat. The regulatory elevation for the most critical location within each lot shall be shown on each lot that is impacted by the flood plain. A note shall also be placed on the plat indicating that “Flood Plain limits, base flood elevations and regulatory elevations may be revised by subsequent studies approved by the Yavapai County Flood Control District.”
10. The following description data shall be required as a part of Final Plat submittal:
a. All residential lots shall be numbered by consecutive numbers throughout the plat.
b. Dimensions and square footage of all lots.
c. “Tracts”, “parcels”, “exceptions” and “common open space” shall be so designated, lettered, or named, and clearly dimensioned.
d. Location of all adjoining subdivisions and developments with date, name, book and page number of recordation noted. If adjoining land is unrecorded or undivided, so shall it be marked on the plat.
e. Any existing or proposed private deed restrictions to be imposed upon the plat or any part or parts thereof pertaining to the intended use of the land, and to be recognized by the Town, shall be noted on the plat.
f. Limitations on rights of access to and from streets, lots and other parcels of land.
g. Locations and names of streets and pedestrian or bicycle ways adjacent to the proposed subdivision.
h. Typical section of proposed roadways to indicate thickness and type of surfacing, thickness of base courses as determined by soil analysis; design shall be by a Soils Engineer.
i. Detailed construction plans of all improvements on-site and off-site, prepared in accordance with all State, County and Town standards in effect at the time.
j. Locations and types of all traffic control devices in accordance with the latest manual of uniform traffic control devices by Arizona Department of Transportation (ADOT).
k. Provisions for the perpetual maintenance of private roads, recreation facilities, and/or open spaces that are part of the subdivision shall be provided for in the Property Owners Association (or other legal entities) organizational Sections of Incorporation, and must be acceptable to the Town.
l. Letters from each utility company indicating serviceability of the subdivision.
11. The following dedication and acknowledgment information is required for Final Plat submittal:
a. Dedication: There shall be required as part of the Final Plat submittal an irrevocable offer of dedication of any streets, crosswalks, drainage ways, pedestrian or bicycle ways, trails, and other easements for public use by the parties holding title of record, by parties holding titles as vendees under land contract, by spouse of said parties, lienholders and all other parties having an interest in the property. If lands dedicated are mortgaged, the mortgagee shall also sign the plat. It may also be necessary to dedicate drainage easements to the Yavapai County Flood Control district. Dedication shall include a written location by Section, Township and Range of the tract. If the plat contains private access ways, the right to install and maintain utilities, including refuse collection, in these access ways, shall be reserved.
b. Acknowledgment of Dedication: Acknowledgment of the offer of dedication shall be certified by a notary public. All parties having any record title or interest in the land being subdivided shall be included in such acknowledgments.
c. An offer of dedication to the Town or County Flood Control District for any streets, pedestrian or bicycle ways, trails, areas, drainage ways, easements and other rights-of-way for public use either immediate or in the future shall not constitute public ownership or responsibility, until the Council formally accepts said offer of a dedication by separate instrument.
12. The following certifications shall be required as a part of the Final Plat submittal:
a. Certification by the civil engineer or land surveyor preparing the plat, that the plat is correct and accurate and that the monuments described in it have either been set or located as described. All maps shall contain the seal of a civil engineer or land surveyor, whichever is applicable. Closure calculations may be required if deemed necessary by the Town Engineer.
b. Certification of plat approval by the Yavapai County Health Department.
c. A certificate signed and acknowledged by all parties having any record of title or interest in the land being subdivided offering for dedication rights of access to and from prescribed streets, lots and parcels of land.
d. A statement of adequate water supply from the Arizona Department of Water Resources, or, if served by a water company, a statement of water serviceability from the serving water company (private or public).
13. A cost estimate for constructing the required public or private improvements signed and sealed by a professional engineer who is registered to practice in the State of Arizona. The cost estimate and method/type of assurance shall be approved by the Town Engineer and/or Town Attorney prior to approval of the Final Plat.
C. Final Plat Review:
1. The Director, upon receipt of the Final Plat submittal, shall immediately record receipt and date of filing, and check it for completeness. If complete, the Director shall review the plat for substantial conformity to the approved Preliminary Plat, or revised Preliminary Plat, and forward copies of the submittal to the following reviewing parties who shall make known their recommendations in writing: the Yavapai County Flood Control District, Yavapai County Health Department, the Arizona Department of Transportation, if plat abuts a State Highway, the Clarkdale Fire District and the Town of Clarkdale Public Works/Utilities Department.
2. The Director shall assemble the recommendations of the various reviewers, prepare a concise summary of their recommendations and submit, together with the reviewer’s recommendations, to the Council. If the Director finds that the Final Plat does not conform to the Preliminary Plat, as approved by the Commission or the approved Technical Review, as approved by the Town Engineer, the Final Plat shall be submitted to the Commission for review and recommendation prior to submittal to the Council.
D. Final Plat Approval, Recording and Post Approval:
1. Upon receipt of a request for Council action from the Director, the Town Clerk shall place the case on the agenda of the next regular Council meeting, whereupon the Council shall approve or deny the plat.
2. When the certificate of approval by the Council has been transcribed on the plat, the Town Clerk shall retain the plat until the following is met:
a. The Town Engineer certifies that the subdivision has been staked and that the engineering plans, for the subdivision improvements, have been approved.
b. The required letters of assurance of improvements from each serving utility company are attached.
c. An agreement executed by the Subdivider, in a form acceptable to the Town and approved the Town Council, covering the following:
3. The subdivision improvements in a recorded development unit may be constructed in practical increments of lots, as specified by the subdivider, subject to provisions for satisfactory drainage, traffic movements, and other services as determined by the Town Engineer.
4. The improvements, except those utility facilities specified in this Chapter, shall be constructed in accordance with plans approved by the Town Engineer and the appropriate Town department for water and public sanitary sewer facilities, and by the Town Engineer for all other improvements. If the location of the development so requires, water and sanitary sewer facilities shall also be constructed in accordance with plans approved by the appropriate State and County departments.
5. The improvements, except those utility facilities specified in this Chapter, shall be completed within a specified time period, for each increment, as determined by the Town. An extension of time may be granted under conditions specified therein.
6. The subdivider shall give adequate assurance of the construction of each increment in accordance with this Chapter.
7. Progress payments may be made to the subdivider on order from any cash deposit made. Such progress payments shall be made in accordance with standards established by the Town Engineer.
8. Any work abandoned or not completed by the subdivider may be completed by the Town, and the Town shall be entitled to recover the construction costs from the subdivider’s financial assurances posted with the Town, and if insufficient, from the subdivider.
9. Construction of all improvements within streets and easements, except those utility facilities specified in this Chapter, shall be subject to inspection by the Town Engineer.
10. No lots shall be released from the approved increment of lots until either the agreement or an assurance of construction has been posted and accepted by the Town Engineer.
11. With regard to on-site and off-site street and utility improvements accepted for maintenance by the Town of Clarkdale, the subdivider shall warrant all workmanship and materials involved in such improvements for a period of one (1) calendar year after the date of written acceptance.
12. Assurance of Construction:
a. To ensure construction of the required improvements as set forth above in this Section (except those utility facilities specified in this Chapter), the subdivider shall deposit with the Town an amount in cash or a letter of credit equal to the amount of the cost of the work of each recorded increment (as determined by the Town Engineer) guaranteeing that the work will be completed in accordance with Town details and specifications. The letter of credit shall be executed by the subdivider, as principal, with a corporation duly authorized to transact business in the State of Arizona, as surety. The letter of credit or cash shall be released upon satisfactory performance of the work and its acceptance by the Town Engineer. The letter of credit may be canceled or the cash withdrawn by the subdivider, provided that other security satisfactory to the Town has been deposited which will cover the remaining obligations of the subdivider. The Town shall provide written acceptance of the other security prior to the subdivider canceling the letter or requesting release of security held as an assurance of construction.
b. Any alternative forms of assurance, such as a surety bond, must be approved by Town Council during the final plat approval process.
c. The duration of financial assurances shall be for thirteen (13) months, from the date of recording. Extension of time in one (1) year increments may be granted by the Council upon good cause. The assurance shall remain in force and effect until it is released by the Council or has been authorized for partial release as provided herein.
d. The Town Engineer, upon receipt of a certification from the Engineer of Record, may authorize a reduction of the financial assurance for the work completed in accordance with the approved cost estimate and construction plans. Ten percent (10%) of the estimated cost of completed improvements shall be retained to insure sufficient funds remain to insure completion of the improvements, final inspections and preparation of final “as-built” plans.
e. In the event the subdivider defaults or fails or neglects to satisfactorily install the required improvements within three (3) years from the date of recording, the Town Council may declare the assurance forfeited, and the Town may make or cause the required improvements to be made, using the funds from the financial assurance to pay the full expense thereof. In addition, the Director shall notify the State Real Estate Commissioner of the default.
f. If good cause is shown by the subdivider, the Council may extend the term of the assurance and the time limit for completion of subdivision improvements.
13. Upon receiving certification from the Town Engineer and the assurances required by these Regulations, the Town Clerk shall cause the Final Plat to be recorded in the Office of the Yavapai County Recorder.
14. Inspection: The subdivider, using the services of an Arizona registered Professional Engineer and plans as approved by the Town Engineer, shall be responsible for the quality of all materials and workmanship. At the completion of the work, or not less than thirty (30) days prior to the release date of the assurance, the Engineer of Record shall make an inspection of the improvements and shall submit a set of “as-built” construction plans, if complete, or a report on the status of improvements, if only partially complete, to the Town Engineer.
15. A fee may be imposed by the Council for the inspection by the Town Engineer.
16. Report to Council: The Town Engineer will review the “as-built” plans and/or report, with the subdivider’s Engineer of Record and notify the subdivider of any noncompliance with the approved construction plans or with these Regulations. If the Town Engineer determines that compliance has been made, he will then submit a report to the Council, setting forth the conditions of such facilities.
17. Release: A certificate sealed by the Engineer of Record on the “as-built” plans stating that the construction has been completed in substantial conformance to the specifications and standards contained in or referred to herein, must be approved by the Town Engineer and presented to the Council prior to the final release of assurances. If all of the improvements comply with Town Standards, the Council shall release the guarantee. If the condition of materials or workmanship show unusual depreciation or does not comply with Town Standards, the Town Engineer may present this information to the Council who may declare the subdivider in default.
18. Once the improvements are approved and the assurances released, the Council shall review the improvements for acceptance into the Town system for maintenance.
19. If the Council approves the plat, the Town Clerk shall transcribe a certificate of approval upon the plat, first making certain that the other certifications required by these Regulations, have been duly signed. (Revised by Ordinance #428 on 12/10/24; effective 1/20/25; prior code § 12-4-5)
Section 12-5-010 Minor Subdivision
The Minor Subdivision is a process developed to respond to the needs of property owners who are proposing subdivisions of ten (10) lots or fewer. The Preliminary Plat process is replaced by an administrative review by the Subdivision Committee. The Final Plat approval process is still required for Minor Subdivisions, as is compliance with all requirements of Arizona Revised Statutes and compliance with all requirements of the Arizona Department of Real Estate. (Prior code § 12-5-1)
Section 12-5-020 Outline of Minor Subdivision Procedures
The preparation, submittal, review, and approval of all Minor Subdivision Plats located in the Town limits shall proceed through the following progressive stages:
A. Stage I Pre-Application Conference. Refer to Section 12-4-020 of these regulations for submittal requirements and process.
B. Stage II Minor Subdivision Plat. Refer to Section 12-4-030 of this regulation for submittal requirements and process.
The Minor Subdivision Plat shall be reviewed by the Subdivision Committee.
C. Stage III Technical Review. Review to Section 12-4-040 of these regulations for submittal requirements and process.
D. Stage IV Final Plat, Recording and Post Approval. Refer to Section 12-4-050 of these regulations for submittal requirements and process. (Prior code § 12-5-2)
Section 12-5-030 Minor Subdivision Preliminary Plat Review
A. The Director shall distribute copies of the plat to the following:
1. Subdivision Committee:
a. Director of Community Development
b. Director of Public Works and/or Utilities Departments
c. Planning Commission Chair or designee.
d. Town Engineer
e. Police Department
2. The Yavapai County Flood Control District for review of flood control and drainage measures.
3. The Yavapai County Environmental Services for review of sewage disposal proposal.
4. Representatives of local utilities for review.
5. Where the land abuts a State Highway, to the Arizona Department of Transportation for recommendations regarding right-of-way and intersection design.
6. Clarkdale Fire District
B. The reviewers may be requested to transmit their recommendations to the Director in writing. The Director will then summarize the recommendations, prepare a report and present it to the Committee. (Prior code § 12-5-3)
Section 12-5-040 Responsibilities of the Subdivision Committee
The Subdivision Committee shall recommend for approval, conditional approval, or denial of the proposed Minor Subdivision Plat, as proposed, after considering the recommendations and findings of the Director and all other appropriate agencies, and testimony of the applicant.
A. Recommendation for approval by the Subdivision Committee shall be based on the following findings:
1. The proposed subdivision conforms to the adopted goals, objectives and policies of the Town.
2. The proposed subdivision, as reviewed and approved, will not be detrimental to the public health, safety, and general welfare.
3. Environmental concerns conform to adopted standards.
4. The design of the proposed subdivision is sensitive to the physical characteristics of the site.
5. The proposed subdivision is consistent with provisions and intents of Zoning Code requirements applicable to the property.
6. The proposed subdivision conforms to the improvement standards and design standards set forth in these Regulations and other applicable Town, County, State and Federal regulations.
B. If satisfied all objectives of these Regulations have been met, the Subdivision Committee shall recommend approval of the Minor Subdivision Plat. The Planning Commission Chair or designee shall sign one (1) copy of the Minor Subdivision Plat as recognition of approval and return to the subdivider. After recommending approval, the staff will notify the Town Clerk to schedule a public hearing on the matter before the Council, no sooner than twenty-one (21) days nor later than forty-six (46) days after the date of the Subdivision Committee’s action.
C. If the Minor Subdivision Plat is generally acceptable but requires minor revision(s), the Subdivision Committee shall recommend for conditional approval, with the required revisions being noted in the meeting minutes. The staff will forward a copy of the minutes with the copies of the Minor Subdivision Plat to the Council.
D. If the Subdivision Committee finds the Minor Subdivision Plat requires major revision, the case shall be held over pending revision, re-submittal, processing and rescheduling for review. (Prior code § 12-5-4)
Section 12-5-050 Appeals
If the Subdivision Committee finds that the Minor Subdivision Plat does not meet the requirements of these Subdivision Regulations, the subdivider may appeal this decision to the Council.
A. All appeals shall be made in writing and filed with the Council with a copy also filed with the Director setting forth the particulars and the reasons for the appeal.
B. Appeals must be made within thirty (30) days from the date of the findings of the Subdivision Committee.
C. The Council will hear such cases for appeal no later than thirty (30) days after appeal is taken.
D. The Council shall decide appeals wherein it is alleged by the subdivider that there is error in any order, requirement, decision, grant or refusal made by the Subdivision Committee or any official in the administration of these Regulations.
E. The Council may approve, disapprove or approve with modifications, upon appeal or recommendation of the Subdivision Committee in specific cases, such variations as will not be contrary to the public interest, where, according to special conditions, a literal enforcement of these Regulations will result in unnecessary hardship, so the spirit of these Regulations shall be observed and substantial justice done. (Prior code § 12-5-5)
Section 12-5-060 Significance of Minor Subdivision Plat Approval
Minor Subdivision Plat approval constitutes authorization for the subdivider to proceed with preparation of the engineering plans and specifications for public improvements. Minor Subdivision approval is subject to the following:
A. The basic considerations under which approval of the Minor Subdivision Plat is granted will not be changed prior to the expiration date of Minor Subdivision Plat approval.
B. Approval is valid for a period of three (3) years from the date of Council action. Requests can be made for two (2) one (1) year extensions up to a total of not more than five (5) years from the original date of approval. Extensions of the Minor Subdivision Plat approval may be granted by the Council upon receipt of a letter from the subdivider before the expiration date.
C. Minor Subdivision Plat approval, in itself, does not assure final acceptance of streets for dedication or continuation of existing zoning requirements for the tract or its environs. It does not constitute authorization to record the plat.
D. Compliance with all requirements of the Arizona Revised Statutes and compliance with all requirements of the Arizona Department of Real Estate. (Revised by Ordinance #428 on 12/10/24; effective 1/20/25; prior code § 12-5-6)
Section 12-5-010 Minor Subdivision
The Minor Subdivision is a process developed to respond to the needs of property owners who are proposing subdivisions of ten (10) lots or fewer. The Preliminary Plat process is replaced by an administrative review by the Subdivision Committee. The Final Plat approval process is still required for Minor Subdivisions, as is compliance with all requirements of Arizona Revised Statutes and compliance with all requirements of the Arizona Department of Real Estate. (Prior code § 12-5-1)
Section 12-5-020 Outline of Minor Subdivision Procedures
The preparation, submittal, review, and approval of all Minor Subdivision Plats located in the Town limits shall proceed through the following progressive stages:
A. Stage I Pre-Application Conference. Refer to Section 12-4-020 of these regulations for submittal requirements and process.
B. Stage II Minor Subdivision Plat. Refer to Section 12-4-030 of this regulation for submittal requirements and process.
The Minor Subdivision Plat shall be reviewed by the Subdivision Committee.
C. Stage III Technical Review. Review to Section 12-4-040 of these regulations for submittal requirements and process.
D. Stage IV Final Plat, Recording and Post Approval. Refer to Section 12-4-050 of these regulations for submittal requirements and process. (Prior code § 12-5-2)
Section 12-5-030 Minor Subdivision Preliminary Plat Review
A. The Director shall distribute copies of the plat to the following:
1. Subdivision Committee:
a. Director of Community Development
b. Director of Public Works and/or Utilities Departments
c. Planning Commission Chair or designee.
d. Town Engineer
e. Police Department
2. The Yavapai County Flood Control District for review of flood control and drainage measures.
3. The Yavapai County Environmental Services for review of sewage disposal proposal.
4. Representatives of local utilities for review.
5. Where the land abuts a State Highway, to the Arizona Department of Transportation for recommendations regarding right-of-way and intersection design.
6. Clarkdale Fire District
B. The reviewers may be requested to transmit their recommendations to the Director in writing. The Director will then summarize the recommendations, prepare a report and present it to the Committee. (Prior code § 12-5-3)
Section 12-5-040 Responsibilities of the Subdivision Committee
The Subdivision Committee shall recommend for approval, conditional approval, or denial of the proposed Minor Subdivision Plat, as proposed, after considering the recommendations and findings of the Director and all other appropriate agencies, and testimony of the applicant.
A. Recommendation for approval by the Subdivision Committee shall be based on the following findings:
1. The proposed subdivision conforms to the adopted goals, objectives and policies of the Town.
2. The proposed subdivision, as reviewed and approved, will not be detrimental to the public health, safety, and general welfare.
3. Environmental concerns conform to adopted standards.
4. The design of the proposed subdivision is sensitive to the physical characteristics of the site.
5. The proposed subdivision is consistent with provisions and intents of Zoning Code requirements applicable to the property.
6. The proposed subdivision conforms to the improvement standards and design standards set forth in these Regulations and other applicable Town, County, State and Federal regulations.
B. If satisfied all objectives of these Regulations have been met, the Subdivision Committee shall recommend approval of the Minor Subdivision Plat. The Planning Commission Chair or designee shall sign one (1) copy of the Minor Subdivision Plat as recognition of approval and return to the subdivider. After recommending approval, the staff will notify the Town Clerk to schedule a public hearing on the matter before the Council, no sooner than twenty-one (21) days nor later than forty-six (46) days after the date of the Subdivision Committee’s action.
C. If the Minor Subdivision Plat is generally acceptable but requires minor revision(s), the Subdivision Committee shall recommend for conditional approval, with the required revisions being noted in the meeting minutes. The staff will forward a copy of the minutes with the copies of the Minor Subdivision Plat to the Council.
D. If the Subdivision Committee finds the Minor Subdivision Plat requires major revision, the case shall be held over pending revision, re-submittal, processing and rescheduling for review. (Prior code § 12-5-4)
Section 12-5-050 Appeals
If the Subdivision Committee finds that the Minor Subdivision Plat does not meet the requirements of these Subdivision Regulations, the subdivider may appeal this decision to the Council.
A. All appeals shall be made in writing and filed with the Council with a copy also filed with the Director setting forth the particulars and the reasons for the appeal.
B. Appeals must be made within thirty (30) days from the date of the findings of the Subdivision Committee.
C. The Council will hear such cases for appeal no later than thirty (30) days after appeal is taken.
D. The Council shall decide appeals wherein it is alleged by the subdivider that there is error in any order, requirement, decision, grant or refusal made by the Subdivision Committee or any official in the administration of these Regulations.
E. The Council may approve, disapprove or approve with modifications, upon appeal or recommendation of the Subdivision Committee in specific cases, such variations as will not be contrary to the public interest, where, according to special conditions, a literal enforcement of these Regulations will result in unnecessary hardship, so the spirit of these Regulations shall be observed and substantial justice done. (Prior code § 12-5-5)
Section 12-5-060 Significance of Minor Subdivision Plat Approval
Minor Subdivision Plat approval constitutes authorization for the subdivider to proceed with preparation of the engineering plans and specifications for public improvements. Minor Subdivision approval is subject to the following:
A. The basic considerations under which approval of the Minor Subdivision Plat is granted will not be changed prior to the expiration date of Minor Subdivision Plat approval.
B. Approval is valid for a period of three (3) years from the date of Council action. Requests can be made for two (2) one (1) year extensions up to a total of not more than five (5) years from the original date of approval. Extensions of the Minor Subdivision Plat approval may be granted by the Council upon receipt of a letter from the subdivider before the expiration date.
C. Minor Subdivision Plat approval, in itself, does not assure final acceptance of streets for dedication or continuation of existing zoning requirements for the tract or its environs. It does not constitute authorization to record the plat.
D. Compliance with all requirements of the Arizona Revised Statutes and compliance with all requirements of the Arizona Department of Real Estate. (Revised by Ordinance #428 on 12/10/24; effective 1/20/25; prior code § 12-5-6)
Section 12-6-010 Purpose of Minor Land Divisions
A. Provide for the division of land into parcels or lots of two (2) or three (3) parts through a process that is more expeditious than the subdivision process.
B. Maintain accurate records of surveys created to divide existing parcels or lots.
C. Assure the proposed land division conforms to the standards established by the Town of Clarkdale.
D. Ensure adequate legal access to lots or parcels.
E. Ensure adequate emergency vehicle access to lots or parcels.
F. Ensure that Minor Land Division does not constitute a subdivision as defined in Zoning Code Section 12-2 or Arizona Revised Statutes Title 9. (Prior code § 12-6-1)
Section 12-6-020 Applicability
A. The regulations contained in this Section shall apply to all divisions of land made within the corporate limits of the Town of Clarkdale since December 12, 1986, the effective date of revisions to the Town Code, whereby the division of any property into four (4) or more parcels shall proceed through the subdivision process and be subject to all of the provisions of Chapter 12 Subdivision Regulations of the Zoning Code of the Town of Clarkdale.
1. The division of improved or unimproved land or lands into two (2) or three (3) lots, tracts, or parcels, and which does not involve a new street, shall be subject to the provisions of this Section.
2. All other divisions or changes shall proceed through the Subdivision process. (Prior code § 12-6-2)
Section 12-6-030 General Standards
A. All Minor Land Divisions shall be developed to comply with all requirements for the specific zoning district in which the divisions are located. At a minimum, these will include meeting the following, if applicable:
1. Minimum lot size
2. Minimum lot width
3. Minimum setbacks
5. Lot coverage and floor area ratio
B. No lot or parcel shall be divided so that any division of the lot contains more dwelling units than are permitted by the zoning district for which the lot or parcel is located.
C. No lot or parcel shall be divided so that any division of the lot results in a split zoning classification on a single lot or parcel.
D. No lot or parcel shall be divided so that any division of the lot or parcel results in the creation of a non-conforming structure or use.
E. No lot or parcel shall be divided so that any division of the lot results in a lack of legal access to any lots or parcels created by the division. (Prior code § 12-6-3)
Section 12-6-040 Application Requirements
This section outlines the minimum information needed to enable the Town to make informed and expeditious decisions regarding applications for Minor Land Divisions. Unless exempted by the Director, the information contained in this Section shall be provided by each applicant. All mapped data shall be drawn to a scale of not greater than one inch equals one hundred feet (1" = 100'). Unless otherwise directed, the map data will be drawn on a sheet not to exceed twenty-four inches by thirty-six inches (24" x 36").
A. Minor Land Divisions:
1. Completed Minor Land Divisions Application
2. Two (2) paper copies and one (1) digital copy of a Minor Land Divisions Survey from a land surveyor registered in the State of Arizona) containing the following information:
a. Title, which shall read “Minor Land Division Map for “(name of applicant)”.
b. Location by section, township, and range.
c. Legal description of land involved.
d. Name, address, email address and phone number of applicant and/or owner.
e. Scale, north point, and dates of preparation and revisions.
f. Existing streets (public or private), utility easements, and lot or parcel lines.
g. Name, address, registration number, and seal of the registered land surveyor preparing the map.
h. Boundaries of the tract to be divided fully balanced and closed showing all bearings and distances determined by an accurate survey in the field. All dimensions shall be shown in feet and decimals.
i. Location and dimensions of all lots within the Minor Land Division Map. All sides of the proposed lots shall be identified by bearing and distances.
j. All lots shall be identified by number or letter.
k. Proposed street dedications or private access easements, as well as public utility easements, shall be identified by course, length and width.
l. If questions pertaining to property boundaries develop, the Community Development Department may require location of all existing physical and natural features, including, but not limited to, buildings, structures, bridges, culverts, within the Minor Land Division boundaries. The applicant shall also identify any of those features which are to be removed.
m. The map shall include provisions for signatures by the Director and the Town Engineer and the date of approval.
n. Identify any public utility extensions or upgrades, when required, to serve proposed land division.
o. Any ingress or street improvements necessary to ensure compliance with emergency vehicle access, dust abatement, and drainage improvements necessary to mitigate any negative effects on current public infrastructure adjacent to and/or fronting the proposed land division.
p. Other information as deemed applicable by the Director to enable the Town to determine the compliance of the Minor Land Division with applicable ordinances and regulations.
3. Payment of a fee for review of the application.
4. Documentation of the land division history of the parcel proposed to be divided in the form of a chain of title or a history of the ownership of the parcel proposed to be split, dating back to December 12, 1986, the effective date of the Code; the chain of title or history of ownership shall be provided so as to determine whether or not the proposed land split constitutes a subdivision. Such documentation shall be presented by a recognized title company doing business in the state of Arizona in the form of a title history search, copies of deeds, or County Assessor’s records and maps. (Prior code § 12-6-4)
Section 12-6-050 Application Process
A. Pre-Application Process.
1. The applicant shall meet with the Director to discuss the proposed Minor Land Division. The Director shall advise the applicant of the specific objectives of this Section and the specific procedures, standards, and approval process regarding the review of the application.
B. Submittal of Application to the Community Development Department.
1. The Director, or their designee, shall check all submittals to ensure the application complies with the objectives and standards of this Ordinance and the General Plan. It shall be the responsibility of the Community Development Department to ensure all relevant departments, utilities, and other agencies receive copies for review. The following information is required at the time of application:
a. Completed application form
b. Application fee
c. Completed land division survey as noted in Section 12-5-040-4-A.2 above.
d. The chain of title or history of the ownership of the parcel proposed to be split.
C. Decision of Director.
1. Upon receipt of a completed application, the Director, or their designee, shall approve or deny the Permit within thirty (30) days. A denial may be based only upon one (1) or more, of the following findings:
a. Parcels resulting from the division do not conform to applicable zoning regulations.
b. The division of land results in a subdivision as defined in the Subdivision Regulations.
c. One (1), or more, of the resulting parcels are landlocked.
D. Appeals.
1. Appeals to the Board of Adjustment may be taken by any applicant aggrieved by a decision of any administrative office made in the enforcement of these regulations.
E. Actions after Approval: If approved, the applicant shall submit the following:
1. Two copies, plus one digital copy, of a final, recordable, reproducible, mylar map twenty-four inches by thirty-six inches (24" x 36") consistent with the approved plan showing all lot, tract or parcel corners, dimensions, a complete legal description of the site and of each lot, track or parcel, and signature block for the Director.
2. Upon written approval by the Director, applicant shall record the Minor Land Division map with the Yavapai County Recorder’s Office. Said recording shall occur within sixty (60) days of approval, or the Minor Land Division shall automatically become null and void. A copy of the recorded land division shall be provided to the Community Development Department after being recorded. (Prior code § 12-6-5)
Section 12-6-060 Conspiracy to Subdivide
Any Minor Land Division or sequence of divisions which are the result of two (2) or more individuals, firms, partnerships or corporations conspiring together to create four (4) or more parcels of land shall be deemed a subdivision and subject to all provisions of the Town of Clarkdale Subdivision Ordinance. (Prior code § 12-6-6)
Section 12-6-070 Purpose of Lot Line Adjustment
The Lot Line Adjustment is an agreement between adjoining property owners to adjust a common boundary line. No new lots or parcels are created. For purposes of this Section, a Lot Line Adjustment shall include the following acts:
A. The Lot Line Adjustment between owners of adjoining properties solely for the purpose of revisions to common boundary lines; and,
B. Additional lots are not being created; and,
C. Any lot remaining after the Lot Line Adjustment shall contain at least the minimum lot size, setback, frontage as required by the Zoning Code, and shall meet all other lot standards of the Town of Clarkdale’s Zoning Code. (Prior code § 12-6-7)
Section 12-6-080 General Standards
A. All Lot Line Adjustments shall be developed to comply with all requirements for the specific zoning district in which the divisions are located. At a minimum, these will include meeting the following, if applicable:
1. Minimum lot size
2. Minimum lot width
3. Minimum setbacks
5. Lot coverage and floor area ratio
B. No Lot Line Adjustment shall result in more dwelling units than are permitted by the zoning district for which the lot or parcel is located.
C. No Lot Line Adjustment shall results in a split zoning classification on a single lot or parcel.
D. No Lot Line Adjustment shall result in the creation of a non-conforming structure or use.
E. No Lot Line Adjustment shall result in a lack of legal access to any lots or parcels created by the division. (Prior code § 12-6-8)
Section 12-6-090 Application Requirements
This section outlines the minimum information needed to enable the Town to make informed and expeditious decisions regarding applications for Lot Line Adjustments. Unless exempted by the Director, the information contained in this Section shall be provided by each applicant. All mapped data shall be drawn to a scale of not greater than one inch equals one hundred feet (1" = 100'). Unless otherwise directed, the map data will be drawn on a sheet not to exceed twenty-four inches by thirty-six inches (24" x 36").
A. Lot Line Adjustments:
1. Completed Lot Line Adjustment Application
2. Lot Line Adjustment Survey, two paper (2) copies plus one digital copy, completed by a registered land surveyor in the State of Arizona); and
3. Payment of the Application Fee. (Prior code § 12-6-9)
Section 12-6-100 Application Process
An application for Lot Line Adjustment shall be submitted to the Director with the required copies of the lot line adjustment survey and the application fee. The Director shall have thirty (30) working days to approve or reject the application. If approved by the Director, the land survey shall be recorded by the applicant in the office of the Yavapai County Recorder within ten (10) calendar days. A copy of the recorded Lot Line Adjustment shall be provided to the Community Development Department after recording. If rejected, written notice shall be provided to the applicant via first class mail, postmarked within ten (10) days after the expiration of the thirty (30) day review period. The written notice shall specify the reasons for denial.
A. Appeals:
Appeals to the Board of Adjustment may be taken by any applicant aggrieved by a decision of any administrative office made in the enforcement of these regulations (see Section 17-2-3 of the Town Code for the appeal procedure).
B. Actions after Approval:
If application is approved the applicant shall submit the following:
1. A final, recordable, reproducible, mylar map twenty-four inches by thirty-six inches (24” x 36”) consistent with the approved plan showing all lot, tract or parcel corners, dimensions, a complete legal description of the site and of each lot, track, or parcel, and signature block for the Director.
2. Upon written approval by the Director, the applicant shall record the Lot Line Adjustment map with the Yavapai County Recorder’s Office. Said recording shall occur within sixty (60) days of approval or the Lot Line Adjustment shall automatically become null and void. A copy of the recorded land division shall be provided to the Community Development Department after being recorded. (Prior code § 12-6-10)
Section 12-6-110 Roadway Standards for Minor Subdivisions
The following roadway standards shall be used in the consideration of Minor Subdivisions. In all other respects the Design Principles will be the same as for any other roadway within a subdivision.
Between 2 and 3 lots - | Private Street Standard expanded to include a twenty-five foot (25’) right-of-way. |
From 4 to 6 lots - | Rural Lane Standard |
From 7 to 10 lots - | Rural Local Standard |
Roadways required as outlined above shall be provided along the entire frontage of the lots being created and must be provided with required right-of-ways that are dedicated and constructed in accordance with the provisions of the Subdivision Regulations following the approval of Council of the Final Plat and prior to the issuance of any building permits for the lots. Each of the deeds created for the resulting lots must carry a notation pointing out the responsibility of the property owner to improve the roadway to the required standard prior to issuance of building permit. All new roadways to be dedicated to the Town must be constructed to the minimum requirements as approved by the Town Engineer and the Director of Public Works and/or Utilities Departments.
Any lots created that would have their frontage on what is indicated in the General Plan of the Town of Clarkdale (as it may be amended) as existing or proposed Collector or Arterial streets shall provide the minimum right-of-way for that street type.
All street right-of-ways shall also include an adjacent minimum eight foot (8’) Public Utility Easement, on one (1) side for the entire length of the street segment. (Prior code § 12-6-11)
Section 12-6-010 Purpose of Minor Land Divisions
A. Provide for the division of land into parcels or lots of two (2) or three (3) parts through a process that is more expeditious than the subdivision process.
B. Maintain accurate records of surveys created to divide existing parcels or lots.
C. Assure the proposed land division conforms to the standards established by the Town of Clarkdale.
D. Ensure adequate legal access to lots or parcels.
E. Ensure adequate emergency vehicle access to lots or parcels.
F. Ensure that Minor Land Division does not constitute a subdivision as defined in Zoning Code Section 12-2 or Arizona Revised Statutes Title 9. (Prior code § 12-6-1)
Section 12-6-020 Applicability
A. The regulations contained in this Section shall apply to all divisions of land made within the corporate limits of the Town of Clarkdale since December 12, 1986, the effective date of revisions to the Town Code, whereby the division of any property into four (4) or more parcels shall proceed through the subdivision process and be subject to all of the provisions of Chapter 12 Subdivision Regulations of the Zoning Code of the Town of Clarkdale.
1. The division of improved or unimproved land or lands into two (2) or three (3) lots, tracts, or parcels, and which does not involve a new street, shall be subject to the provisions of this Section.
2. All other divisions or changes shall proceed through the Subdivision process. (Prior code § 12-6-2)
Section 12-6-030 General Standards
A. All Minor Land Divisions shall be developed to comply with all requirements for the specific zoning district in which the divisions are located. At a minimum, these will include meeting the following, if applicable:
1. Minimum lot size
2. Minimum lot width
3. Minimum setbacks
5. Lot coverage and floor area ratio
B. No lot or parcel shall be divided so that any division of the lot contains more dwelling units than are permitted by the zoning district for which the lot or parcel is located.
C. No lot or parcel shall be divided so that any division of the lot results in a split zoning classification on a single lot or parcel.
D. No lot or parcel shall be divided so that any division of the lot or parcel results in the creation of a non-conforming structure or use.
E. No lot or parcel shall be divided so that any division of the lot results in a lack of legal access to any lots or parcels created by the division. (Prior code § 12-6-3)
Section 12-6-040 Application Requirements
This section outlines the minimum information needed to enable the Town to make informed and expeditious decisions regarding applications for Minor Land Divisions. Unless exempted by the Director, the information contained in this Section shall be provided by each applicant. All mapped data shall be drawn to a scale of not greater than one inch equals one hundred feet (1" = 100'). Unless otherwise directed, the map data will be drawn on a sheet not to exceed twenty-four inches by thirty-six inches (24" x 36").
A. Minor Land Divisions:
1. Completed Minor Land Divisions Application
2. Two (2) paper copies and one (1) digital copy of a Minor Land Divisions Survey from a land surveyor registered in the State of Arizona) containing the following information:
a. Title, which shall read “Minor Land Division Map for “(name of applicant)”.
b. Location by section, township, and range.
c. Legal description of land involved.
d. Name, address, email address and phone number of applicant and/or owner.
e. Scale, north point, and dates of preparation and revisions.
f. Existing streets (public or private), utility easements, and lot or parcel lines.
g. Name, address, registration number, and seal of the registered land surveyor preparing the map.
h. Boundaries of the tract to be divided fully balanced and closed showing all bearings and distances determined by an accurate survey in the field. All dimensions shall be shown in feet and decimals.
i. Location and dimensions of all lots within the Minor Land Division Map. All sides of the proposed lots shall be identified by bearing and distances.
j. All lots shall be identified by number or letter.
k. Proposed street dedications or private access easements, as well as public utility easements, shall be identified by course, length and width.
l. If questions pertaining to property boundaries develop, the Community Development Department may require location of all existing physical and natural features, including, but not limited to, buildings, structures, bridges, culverts, within the Minor Land Division boundaries. The applicant shall also identify any of those features which are to be removed.
m. The map shall include provisions for signatures by the Director and the Town Engineer and the date of approval.
n. Identify any public utility extensions or upgrades, when required, to serve proposed land division.
o. Any ingress or street improvements necessary to ensure compliance with emergency vehicle access, dust abatement, and drainage improvements necessary to mitigate any negative effects on current public infrastructure adjacent to and/or fronting the proposed land division.
p. Other information as deemed applicable by the Director to enable the Town to determine the compliance of the Minor Land Division with applicable ordinances and regulations.
3. Payment of a fee for review of the application.
4. Documentation of the land division history of the parcel proposed to be divided in the form of a chain of title or a history of the ownership of the parcel proposed to be split, dating back to December 12, 1986, the effective date of the Code; the chain of title or history of ownership shall be provided so as to determine whether or not the proposed land split constitutes a subdivision. Such documentation shall be presented by a recognized title company doing business in the state of Arizona in the form of a title history search, copies of deeds, or County Assessor’s records and maps. (Prior code § 12-6-4)
Section 12-6-050 Application Process
A. Pre-Application Process.
1. The applicant shall meet with the Director to discuss the proposed Minor Land Division. The Director shall advise the applicant of the specific objectives of this Section and the specific procedures, standards, and approval process regarding the review of the application.
B. Submittal of Application to the Community Development Department.
1. The Director, or their designee, shall check all submittals to ensure the application complies with the objectives and standards of this Ordinance and the General Plan. It shall be the responsibility of the Community Development Department to ensure all relevant departments, utilities, and other agencies receive copies for review. The following information is required at the time of application:
a. Completed application form
b. Application fee
c. Completed land division survey as noted in Section 12-5-040-4-A.2 above.
d. The chain of title or history of the ownership of the parcel proposed to be split.
C. Decision of Director.
1. Upon receipt of a completed application, the Director, or their designee, shall approve or deny the Permit within thirty (30) days. A denial may be based only upon one (1) or more, of the following findings:
a. Parcels resulting from the division do not conform to applicable zoning regulations.
b. The division of land results in a subdivision as defined in the Subdivision Regulations.
c. One (1), or more, of the resulting parcels are landlocked.
D. Appeals.
1. Appeals to the Board of Adjustment may be taken by any applicant aggrieved by a decision of any administrative office made in the enforcement of these regulations.
E. Actions after Approval: If approved, the applicant shall submit the following:
1. Two copies, plus one digital copy, of a final, recordable, reproducible, mylar map twenty-four inches by thirty-six inches (24" x 36") consistent with the approved plan showing all lot, tract or parcel corners, dimensions, a complete legal description of the site and of each lot, track or parcel, and signature block for the Director.
2. Upon written approval by the Director, applicant shall record the Minor Land Division map with the Yavapai County Recorder’s Office. Said recording shall occur within sixty (60) days of approval, or the Minor Land Division shall automatically become null and void. A copy of the recorded land division shall be provided to the Community Development Department after being recorded. (Prior code § 12-6-5)
Section 12-6-060 Conspiracy to Subdivide
Any Minor Land Division or sequence of divisions which are the result of two (2) or more individuals, firms, partnerships or corporations conspiring together to create four (4) or more parcels of land shall be deemed a subdivision and subject to all provisions of the Town of Clarkdale Subdivision Ordinance. (Prior code § 12-6-6)
Section 12-6-070 Purpose of Lot Line Adjustment
The Lot Line Adjustment is an agreement between adjoining property owners to adjust a common boundary line. No new lots or parcels are created. For purposes of this Section, a Lot Line Adjustment shall include the following acts:
A. The Lot Line Adjustment between owners of adjoining properties solely for the purpose of revisions to common boundary lines; and,
B. Additional lots are not being created; and,
C. Any lot remaining after the Lot Line Adjustment shall contain at least the minimum lot size, setback, frontage as required by the Zoning Code, and shall meet all other lot standards of the Town of Clarkdale’s Zoning Code. (Prior code § 12-6-7)
Section 12-6-080 General Standards
A. All Lot Line Adjustments shall be developed to comply with all requirements for the specific zoning district in which the divisions are located. At a minimum, these will include meeting the following, if applicable:
1. Minimum lot size
2. Minimum lot width
3. Minimum setbacks
5. Lot coverage and floor area ratio
B. No Lot Line Adjustment shall result in more dwelling units than are permitted by the zoning district for which the lot or parcel is located.
C. No Lot Line Adjustment shall results in a split zoning classification on a single lot or parcel.
D. No Lot Line Adjustment shall result in the creation of a non-conforming structure or use.
E. No Lot Line Adjustment shall result in a lack of legal access to any lots or parcels created by the division. (Prior code § 12-6-8)
Section 12-6-090 Application Requirements
This section outlines the minimum information needed to enable the Town to make informed and expeditious decisions regarding applications for Lot Line Adjustments. Unless exempted by the Director, the information contained in this Section shall be provided by each applicant. All mapped data shall be drawn to a scale of not greater than one inch equals one hundred feet (1" = 100'). Unless otherwise directed, the map data will be drawn on a sheet not to exceed twenty-four inches by thirty-six inches (24" x 36").
A. Lot Line Adjustments:
1. Completed Lot Line Adjustment Application
2. Lot Line Adjustment Survey, two paper (2) copies plus one digital copy, completed by a registered land surveyor in the State of Arizona); and
3. Payment of the Application Fee. (Prior code § 12-6-9)
Section 12-6-100 Application Process
An application for Lot Line Adjustment shall be submitted to the Director with the required copies of the lot line adjustment survey and the application fee. The Director shall have thirty (30) working days to approve or reject the application. If approved by the Director, the land survey shall be recorded by the applicant in the office of the Yavapai County Recorder within ten (10) calendar days. A copy of the recorded Lot Line Adjustment shall be provided to the Community Development Department after recording. If rejected, written notice shall be provided to the applicant via first class mail, postmarked within ten (10) days after the expiration of the thirty (30) day review period. The written notice shall specify the reasons for denial.
A. Appeals:
Appeals to the Board of Adjustment may be taken by any applicant aggrieved by a decision of any administrative office made in the enforcement of these regulations (see Section 17-2-3 of the Town Code for the appeal procedure).
B. Actions after Approval:
If application is approved the applicant shall submit the following:
1. A final, recordable, reproducible, mylar map twenty-four inches by thirty-six inches (24” x 36”) consistent with the approved plan showing all lot, tract or parcel corners, dimensions, a complete legal description of the site and of each lot, track, or parcel, and signature block for the Director.
2. Upon written approval by the Director, the applicant shall record the Lot Line Adjustment map with the Yavapai County Recorder’s Office. Said recording shall occur within sixty (60) days of approval or the Lot Line Adjustment shall automatically become null and void. A copy of the recorded land division shall be provided to the Community Development Department after being recorded. (Prior code § 12-6-10)
Section 12-6-110 Roadway Standards for Minor Subdivisions
The following roadway standards shall be used in the consideration of Minor Subdivisions. In all other respects the Design Principles will be the same as for any other roadway within a subdivision.
Between 2 and 3 lots - | Private Street Standard expanded to include a twenty-five foot (25’) right-of-way. |
From 4 to 6 lots - | Rural Lane Standard |
From 7 to 10 lots - | Rural Local Standard |
Roadways required as outlined above shall be provided along the entire frontage of the lots being created and must be provided with required right-of-ways that are dedicated and constructed in accordance with the provisions of the Subdivision Regulations following the approval of Council of the Final Plat and prior to the issuance of any building permits for the lots. Each of the deeds created for the resulting lots must carry a notation pointing out the responsibility of the property owner to improve the roadway to the required standard prior to issuance of building permit. All new roadways to be dedicated to the Town must be constructed to the minimum requirements as approved by the Town Engineer and the Director of Public Works and/or Utilities Departments.
Any lots created that would have their frontage on what is indicated in the General Plan of the Town of Clarkdale (as it may be amended) as existing or proposed Collector or Arterial streets shall provide the minimum right-of-way for that street type.
All street right-of-ways shall also include an adjacent minimum eight foot (8’) Public Utility Easement, on one (1) side for the entire length of the street segment. (Prior code § 12-6-11)
Section 12-7-010 Purpose
A. It is the purpose of this Section to establish in outline the minimum acceptable standards for improvement of streets and utilities, to define the responsibility of the subdivider in planning, constructing and financing improvements and to establish procedures for review and approval of engineering plans.
B. All improvements in streets or easements which are required as a condition to plat approval shall be the responsibility of the subdivider. (Prior code § 12-7-1)
Section 12-7-020 Improvement Plans
A. A complete set of engineering plans for construction of all required improvements shall be prepared by an engineer registered in Arizona. Such plans shall be based on those approved during the Preliminary Plat and the Technical Review stages.
B. Final construction plans for all improvements shall be approved and signed by the Town Engineer prior to the approval of the Final Plat. (Prior code § 12-7-2)
Section 12-7-030 Construction and Inspection
A. All improvements, whether public or private, shall be constructed to the latest standards and specifications adopted by the Town.
B. All improvements in the public right-of-way shall be constructed under the inspection and approval of the Town Engineer and/or the Director of Public Works and/or Utilities Departments. Construction shall not commence until a permit has been issued for such construction. Work shall not be discontinued or suspended unless first approved by the Town and work shall not resume prior to notification and approval of the Town.
C. All underground utilities to be installed in the street shall be constructed prior to the surfacing of such street.
D. All relocations and reconstruction of irrigation facilities shall be done to standards of the owning utility and the Town Engineer.
E. Improvements proposed or required on County or State highway right-of-way shall be included in the improvement plans and designed to the applicable County or State standards. Prior to approval by the Town Engineer, the subdivider shall acquire the approval of such improvements by the applicable County or State authorities, as directed by the Town Engineer.
F. Underground utilities may be extended and easements shall be required to the boundaries of the plat to provide service connections to abutting unsubdivided land. (Prior code § 12-7-3)
Section 12-7-040 Required Improvements
A. Streets:
1. All streets and alleys, both public and private, within the subdivision, including perimeter streets or half-streets, shall be improved in accordance with Section 12-3 of these Regulations.
2. Where there are existing streets adjacent to the subdivision, subdivision streets shall be improved to the intercepting paving line of existing streets.
3. Dead-end streets serving more than four (4) lots shall be provided with an improved temporary turning circle.
4. When a major collector or arterial street is included, or is a perimeter street, the Town may pay for such extra width paving as deemed appropriate by the Town.
B. Where curbs and/or sidewalks are required, they shall be paved with portland cement to the latest MAG standards or the latest standards and specifications of the Town Code, if the Town Code is more restrictive.
C. Water:
1. All lots will be supplied with public or private piped water unless the lots are larger than seventy thousand (70,000) square feet in area. Supplied water shall be of sufficient volume and at a minimum pressure of twenty pounds per square inch (20 PSI) for domestic use and fire protection. All lines shall be designed to the standards of Arizona Department of Environmental Quality (ADEQ).
2. If water is supplied by a public or private water company, the minimum service connection shall be three-quarter inch (3/4") to each lot.
3. If water is supplied by a public or private water company, then fire hydrants shall be installed in the subdivision at locations and to grades approved by the Water Company, Town Engineer and the Fire District, and in conformance with Town and Uniform Fire Code Standards.
4. If water service is not available from a public or private water company then a statement of water adequacy from the Arizona Department of Water Resources will be required.
D. Sewers:
1. If the subdivision is within twenty-five feet (25’) per lot (i.e. 250 feet for 10 lots, 1,250 feet for 50 lots) of an available sanitary sewer then, each lot shall be supplied with connection to such sewer with lines designed to Town, County, and State standards.
2. If connection to a public sewer system is not required, the Town shall require the installation of capped sewer mains, if the average subdivision lot is less than two (2) acres in area.
3. When connection to a sanitary sewer system is not available, septic tanks or other disposal systems may be permitted provided a statement is submitted from the County Health Department certifying that field investigation has determined ground slopes and soil conditions will allow for satisfactory disposal by this method with the lot arrangement and size as depicted on the subdivision plan.
E. Gas service may be furnished according to current supplies as determined by the franchise supplier.
F. Utilities:
1. New utilities including, but not limited to electric, internet fiber optics, communication and television cable shall be installed underground.
2. When overhead utility lines exist within the property being platted, including boundary easements, said existing overhead utility lines and the new installations within the platted area shall be placed underground.
3. When overhead utility lines exist on the boundary of the property being platted, said existing overhead utility lines, and any additions or replacements needed to increase capacity or improve service reliability, may remain overhead, provided however, that any service drops into the platted area from said peripheral overhead lines shall be underground.
4. Electric lines greater than three thousand Kilovolt Amps (3,000 KVA) capacity shall be exempt from being placed underground.
5. Exception may be granted if the Commission recommends that due to soil or other natural features is impractical to place the utility underground.
6. Design of all underground utilities shall be coordinated to prevent issues and/or conflicts. All utilities shall be installed in a manner consistent with separations required by local county and state agencies.
7. The subdivider shall make the necessary arrangements with each of the serving utility companies involved for the installation of the underground facilities. Letters from each utility company indicating such arrangements have been made shall be submitted to the Director prior to submittal of the Final Plat.
G. Storm Drainage and Detention:
1. The subdivider shall make provisions for the disposal of storm water entering, as well as initiated in the subdivision, in accordance with plans approved by the Yavapai County Flood Control District and the Town Engineer.
2. The hydrologic function of existing major water courses shall be protected.
3. Complete hydrology and hydrological design computations and a Phase III County Flood Control Report shall accompany the plans and shall be approved by the Town Engineer before recordation of the Final Plat.
4. Increases in on-site storm runoff due to development shall be addressed in the hydrologic/hydrological analysis and shall meet the criteria set forth in the most recent Yavapai County Flood Control District Reference Storm Water Detention Material.
5. Once constructed and approved by the Town, the drainage and detention facilities shall not be modified unless such modification is approved by the Town Engineer.
H. Street lights shall be required and installed in accordance with Town Standards. Installation, or partial installation in residential and industrial subdivisions, may be waived by the Council. Solar street light designs are encouraged and may be required.
I. Street Name and Traffic Control Signs:
1. All streets in a subdivision shall be named and identified by signs installed at every street intersection.
2. Traffic control devices shall be installed as recommended by the Town Police Department and Public Works Department.
3. All signs and devices shall be standard as indicated by Town policy and as approved by the Director of Public Works and/or Utilities Departments.
J. Monuments:
1. Permanent monuments shall be installed as approved by the Town Engineer, at all corners, angle points, points of curve and at all street intersections for streets within and around the perimeter of the subdivision and at such other locations as determined by the Town Engineer.
2. A permanent marker acceptable to the Town Engineer shall be set at all corners, angle points and points of curve for each lot within the subdivision prior to the recording of the plat.
3. After all monuments have been installed, a registered land surveyor shall check the location of the monuments and certify their accuracy.
K. Appropriate buffering may be required to separate residential lots from arterial and collector streets if said residential lots back to such streets.
L. Landscaping or retaining walls may be required by the Town Engineer to prevent erosion on areas of cut or fill.
M. As a condition of Final Plat approval, the Commission and Council may require a subdivider to pay a pro rata share of the cost, or agree to install the necessary street, sewerage, drainage and other improvements, including land and easements, located off-site of the property limits of the subdivision but necessitated or required by the development. “Necessary” improvements are those reasonably related to the proposed subdivision. The Commission and Council shall provide in its resolution of Preliminary Plat approval the basis of the required improvements. The capacity and design of proposed improvements shall be based upon the recommendations of the Town Engineer, the Yavapai County Flood Control District, the Arizona Department of Transportation (ADOT), and the adopted Town Circulation Plan, Sewer Plan, Drainage Plan, General Plan or other adopted improvement plans. At the discretion of the Council, pro rata funds may be deposited into an escrow account for future construction if it is deemed by the Council that it is in the interest of the Town to delay construction of said improvements. In no case shall the delay be more than six (6) years and in the case that the Town elects to not construct the improvements within six (6) years, the funds will be returned to the subdivider with interest paid at the same rate of interest that the Town received on the funds.
N. Upon completion of development, the subdivider’s Engineer of Record shall provide and certify a set of “as-built” construction plans to the Town Engineer, stating that all required improvements have been completed in substantial conformance to the specifications and standards contained in or referred to herein. (Prior code § 12-7-4)
Exhibit A - Residential Collector
R-O-W Width | 40 feet |
Improved Roadway | 28 feet Back of Curb/Back of Curb |
Surface | 2 inches asphalt with 6 inches Base |
or | |
3 inches asphalt with 4 inches Base | |
Base | ABC (Aggregate Base Course) |
Subgrade | 6 inches minimum |
Curb/gutter | 6 inches vertical – 2 foot horizontal |
Shoulders | None |
Ditches | None |
Maximum ADT | 3,000 |
Sidewalk | 4 feet Minimum |
Crown | 2% Minimum |
Grade | 7% Maximum |
Exhibit B - Residential Local
R-O-W Width | 40 feet |
Improved Roadway | 28 feet Back of Curb/Back of Curb |
Surface | 2 inches asphalt with 6 inches Base |
or | |
3 inches asphalt with 4 inches Base | |
Base | ABC |
Subgrade | 6 inches minimum |
Curb/gutter | Rolled Curb |
Shoulders | None |
Ditches | None |
Maximum ADT | 500 |
Sidewalk | 4 feet Minimum |
Crown | 2% Minimum |
Grade | 10% Maximum |
Exhibit C - Rural Collector
R-O-W Width | 40 feet |
Improved Roadway | 22 feet from edge of pavement to edge of pavement |
Surface | 2 inches asphalt with 6 inches Base or |
3 inches asphalt with 4 inches Base | |
Base | ABC |
Subgrade | 6 inches minimum |
Curb/gutter | None |
Shoulders | 4 inches graded |
Ditches | 1.5:1 Maximum Slope, Minimum depth to be determined by grading plan and approved by the Town Engineer |
Maximum ADT | 3,000 |
Sidewalk | None |
Crown | 2% Minimum (not indicated on example) |
Grade | 7% Maximum |
Exhibit D - Rural Local
R-O-W Width | 40 feet |
Improved Roadway | 18 feet Edge of pavement/Edge of pavement |
Surface | 2 inches asphalt with 6 inches Base or |
3 inches asphalt with 4 inches Base | |
Base | ABC |
Subgrade | 6 inches minimum |
Curb/gutter | No |
Shoulders | 2 feet graded |
Ditches | 1.5:1 Maximum Slope, Minimum depth to be determined by grading plan and approved by the Town Engineer |
Maximum ADT | 500 |
Sidewalk | No |
Crown | 2% Minimum (not indicated on example) |
Grade | 10% Maximum |
Exhibit E - Rural Lane
R-O-W Width | 40 feet |
Improved Roadway | 20 feet from edge of ABC to edge of ABC |
Surface | 4 inches ABC |
Subgrade | 6 inches minimum |
Curb/gutter | No |
Shoulders | None |
Ditches | Yes - 1.5:1 Maximum Slope, Minimum depth to be determined by grading plan and approved by the Town Engineer |
Maximum ADT | 250 |
Sidewalk | None |
Crown | 2% Minimum (not indicated on example) |
Grade | 12% Maximum |
Exhibit F - Private Street
Easement Width | 24 feet unless the street is designated on the general plan as requiring additional width |
Improved Roadway | 20 feet minimum between ditches |
Surface | 4 inches compacted ABC |
Subgrade | 6 inches. Town Engineer may amend the requirement for new subgrade if the grading report substantiates that adequate subgrade currently exists |
Curb/gutter | No |
Shoulders | None |
Ditches | Yes - 1.5:1 Maximum slope, minimum depth to be determined by grading plan and approved by the Town Engineer |
Maximum ADT | N/A |
Sidewalk | None |
Crown | 2% Minimum (not indicated on example) |
Grade | 12% Maximum |
Utility Easement | 8 feet minimum on at least one side unless 8 feet on both sides is required by utility companies |
Exhibit G - Cul-de-sac
R-O-W Width | 50 feet |
Improved Roadway | 40 foot, with a 40-foot radius turning circle at termination |
Surface | 2 inches asphalt with 6 inches base/ or 3 inches asphalt with 4 inches base |
Base | ABC |
Subgrade | 6 inches minimum |
Curb/gutter | Rolled Curb |
Shoulders | None |
Ditches | None |
Maximum ADT | 500 |
Sidewalk | 4 feet Minimum |
Crown | 2% Minimum |
Grade | 10% Maximum |
Maximum Length | 600 feet |
Figure 1 Trip Generation Rates by Land Use Categories
Land Use Type | Average Weekday Trip Generation Rates |
|---|---|
Residential | Per dwelling unit |
Single-Family Detached | 10.1 |
Condominium | 5.9 |
6.6 | |
Mobile Home Park | 4.8 |
Office Building | Per 1,000 square foot of Building |
General Office Building: | |
10 M square feet | 24.4 |
50 M square feet | 16.3 |
100 M square feet | 13.7 |
200 M square feet | 11.5 |
500 M square feet | 9.2 |
Medical Office Building | 34.2 |
11.4 | |
Research Center | 6.1 |
Retail | Per 1,000 square foot of Building |
Specialty Retail | 40.7 |
Discount Store | 71.2 |
Shopping Center: | |
10 M square feet | 166.4 |
50 M square feet | 94.7 |
100 M square feet | 74.3 |
200 M square feet | 58.9 |
500 M square feet | 39.9 |
1000 M square feet | 33.4 |
Industrial | Per 1,000 square feet of Building |
Light Industrial | 7.0 |
Heavy Industrial | 1.5 |
Industrial Park | 7.0 |
3.9 | |
Warehouse | 4.9 |
Mini-Warehouse | 2.6 |
Lodging | Per Room |
10.2 |
Trip rates from other sources may be used if the applicant demonstrates that these sources better reflect local conditions.
Figure 2 Street Classification and Minimum Design Standards
Street Class | Street Category | Travel Lane Width | Parking Lane Width | Total Improved Width | Curb or Shoulder | Graded Areas or Sidewalk | Surface | ROW/Easement Width | Maximum Avg. Daily Traffic (ADT) | Design Speed MPH |
I | Arterial | 12' | None | 60' | Vertical | Sidewalk |
| 76' | 3,000+ | 55 |
II | Industrial | 12' | 12' | 48' | Rolled |
| 64' | 3,000 | 40 | |
III | Commercial | 12' | 8' | 40' | Vertical | Sidewalk |
| 60' | 3,000 | 40 |
IV | Residential Collector | 16' | None | 28' | Vertical | Sidewalk | 2" w/6" base or 3"w/4" base | 40' | 3,000 | 40 |
V | Residential Local | 16' | One side only | 28' | Rolled | Sidewalk | 2" w/6" base or 3"w/4" base | 40' | 500 | 25 |
VI | Rural Collector* | 11' | None | 22' | 4' Shoulder Ditch**** | 2" w/6" base or 3"w/4" base | 40' | 3,000 | 40 | |
VII | Rural Local* | 9' | None | 18' | 2' Shoulder Ditch**** | 2" w/6" base or 3"w/4" base | 40' | 500 | 25 | |
VIII | Rural Lane | 10' | None | 20' | None/Ditch**** | 4" ABC w/6" Subgrade | 40' | 250 | 25 | |
IX | 10' | None | 20' | None | None | 4" ABC | 20' | 500 | 10 | |
X | 12' | None | 20' | None/Ditch**** | None | 4" ABC w/6" Subgrade** | 24'*** |
|
|
*Rural street standards may be used only in residential areas developed with minimum lot sizes of 20,000 square feet.
**Town Engineer may waive the requirement for improved subgrade if adequate subgrade exits
***A minimum 8' utility easement is required along only one side of a private street unless the utility companies request an 8' easement along both sides
****Depth of the required ditch shall be determined by the Town Engineer upon review and approval of the required grading plans.
Figure 3 Street Curve and Design Data
Street Class | Improved Surface | R-O-W | Radius | Length | Reverse Curb Tangent* | Intersection Tangent** | Minimum Corner Radius | Maximum Grade | Minimum Sight Distance |
I | 60 feet | 76 feet | 1,400 feet | 500 feet | 500 feet | 475 feet | 30 feet | 770 feet | |
II | 48 feet | 64 feet | 800 feet | 300 feet | 200 feet | 300 feet | 25 feet | 7% | 560 feet |
III | 40 feet | 60 feet | 800 feet | 300 feet | 200 feet | 300 feet | 25 feet | 7% | 560 feet |
IV | 24 feet | 40 feet | 800 feet | 300 feet | 200 feet | 300 feet | 25 feet | 7% | 560 feet |
V | 24 feet | 40 feet | 300 feet | 100 feet | 0 feet | 200 feet | 25 feet | 10% | 420 feet |
VI | 22 feet | 40 feet | 800 feet | 300 feet | 200 feet | 300 feet | 25 feet | 7% | 560 feet |
VII | 18 feet | 40 feet | 300 feet | 100 feet | 0 feet | 200 feet | 25 feet | 10% | 420 feet |
VIII | 20 feet | 40 feet | 300 feet | 100 feet | 0 feet | 200 feet | 25 feet | 12% | 350 feet |
*Minimum length of tangent between curves in opposite directions (reverse curves). Reverse curves without tangent sections between curves are not permitted, except on local streets.
**Minimum length of tangent at intersections is measured from the Right-Of Way line of the intersecting street. Tangents approaching an intersection may vary in length with increased design speed.
***As determined by the Town Engineer.
Figure 4 ROADWAY STANDARDS FOR MINOR SUBDIVISIONS
Figure 5 SIGNATURE BLOCKS FOR MYLARS
Figure 4 Roadway Standards For Minor Subdivisions
# of lots in subdivision | Required Road Standard | Required Surface | Minimum ROW |
|---|---|---|---|
2-3 lots | Private Street Standard expanded to include a twenty-five (25) foot right-of-way | 2" w/6" base | 25' |
4-6 lots | Rural Lane Standard | 2" w/6" base | 40' |
7-10 lots | Rural Local Standard | 2" w/6" base | 40' |
Roadways required as outlined above shall be provided along the entire frontage of the lots being created and must be provided with required right-of-ways that are dedicated and constructed in accordance with the provisions of the Subdivision Regulations following the approval of Council of the Final Plant and prior to the issuance of any building permits for the lots.
All roadways dedicated to the Town must meet adopted Town standards and be approved by the Public Works Director.
Each of the deeds created for the resulting lots must carry a notation pointing out the responsibility of the property owner to improve the roadway to the required standard prior to issuance of building permit.
Any lots created that would have their frontage on what is indicated in the General Plan of the Town of Clarkdale as existing or proposed Collector or Arterial streets shall provide the minimum right-of-way for that street type.
All street right-of-ways shall also include an adjacent minimum eight (8) foot Public Utility Easement, on one side, the entire length of the street segment.
Figure 5 Signature Blocks For Mylars
Documents that need Signature Blocks | When they will need to be signed | Titles for Signature Blocks |
|---|---|---|
Planned Area Development (PAD) ▪ Preliminary Plat | After Preliminary Plat approval by Town Council | Mayor ▪ Town Clerk |
Planned Area Development (PAD) ▪ Final Plat | After Final Plat approval by Town Council | ▪ Mayor ▪ Town Clerk |
Subdivision ▪ Preliminary Plat | After Preliminary Plat approval by Town Council | ▪ Mayor ▪ Town Clerk |
Subdivision ▪ Final Plat | After Final Plat approval by Town Council | ▪ Mayor ▪ Town Clerk |
Minor Subdivision ▪ Minor Subdivision Plat | After Minor Subdivision Plat approval by Town Council | ▪ Planning Commission Chair ▪ Town Clerk |
Minor Subdivision ▪ Final Plat | After Final Plat approval by Town Council | ▪ Mayor ▪ Town Clerk |
Minor Land Division | After approval by Director of Community Development | |
Lot Line Adjustment | After approval by Director of Community Development | ▪ Community Development Director
|
Section 12-7-010 Purpose
A. It is the purpose of this Section to establish in outline the minimum acceptable standards for improvement of streets and utilities, to define the responsibility of the subdivider in planning, constructing and financing improvements and to establish procedures for review and approval of engineering plans.
B. All improvements in streets or easements which are required as a condition to plat approval shall be the responsibility of the subdivider. (Prior code § 12-7-1)
Section 12-7-020 Improvement Plans
A. A complete set of engineering plans for construction of all required improvements shall be prepared by an engineer registered in Arizona. Such plans shall be based on those approved during the Preliminary Plat and the Technical Review stages.
B. Final construction plans for all improvements shall be approved and signed by the Town Engineer prior to the approval of the Final Plat. (Prior code § 12-7-2)
Section 12-7-030 Construction and Inspection
A. All improvements, whether public or private, shall be constructed to the latest standards and specifications adopted by the Town.
B. All improvements in the public right-of-way shall be constructed under the inspection and approval of the Town Engineer and/or the Director of Public Works and/or Utilities Departments. Construction shall not commence until a permit has been issued for such construction. Work shall not be discontinued or suspended unless first approved by the Town and work shall not resume prior to notification and approval of the Town.
C. All underground utilities to be installed in the street shall be constructed prior to the surfacing of such street.
D. All relocations and reconstruction of irrigation facilities shall be done to standards of the owning utility and the Town Engineer.
E. Improvements proposed or required on County or State highway right-of-way shall be included in the improvement plans and designed to the applicable County or State standards. Prior to approval by the Town Engineer, the subdivider shall acquire the approval of such improvements by the applicable County or State authorities, as directed by the Town Engineer.
F. Underground utilities may be extended and easements shall be required to the boundaries of the plat to provide service connections to abutting unsubdivided land. (Prior code § 12-7-3)
Section 12-7-040 Required Improvements
A. Streets:
1. All streets and alleys, both public and private, within the subdivision, including perimeter streets or half-streets, shall be improved in accordance with Section 12-3 of these Regulations.
2. Where there are existing streets adjacent to the subdivision, subdivision streets shall be improved to the intercepting paving line of existing streets.
3. Dead-end streets serving more than four (4) lots shall be provided with an improved temporary turning circle.
4. When a major collector or arterial street is included, or is a perimeter street, the Town may pay for such extra width paving as deemed appropriate by the Town.
B. Where curbs and/or sidewalks are required, they shall be paved with portland cement to the latest MAG standards or the latest standards and specifications of the Town Code, if the Town Code is more restrictive.
C. Water:
1. All lots will be supplied with public or private piped water unless the lots are larger than seventy thousand (70,000) square feet in area. Supplied water shall be of sufficient volume and at a minimum pressure of twenty pounds per square inch (20 PSI) for domestic use and fire protection. All lines shall be designed to the standards of Arizona Department of Environmental Quality (ADEQ).
2. If water is supplied by a public or private water company, the minimum service connection shall be three-quarter inch (3/4") to each lot.
3. If water is supplied by a public or private water company, then fire hydrants shall be installed in the subdivision at locations and to grades approved by the Water Company, Town Engineer and the Fire District, and in conformance with Town and Uniform Fire Code Standards.
4. If water service is not available from a public or private water company then a statement of water adequacy from the Arizona Department of Water Resources will be required.
D. Sewers:
1. If the subdivision is within twenty-five feet (25’) per lot (i.e. 250 feet for 10 lots, 1,250 feet for 50 lots) of an available sanitary sewer then, each lot shall be supplied with connection to such sewer with lines designed to Town, County, and State standards.
2. If connection to a public sewer system is not required, the Town shall require the installation of capped sewer mains, if the average subdivision lot is less than two (2) acres in area.
3. When connection to a sanitary sewer system is not available, septic tanks or other disposal systems may be permitted provided a statement is submitted from the County Health Department certifying that field investigation has determined ground slopes and soil conditions will allow for satisfactory disposal by this method with the lot arrangement and size as depicted on the subdivision plan.
E. Gas service may be furnished according to current supplies as determined by the franchise supplier.
F. Utilities:
1. New utilities including, but not limited to electric, internet fiber optics, communication and television cable shall be installed underground.
2. When overhead utility lines exist within the property being platted, including boundary easements, said existing overhead utility lines and the new installations within the platted area shall be placed underground.
3. When overhead utility lines exist on the boundary of the property being platted, said existing overhead utility lines, and any additions or replacements needed to increase capacity or improve service reliability, may remain overhead, provided however, that any service drops into the platted area from said peripheral overhead lines shall be underground.
4. Electric lines greater than three thousand Kilovolt Amps (3,000 KVA) capacity shall be exempt from being placed underground.
5. Exception may be granted if the Commission recommends that due to soil or other natural features is impractical to place the utility underground.
6. Design of all underground utilities shall be coordinated to prevent issues and/or conflicts. All utilities shall be installed in a manner consistent with separations required by local county and state agencies.
7. The subdivider shall make the necessary arrangements with each of the serving utility companies involved for the installation of the underground facilities. Letters from each utility company indicating such arrangements have been made shall be submitted to the Director prior to submittal of the Final Plat.
G. Storm Drainage and Detention:
1. The subdivider shall make provisions for the disposal of storm water entering, as well as initiated in the subdivision, in accordance with plans approved by the Yavapai County Flood Control District and the Town Engineer.
2. The hydrologic function of existing major water courses shall be protected.
3. Complete hydrology and hydrological design computations and a Phase III County Flood Control Report shall accompany the plans and shall be approved by the Town Engineer before recordation of the Final Plat.
4. Increases in on-site storm runoff due to development shall be addressed in the hydrologic/hydrological analysis and shall meet the criteria set forth in the most recent Yavapai County Flood Control District Reference Storm Water Detention Material.
5. Once constructed and approved by the Town, the drainage and detention facilities shall not be modified unless such modification is approved by the Town Engineer.
H. Street lights shall be required and installed in accordance with Town Standards. Installation, or partial installation in residential and industrial subdivisions, may be waived by the Council. Solar street light designs are encouraged and may be required.
I. Street Name and Traffic Control Signs:
1. All streets in a subdivision shall be named and identified by signs installed at every street intersection.
2. Traffic control devices shall be installed as recommended by the Town Police Department and Public Works Department.
3. All signs and devices shall be standard as indicated by Town policy and as approved by the Director of Public Works and/or Utilities Departments.
J. Monuments:
1. Permanent monuments shall be installed as approved by the Town Engineer, at all corners, angle points, points of curve and at all street intersections for streets within and around the perimeter of the subdivision and at such other locations as determined by the Town Engineer.
2. A permanent marker acceptable to the Town Engineer shall be set at all corners, angle points and points of curve for each lot within the subdivision prior to the recording of the plat.
3. After all monuments have been installed, a registered land surveyor shall check the location of the monuments and certify their accuracy.
K. Appropriate buffering may be required to separate residential lots from arterial and collector streets if said residential lots back to such streets.
L. Landscaping or retaining walls may be required by the Town Engineer to prevent erosion on areas of cut or fill.
M. As a condition of Final Plat approval, the Commission and Council may require a subdivider to pay a pro rata share of the cost, or agree to install the necessary street, sewerage, drainage and other improvements, including land and easements, located off-site of the property limits of the subdivision but necessitated or required by the development. “Necessary” improvements are those reasonably related to the proposed subdivision. The Commission and Council shall provide in its resolution of Preliminary Plat approval the basis of the required improvements. The capacity and design of proposed improvements shall be based upon the recommendations of the Town Engineer, the Yavapai County Flood Control District, the Arizona Department of Transportation (ADOT), and the adopted Town Circulation Plan, Sewer Plan, Drainage Plan, General Plan or other adopted improvement plans. At the discretion of the Council, pro rata funds may be deposited into an escrow account for future construction if it is deemed by the Council that it is in the interest of the Town to delay construction of said improvements. In no case shall the delay be more than six (6) years and in the case that the Town elects to not construct the improvements within six (6) years, the funds will be returned to the subdivider with interest paid at the same rate of interest that the Town received on the funds.
N. Upon completion of development, the subdivider’s Engineer of Record shall provide and certify a set of “as-built” construction plans to the Town Engineer, stating that all required improvements have been completed in substantial conformance to the specifications and standards contained in or referred to herein. (Prior code § 12-7-4)
Exhibit A - Residential Collector
R-O-W Width | 40 feet |
Improved Roadway | 28 feet Back of Curb/Back of Curb |
Surface | 2 inches asphalt with 6 inches Base |
or | |
3 inches asphalt with 4 inches Base | |
Base | ABC (Aggregate Base Course) |
Subgrade | 6 inches minimum |
Curb/gutter | 6 inches vertical – 2 foot horizontal |
Shoulders | None |
Ditches | None |
Maximum ADT | 3,000 |
Sidewalk | 4 feet Minimum |
Crown | 2% Minimum |
Grade | 7% Maximum |
Exhibit B - Residential Local
R-O-W Width | 40 feet |
Improved Roadway | 28 feet Back of Curb/Back of Curb |
Surface | 2 inches asphalt with 6 inches Base |
or | |
3 inches asphalt with 4 inches Base | |
Base | ABC |
Subgrade | 6 inches minimum |
Curb/gutter | Rolled Curb |
Shoulders | None |
Ditches | None |
Maximum ADT | 500 |
Sidewalk | 4 feet Minimum |
Crown | 2% Minimum |
Grade | 10% Maximum |
Exhibit C - Rural Collector
R-O-W Width | 40 feet |
Improved Roadway | 22 feet from edge of pavement to edge of pavement |
Surface | 2 inches asphalt with 6 inches Base or |
3 inches asphalt with 4 inches Base | |
Base | ABC |
Subgrade | 6 inches minimum |
Curb/gutter | None |
Shoulders | 4 inches graded |
Ditches | 1.5:1 Maximum Slope, Minimum depth to be determined by grading plan and approved by the Town Engineer |
Maximum ADT | 3,000 |
Sidewalk | None |
Crown | 2% Minimum (not indicated on example) |
Grade | 7% Maximum |
Exhibit D - Rural Local
R-O-W Width | 40 feet |
Improved Roadway | 18 feet Edge of pavement/Edge of pavement |
Surface | 2 inches asphalt with 6 inches Base or |
3 inches asphalt with 4 inches Base | |
Base | ABC |
Subgrade | 6 inches minimum |
Curb/gutter | No |
Shoulders | 2 feet graded |
Ditches | 1.5:1 Maximum Slope, Minimum depth to be determined by grading plan and approved by the Town Engineer |
Maximum ADT | 500 |
Sidewalk | No |
Crown | 2% Minimum (not indicated on example) |
Grade | 10% Maximum |
Exhibit E - Rural Lane
R-O-W Width | 40 feet |
Improved Roadway | 20 feet from edge of ABC to edge of ABC |
Surface | 4 inches ABC |
Subgrade | 6 inches minimum |
Curb/gutter | No |
Shoulders | None |
Ditches | Yes - 1.5:1 Maximum Slope, Minimum depth to be determined by grading plan and approved by the Town Engineer |
Maximum ADT | 250 |
Sidewalk | None |
Crown | 2% Minimum (not indicated on example) |
Grade | 12% Maximum |
Exhibit F - Private Street
Easement Width | 24 feet unless the street is designated on the general plan as requiring additional width |
Improved Roadway | 20 feet minimum between ditches |
Surface | 4 inches compacted ABC |
Subgrade | 6 inches. Town Engineer may amend the requirement for new subgrade if the grading report substantiates that adequate subgrade currently exists |
Curb/gutter | No |
Shoulders | None |
Ditches | Yes - 1.5:1 Maximum slope, minimum depth to be determined by grading plan and approved by the Town Engineer |
Maximum ADT | N/A |
Sidewalk | None |
Crown | 2% Minimum (not indicated on example) |
Grade | 12% Maximum |
Utility Easement | 8 feet minimum on at least one side unless 8 feet on both sides is required by utility companies |
Exhibit G - Cul-de-sac
R-O-W Width | 50 feet |
Improved Roadway | 40 foot, with a 40-foot radius turning circle at termination |
Surface | 2 inches asphalt with 6 inches base/ or 3 inches asphalt with 4 inches base |
Base | ABC |
Subgrade | 6 inches minimum |
Curb/gutter | Rolled Curb |
Shoulders | None |
Ditches | None |
Maximum ADT | 500 |
Sidewalk | 4 feet Minimum |
Crown | 2% Minimum |
Grade | 10% Maximum |
Maximum Length | 600 feet |
Figure 1 Trip Generation Rates by Land Use Categories
Land Use Type | Average Weekday Trip Generation Rates |
|---|---|
Residential | Per dwelling unit |
Single-Family Detached | 10.1 |
Condominium | 5.9 |
6.6 | |
Mobile Home Park | 4.8 |
Office Building | Per 1,000 square foot of Building |
General Office Building: | |
10 M square feet | 24.4 |
50 M square feet | 16.3 |
100 M square feet | 13.7 |
200 M square feet | 11.5 |
500 M square feet | 9.2 |
Medical Office Building | 34.2 |
11.4 | |
Research Center | 6.1 |
Retail | Per 1,000 square foot of Building |
Specialty Retail | 40.7 |
Discount Store | 71.2 |
Shopping Center: | |
10 M square feet | 166.4 |
50 M square feet | 94.7 |
100 M square feet | 74.3 |
200 M square feet | 58.9 |
500 M square feet | 39.9 |
1000 M square feet | 33.4 |
Industrial | Per 1,000 square feet of Building |
Light Industrial | 7.0 |
Heavy Industrial | 1.5 |
Industrial Park | 7.0 |
3.9 | |
Warehouse | 4.9 |
Mini-Warehouse | 2.6 |
Lodging | Per Room |
10.2 |
Trip rates from other sources may be used if the applicant demonstrates that these sources better reflect local conditions.
Figure 2 Street Classification and Minimum Design Standards
Street Class | Street Category | Travel Lane Width | Parking Lane Width | Total Improved Width | Curb or Shoulder | Graded Areas or Sidewalk | Surface | ROW/Easement Width | Maximum Avg. Daily Traffic (ADT) | Design Speed MPH |
I | Arterial | 12' | None | 60' | Vertical | Sidewalk |
| 76' | 3,000+ | 55 |
II | Industrial | 12' | 12' | 48' | Rolled |
| 64' | 3,000 | 40 | |
III | Commercial | 12' | 8' | 40' | Vertical | Sidewalk |
| 60' | 3,000 | 40 |
IV | Residential Collector | 16' | None | 28' | Vertical | Sidewalk | 2" w/6" base or 3"w/4" base | 40' | 3,000 | 40 |
V | Residential Local | 16' | One side only | 28' | Rolled | Sidewalk | 2" w/6" base or 3"w/4" base | 40' | 500 | 25 |
VI | Rural Collector* | 11' | None | 22' | 4' Shoulder Ditch**** | 2" w/6" base or 3"w/4" base | 40' | 3,000 | 40 | |
VII | Rural Local* | 9' | None | 18' | 2' Shoulder Ditch**** | 2" w/6" base or 3"w/4" base | 40' | 500 | 25 | |
VIII | Rural Lane | 10' | None | 20' | None/Ditch**** | 4" ABC w/6" Subgrade | 40' | 250 | 25 | |
IX | 10' | None | 20' | None | None | 4" ABC | 20' | 500 | 10 | |
X | 12' | None | 20' | None/Ditch**** | None | 4" ABC w/6" Subgrade** | 24'*** |
|
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*Rural street standards may be used only in residential areas developed with minimum lot sizes of 20,000 square feet.
**Town Engineer may waive the requirement for improved subgrade if adequate subgrade exits
***A minimum 8' utility easement is required along only one side of a private street unless the utility companies request an 8' easement along both sides
****Depth of the required ditch shall be determined by the Town Engineer upon review and approval of the required grading plans.
Figure 3 Street Curve and Design Data
Street Class | Improved Surface | R-O-W | Radius | Length | Reverse Curb Tangent* | Intersection Tangent** | Minimum Corner Radius | Maximum Grade | Minimum Sight Distance |
I | 60 feet | 76 feet | 1,400 feet | 500 feet | 500 feet | 475 feet | 30 feet | 770 feet | |
II | 48 feet | 64 feet | 800 feet | 300 feet | 200 feet | 300 feet | 25 feet | 7% | 560 feet |
III | 40 feet | 60 feet | 800 feet | 300 feet | 200 feet | 300 feet | 25 feet | 7% | 560 feet |
IV | 24 feet | 40 feet | 800 feet | 300 feet | 200 feet | 300 feet | 25 feet | 7% | 560 feet |
V | 24 feet | 40 feet | 300 feet | 100 feet | 0 feet | 200 feet | 25 feet | 10% | 420 feet |
VI | 22 feet | 40 feet | 800 feet | 300 feet | 200 feet | 300 feet | 25 feet | 7% | 560 feet |
VII | 18 feet | 40 feet | 300 feet | 100 feet | 0 feet | 200 feet | 25 feet | 10% | 420 feet |
VIII | 20 feet | 40 feet | 300 feet | 100 feet | 0 feet | 200 feet | 25 feet | 12% | 350 feet |
*Minimum length of tangent between curves in opposite directions (reverse curves). Reverse curves without tangent sections between curves are not permitted, except on local streets.
**Minimum length of tangent at intersections is measured from the Right-Of Way line of the intersecting street. Tangents approaching an intersection may vary in length with increased design speed.
***As determined by the Town Engineer.
Figure 4 ROADWAY STANDARDS FOR MINOR SUBDIVISIONS
Figure 5 SIGNATURE BLOCKS FOR MYLARS
Figure 4 Roadway Standards For Minor Subdivisions
# of lots in subdivision | Required Road Standard | Required Surface | Minimum ROW |
|---|---|---|---|
2-3 lots | Private Street Standard expanded to include a twenty-five (25) foot right-of-way | 2" w/6" base | 25' |
4-6 lots | Rural Lane Standard | 2" w/6" base | 40' |
7-10 lots | Rural Local Standard | 2" w/6" base | 40' |
Roadways required as outlined above shall be provided along the entire frontage of the lots being created and must be provided with required right-of-ways that are dedicated and constructed in accordance with the provisions of the Subdivision Regulations following the approval of Council of the Final Plant and prior to the issuance of any building permits for the lots.
All roadways dedicated to the Town must meet adopted Town standards and be approved by the Public Works Director.
Each of the deeds created for the resulting lots must carry a notation pointing out the responsibility of the property owner to improve the roadway to the required standard prior to issuance of building permit.
Any lots created that would have their frontage on what is indicated in the General Plan of the Town of Clarkdale as existing or proposed Collector or Arterial streets shall provide the minimum right-of-way for that street type.
All street right-of-ways shall also include an adjacent minimum eight (8) foot Public Utility Easement, on one side, the entire length of the street segment.
Figure 5 Signature Blocks For Mylars
Documents that need Signature Blocks | When they will need to be signed | Titles for Signature Blocks |
|---|---|---|
Planned Area Development (PAD) ▪ Preliminary Plat | After Preliminary Plat approval by Town Council | Mayor ▪ Town Clerk |
Planned Area Development (PAD) ▪ Final Plat | After Final Plat approval by Town Council | ▪ Mayor ▪ Town Clerk |
Subdivision ▪ Preliminary Plat | After Preliminary Plat approval by Town Council | ▪ Mayor ▪ Town Clerk |
Subdivision ▪ Final Plat | After Final Plat approval by Town Council | ▪ Mayor ▪ Town Clerk |
Minor Subdivision ▪ Minor Subdivision Plat | After Minor Subdivision Plat approval by Town Council | ▪ Planning Commission Chair ▪ Town Clerk |
Minor Subdivision ▪ Final Plat | After Final Plat approval by Town Council | ▪ Mayor ▪ Town Clerk |
Minor Land Division | After approval by Director of Community Development | |
Lot Line Adjustment | After approval by Director of Community Development | ▪ Community Development Director
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