Chapter 16.16
FINAL PLAT

Sections:

16.16.010    Submittal procedure – Approval or disapproval.

16.16.020    Requirements generally.

16.16.030    Monuments.

16.16.040    Relationship to known monuments.

16.16.050    Boundary lines.

16.16.060    Public land.

16.16.070    Plat restrictions.

16.16.080    Identification system.

16.16.090    Certificate of ownership and dedication.

16.16.100    Engineer certificate.

16.16.110    Tax payment certificate.

16.16.120    Commission approval certificate.

16.16.130    Additional required improvements.

16.16.140    Completion of improvements.

16.16.010 Submittal procedure – Approval or disapproval.

A. The final plat shall conform to the preliminary plat as approved by the commission and, if desired by the subdivider, it may constitute only that portion of the approved preliminary plat which he proposed to record and develop at the time, provided, however, that such portion conforms to all requirements of these regulations.

B. The final plat shall be submitted within one year after the approval of the preliminary plat. Otherwise, the approval of the preliminary plat shall become null and void unless an extension of time is granted by the commission in writing.

C. To receive consideration at the next regular meeting of the commission, the final plat must be filed with the city clerk not less than 10 days prior to such regular meeting.

D. A fee as established in the current, adopted budget shall be paid to the clerk at the time of submission, and receipt for same must be attached to the plat for consideration by the commission, together with written application for planning commission approval.

E. The final plat shall be submitted to the commission on tracing cloth, in ink, together with eight prints and any other information that may be required by the commission.

F. The final plat shall be drawn to a scale of one inch equals 100 feet, with an option of using one inch equals 40 feet, on sheets of one of two sizes: 14 inches times 22 inches or 22 inches times 34 inches, unless otherwise approved by the commission. When more than one sheet is required, an index shall be filed showing the entire subdivision with the streets in numerical order, and each sheet showing the total number (e.g., sheet 1 of 3). When more than one sheet is submitted, all sheets shall be the same size.

G. The commission shall approve or disapprove the plat of subdivision or dedication within 60 days after the filing thereof with the city clerk, or shall return such plat to the applicant for modification or correction within 60 days after the filing thereof; otherwise, such plat shall be deemed to have been approved, and a certificate to that effect shall be issued by the commission on demand; provided, however, that the applicant for plat approval may consent to the extension of such period; and further provided, the actual signing of the approval certificate shall not be completed until the plat is approved by motion of the city council. The ground of disapproval of any plat shall be stated upon the record of the commission, and the applicant shall be advised of the commission’s disapproval in writing with the return of seven copies of the plat.

H. When the final plat has been approved by the commission, two copies shall be returned to the subdivider with the approval of the commission certified thereon, one for filing with the office of the precinct recorder and the other to be returned to the commission with the precinct recorder’s certification of recording appearing thereon. The original tracing containing the certification by the commission will be retained by the city clerk. Prints will be furnished by the city at cost. (Ord. 07-029 § 29, 2007; Ord. 152 § 1, 1971; 1978 code § 15.105)

16.16.020 Requirements generally.

A. The final plat shall include all information covered under PMC 16.12.040.

B. In addition thereto, the following information shall be shown on the final plat:

1. The length of all arcs, radii, internal angles, points of curvature, length and bearing of tangents;

2. Boundary lines of the proposed subdivision with length and bearing of line, which must close within the limits of one to 10,000, adjusted to zero enclosure on paper;

3. All lines of lots and other parcels of land with accurate dimensions and area in feet and hundredths and with bearings or angles to street and alley lines. Lot lines must close to one to 20,000, adjusted to zero closure on paper;

4. All easements as required by the commission. (Ord. 152 § 1, 1971; 1978 code § 15.106.2)

16.16.030 Monuments.

A. Minimum Requirements. Monuments shall consist of a brass cap two and one-half inches in diameter riveted to a three-fourths-inch galvanized iron pipe 30 inches or more long. The lower three inches of the pipe should be split and, after beating, spread out at right angles to the pipe. The pipe shall be thoroughly tamped when set. Where monuments are set in untravelled areas, the brass cap should be from two to six inches above the ground. Markers consisting of a one-half-inch rod driven well below the surface may be placed in roadways or travelled ways. Where markers are placed in roadways or travelled ways, there should be at least two reference monuments set 90 degrees apart and equidistant from the marker. Reference monuments should be placed on property lines and outside of graded areas. If the grading is liable to extend to or beyond the property line, then the reference monument shall be placed behind or beyond the property line.

B. Every subdivision shall have at least two adjacent monuments set in concrete, not less than 10 inches in diameter and 36 inches deep, located preferably at exterior angles farthest from existing city or government monuments. Monuments shall be set at all exterior angle points in a subdivision, a three-fourths-inch by 30-inch galvanized iron pipe shall be set in a manner similar to that described in subsection (A) of this section at all block corners which are not monumented. The line of sight between adjacent monuments shall be unobstructed. The distance and bearings between monuments shall be shown. The distance between adjacent monuments shall not exceed 400 feet. No part of any subdivision shall be further than 400 feet from a monument. All monuments shall be tied to the subdivision lines and identified on the plat. All lot corners shall be marked in a professional manner.

C. Brass caps used as monuments shall be purchased at cost from the city clerk. The brass caps will bear the following wording: “Official Survey Monuments – Penalty for Disturbing.” Brass caps for reference markers shall bear the following wording: “Official Survey Reference Monument – Penalty for Disturbing.” Reference monuments shall not be buried but shall be set flush with the ground. Monuments of particular importance should be set in concrete. The exact transit point should be shown on the monument by a punch mark. Reference monuments should be similarly marked. Each monument shall be clearly lettered or numbered by stamping with steel so that it may be easily identified in the field. The letters or numbers shown on the monument shall also be delineated on the plat. Where monuments or reference monuments are located on the exterior lines of a subdivision, the name or initials of the subdivision shall be shown. The year that the monument or reference monument is set shall be shown. The surveyor may, if he desires, add other pertinent information such as his initials or registration number. (Ord. 152 § 1, 1971; 1978 code § 15.106.3)

16.16.040 Relationship to known monuments.

True bearings and distances shall be shown to the nearest established street lines, and to official G.L.O., city boundary, or B.L.M. monuments, which shall be accurately described and delineated on the plat. (Ord. 152 § 1, 1971; 1978 code § 15.106.4)

16.16.050 Boundary lines.

The boundary lines, with accurate distance and bearings, shall be shown with the exact location and width of all existing or recorded streets intersecting the boundary of the tract. (Ord. 152 § 1, 1971; 1978 code § 15.106.5)

16.16.060 Public land.

The outline of all property which is offered for dedication for public use shall be shown with the purposes indicated thereon, and of all property that may be reserved by deed covenant for the common use of the property owners in the subdivision. (Ord. 152 § 1, 1971; 1978 code § 15.106.6)

16.16.070 Plat restrictions.

The plat shall have reference data showing recorded date of restrictions, which shall include the book and page number where recorded, and shall have a copy of said restrictions shown on or attached to the plat. (Ord. 152 § 1, 1971; 1978 code § 15.106.7)

16.16.080 Identification system.

All lots in each block shall be numbered in a simple consecutive manner which will be easy to follow. Where there are two or more blocks in a subdivision, they shall be numbered in a similar manner. (Ord. 152 § 1, 1971; 1978 code § 15.106.8)

16.16.090 Certificate of ownership and dedication.

The following certificate shall be printed on the plat and signed by the owner or owners. The certificate as shown in this section may be amended if circumstances of ownership warrant. Any signatures appearing on the certificate shall be notarized by a notary public for the state.

CERTIFICATE OF OWNERSHIP AND DEDICATION

I (we) hereby certify that I am (we are) the owner(s) of the property shown and described hereon and that I (we) hereby adopt this plan of subdivision with my (our) free consent, and dedicate all streets, alleys, walks, parks and other open spaces to public or private use as noted.

(date) ___________ 20___

Witnessed by:

______________    ______________
Witness     Owner

_____________    ______________
Witness    Owner
Notary Acknowledgment:

(Ord. 152 § 1, 1971; 1978 code § 15.106.9)

16.16.100 Engineer certificate.

The following certificate shall be printed and properly signed by the engineer or surveyor making the survey:

CERTIFICATE OF REGISTERED ENGINEER OR SURVEYOR

I hereby certify that I am a registered professional civil engineer, or land surveyor, and that this Plat represents the survey made by me or under my direct supervision, and the monuments shown thereon actually exist as located, and that all dimensional and other details are correct to the best of my knowledge and belief.

______________ 20____
Date

__________________________
Registered Engineer or Surveyor

(Ord. 152 § 1, 1971; 1978 code § 15.106.10)

16.16.110 Tax payment certificate.

The following certificate shall be submitted to the commission with the final plat. Forms may be obtained from the assessor for the city.

CERTIFICATE

UNITED STATES OF AMERICA    )
    ) ss
STATE OF ALASKA    )

I, the undersigned, being duly appointed and qualified and acting Assessor for the City of Palmer, do hereby certify that, according to the records of the City of Palmer Tax Office, the following described property is carried on the Tax Records in the name of:

_______________________________________Description__________________

and that, according to the records in my possession, all taxes assessed against said lands and in favor of the City of Palmer are paid in full: that current taxes for the year ________ will be due on or before _________________ 20___.

______________________
Assessor – City of Palmer

(Ord. 152 § 1, 1971; 1978 code § 15.106.11)

16.16.120 Commission approval certificate.

The following form of certification shall be printed on the final plat by the person preparing the plat, to be filled in after approval by the commission:

CERTIFICATION OF APPROVAL BY THE COMMISSION

I hereby certify that the subdivision Plat shown hereon has been found to comply with Subdivision Regulations, Ordinance No. __________, of the City of Palmer Planning Commission, and that said Plat has been approved by the Commission by Plat Resolution No. __________ dated __________ 20___, and that the Plat shown hereon has been approved for recording in the office of the Precinct Recorder, Palmer, Alaska.

_________________ 20___

_______________________

    Chairman
    City of Palmer Planning
    Commission

ATTEST:
__________________
Secretary

(Ord. 152 § 1, 1971; 1978 code § 15.106.12)

16.16.130 Additional required improvements.

In addition to other improvements provided for in this chapter, prior to the acceptance and approval of the final plat by the council, the subdivider shall contract to install the improvements required by this section but such improvements shall not be completed prior to final approval:

A. Frost-susceptible materials shall be excavated from the entire right-of-way of each street to a minimum depth of two and one-half feet below the proposed finished grade of the roadway area and to a depth of one and one-half feet below the proposed finished grade of the sidewalk area. Greater depths of excavation may be established by the city manager or his duly authorized agent, depending on soil conditions.

B. Classified pit run subgrade gravel of a maximum of three inches in diameter shall be backfilled or laid to within six inches of the proposed final grade of all roadway and sidewalk areas; roadways shall then be surfaced with crushed rock to a depth of four inches, and sidewalks to a depth of two inches.

C. The middle 16 feet of all alleys shall be improved the same as roadways.

D. All improvements shall be made in accordance with the street and sidewalk requirements of the general plan and such specifications as may be established from time to time by the city manager or his duly authorized agent.

E. Culverts, bridges, drainage ditches, and such other improvements shall be contracted for, and installed, in the same manner as street improvements. (Ord. 152 § 1, 1971; 1978 code § 15.106.13)

16.16.140 Completion of improvements.

Upon approval of the final plat, the improvements required by PMC 16.16.130 shall be made as follows: The subdivider, upon approval of the final plat, shall enter into a contract with the city whereby the subdivider, in consideration of the acceptance by the city of the streets and easements offered for dedication, contracts to furnish the necessary equipment, material and work to complete the improvements within such time as the city may specify. To assure the city that the work will be completed, a bond shall be furnished guaranteeing the faithful performance of the work in a sum equal to the estimated cost. This bond may be furnished by a qualified surety company, except in cases where a cash deposit is required by the council. Nothing in this section shall prevent a subdivider from contracting with third parties for the actual performance of the work. (Ord. 152 § 1, 1971; 1978 code § 15.106.14)