11.1.16-1.4

NICHOLSHILLSSUBDIVISIONREGULATIONSTABLEOFCONTENTS

ARTICLEI.GENERAL Section1.1Title. Section1.2Purposes. Section1.3Scopeandjurisdiction. Section1.4Policy. Section1.5Authority. ARTICLEII.RULESOFCONSTRUCTIONANDDEFINITIONS Section2.1RulesofConstruction. Section2.2Definitions. ARTICLEIII.PLATSANDPLATAPPROVAL DIVISION1.GENERALLY Section3.1.1Submittalandapprovalrequired. Section3.1.2UnapprovedplatsandcertainDeedsnotentitledtorecord. DIVISION2.PRE-APPLICATIONCONFERENCEANDSKETCHPLATS Section3.2.1Pre-applicationconferenceandSketchPlat. Section3.2.2SpecificationsforSketchPlat. DIVISION3.PRELIMINARYPLATS Section3.3.1SpecificationsforPreliminaryPlat. Section3.3.2ApplicationforandsubmissionofPreliminaryPlat. Section3.3.3Applicationfee. Section3.3.4PreliminaryPlatreviewbyCityManager. Section3.3.5PlanningCommissionandCityCouncilpublichearings;noticeofhearings. Section3.3.6PlanningCommissionpublichearingandrecommendationtoCityCouncil. Section3.3.7CityCouncilpublichearingandPreliminaryPlatapprovalordisapproval. Section3.3.8PeriodofPreliminaryPlatapproval. DIVISION4.FINALPLATS Section3.4.1SpecificationsforFinalPlat. Section3.4.2ApplicationforandsubmissionofFinalPlat. Section3.4.3Applicationfee. Section3.4.4Constructionplans. Section3.4.5FinalPlatreviewbyCityManager. Section3.4.6PlanningCommissionandCityCouncilpublichearings;noticeofhearings.

Page2

Section3.4.7PlanningCommissionpublichearingandrecommendationtoCityCouncil. Section3.4.8CityCouncilpublichearingandFinalPlatapprovalordisapproval. Section3.4.9CompletionofPublicImprovements. Section3.4.10RightsbyvirtueofFinalPlat. Section3.4.11CityEngineerapprovalofFinalPlat. Section3.4.12EndorsementofCityCouncil’sapprovalonFinalPlat. Section3.4.13AcceptanceofDedications. Section3.4.14SubmittalofFinalPlatasadigitalcopy. Section3.4.15RecordingofFinalPlat. DIVISION5.NULLIFICATIONANDVACATIONOFPLATS Section3.5.1ProcedureforunrecordedFinalPlats. Section3.5.2ProcedureforrecordedFinalPlatvacatedwithapprovalofCityCouncil. Section3.5.3ProcedureforrecordedFinalPlatvacatedbycourtorder. ARTICLEIV.DEEDAPPROVAL DIVISION1.GENERALLY Section4.1.1DeedApprovalasanexemptiontoplatting. Section4.1.2ApprovalofDeedsingeneral. Section4.1.3DeedApprovalnotconstruedtowaiverequirements.

Section4.1.4 Probablere-subdivisionorextensivePublicImprovements. Section4.1.5ApplicationFee. DIVISION2.LOTLINEADJUSTMENTS Section4.2.1UnapprovedDeedsforLotLineAdjustmentnotentitledtorecord. Section4.2.2CityManagerauthorityforDeedApprovalofLotLineAdjustments.

Section4.2.3DeedApprovalofLotLineAdjustmentswhereCityManagernotauthorized.

Section4.2.4ApplicationrequirementsforDeedApprovalofLotLineAdjustments. Section4.2.5FormofDeed. DIVISION3.METESANDBOUNDSTRACTS.

Section4.3.1UnapprovedmetesandboundsTractDeedsnotentitledtorecord. Section4.3.2 DeedApprovalofmetesandboundsTracts.

Section4.3.3ApplicationrequirementsforDeedApprovalofmetesandboundsTracts. DIVISION4.LOTSPLITS Section4.4.1UnapprovedDeedsforLotSplitnotentitledtorecord. Section4.4.2DeedApprovalofLotSplits. Section4.4.3ApplicationrequirementsforDeedApprovalofLotSplits. Section4.4.4FormofDeed. Section4.4.5TimelimitationonapplicationsforLotSplits.

Page3

DIVISION5.COMBININGLOTS Section4.5.1UnapprovedDeedsforCombinedLotsnotentitledtorecord. Section4.5.2 DeedApprovalofCombinedLots. Section4.5.3DeedApprovalofCombinedLotswhereSection4.5.2conditionsnotmet. Section4.5.4ApplicationrequirementsforDeedApprovalofCombinedLots. Section4.5.5FormofDeed. DIVISION6.DEEDAPPROVALPROCESS Section4.6.1DeedApprovalsforLotLineAdjustments. Section4.6.2DeedApprovalsreviewedbyPlanningCommissionandCityCouncil. Section4.6.3EndorsementofapprovalonDeedorAffidavit. Section4.6.4RecordingofDeedorAffidavit. ARTICLEV.SUBDIVISIONDESIGNSTANDARDS Division1:GENERALLY Sec.5.1.1Conformancetoapplicablerulesandregulations. Sec.5.1.2Adequatepublicfacilities. Sec.5.1.3Self-imposedrestrictivecovenants.

Sec.5.1.4Monumentsandbenchmarks.Sec.5.1.5Subdivisionname.

Division2:LOTSTANDARDS Sec.5.2.1Lotarrangement. Sec.5.2.2Lotdimensions. Sec.5.2.3Lotorientation. Sec.5.2.4Lotdrainage. Sec.5.2.5DoubleFrontageLots. Division3:STREETSTANDARDS Sec.5.3.1ProposedStreetnames. Sec.5.3.2Streetnamechanges. Sec.5.3.3Streetdesignationchanges. ARTICLEVI.COMPLETION,DEDICATION,ANDMAINTENANCEOFPUBLICIMPROVEMENTS Section6.1ConstructionandcompletionofPublicImprovements. Section6.2GuaranteeinlienofcompletionofPublicImprovements. Section6.3TimeperiodforcompletionofPublicImprovements. Section6.4CostofPublicImprovements. Section6.5FailuretocompletePublicImprovements. Section6.6InspectionofPublicImprovements;inspectionfee. Section6.7RequirementsforsatisfactorycompletionofPublicImprovements. Section6.8DedicationofPublicImprovements.

Page4

Section6.9MaintenanceofPublicImprovements. Section6.10IssuanceofCertificatesofOccupancy. ARTICLEVII.VARIANCES Section7.1PlanningCommissionandCityCouncilauthorityforgrantingvariances. Section7.2Conditionsforvariances. Section7.3Procedureforvariances.ARTICLEVIII.ADMINISTRATIONANDENFORCEMENTDIVISION1GENERALLY Section8.1.1Evasionofregulationsprohibited. Section8.1.2BuildingPermitsandCertificatesofOccupancy.DIVISION2DEEDAPPROVALSREQUIRED Section8.2.1DeedApprovalrequiredingeneral. Section8.2.2LotLineAdjustmentsspecifically. Section8.2.3LotSplitsspecifically. Section8.2.4CombinedLotsspecifically.DIVISION3PENALTIES Section8.3.1Civilenforcement. Section8.3.2Publicnuisances.DIVISION4APPEALS Section8.4.1AppealsfromdecisionsbyCityManager. Section8.4.2AppealsfromdecisionsbyPlanningCommissionorCityCouncil.

Page5

ARTICLEI.INGENERALSec.1.1Title. TheOrdinancesembracedintheseSubdivisionRegulationswillconstituteandaredesignatedthe“NicholsHillsSubdivisionRegulations”andmaybesocited.Sec.1.2Purposes. These Subdivision Regulations are intended to promote the public health, safety, morals,comfort,convenience,order,andgeneralwelfare;guidethefuturegrowthanddevelopmentoftheCity;provideforadequate light,air,andprivacy;securesafetyfromfire, flood,andotherdanger;preventovercrowdingofthelandandundueconcentrationofpopulation;protectthecharacterandthesocialandeconomicstabilityofallpartsoftheCity;andassureproperurbanformandopenspaceseparationofdevelopedareas.Sec.1.3Scopeandjurisdiction.(a) Uniformapplication.The interpretationandapplicationof theseSubdivisionRegulations

mustbeappliedtoallareaswithinthecorporatelimitsoftheCity.AllSubdivisionoflandmustconformtotheseSubdivisionRegulations.

(b) Ambiguity. IfambiguityarisesconcerningthecontentorapplicationoftheseSubdivisionRegulations,itisthedutyofthePlanningCommissionandtheCityCounciltoascertainallpertinentfactsandsetforththeirfindingsandinterpretationbyformalResolution.

(c) Effectonpublic lands.AllPropertyowned, leased,oroperatedbytheCity,oranyother

public or governmental body or agency, is subject to the terms of these SubdivisionRegulations.

Sec.1.4Policy.(a) TheSubdivisionoflandandthesubsequentdevelopmentofthesubdividedplataresubject

totheCity’scontrolfortheorderly,planned,efficient,andeconomicaldevelopmentoftheCity.

(b) Itisunlawfulforanypersontolayout,subdivide,plat,orreplatanylandwithintheCityexceptasprovidedintheseSubdivisionRegulations.

(c) Land tobe subdividedmustbeof suchcharacter that it canbeused safely forbuilding

purposeswithoutdangertohealthorperilfromfire,flood,orotherdanger.

Page6

(d) LandmaynotbesubdivideduntiladequatePublicImprovementsexistandproperprovisionhas been made for necessary streets, storm drainage, water, sewerage, capitalimprovements,andotherimprovements.

(e) BuildingPermitsandCertificatesofOccupancywillnotbeissuedforanyLot,CombinedLot,

Tract,BuildingSite,orplatoflandcreatedbySubdivisionaftertheeffectivedateoftheseSubdivisionRegulationsthatisnotinconformitywiththeseSubdivisionRegulations.

(f) These Subdivision Regulations are part of and compatiblewith the Code, including theBuildingCode,theFloodDamagePreventionCode,andtheZoningCode.

Sec.1.5Authority. Regulationof and theattachmentof reasonable conditions to theSubdivisionof land is anexerciseofpolicepowerdelegatedbytheStateofOklahomatotheCitypursuantto11O.S.§45101etseq.DevelopershavethedutytocomplywithreasonableconditionssetbytheCityforthebettermentoftheCityasaplaceofresidenceandbusiness.ARTICLEII.RULESOFCONSTRUCTIONANDDEFINITIONSSec.2.1Rulesofconstruction. In construing these Subdivision Regulations, the following rules of construction must beobserved unless such construction would be inconsistent with the manifest intent of theseSubdivisionRegulationsorwith thecontextof theprovisions,or thecontextclearly indicatesotherwise.(a) Interpretation asminimum requirements. In interpreting and applying the provisions of

theseSubdivisionRegulations,theywillbeheldtobetheminimumrequirementsforthepromotionofthepublichealth,safety,andgeneralwelfare,andtheymustbeconstruedtoachievethepurposesforwhichtheseSubdivisionRegulationswereenacted.Whereanyprovisionof theseSubdivisionRegulations imposesgreaterrestrictionsuponthesubjectmatterthanthegeneralprovisionimposedbytheseSubdivisionRegulations,theprovisionimposingthegreaterrestrictionorregulationwillbedeemedtobecontrolling.

(b) Liberal construction.All provisions, terms, phrases, and expressions contained in these

SubdivisionRegulationsmustbeliberallyconstruedinorderthatthetruepurposes,intent,andmeaningoftheCityCouncilmaybefullycarriedout.

(c) Computationoftime.Incomputinganyperiodoftimeprescribedorallowed,thedayofthe

act,event,ordefaultfromwhichthedesignatedperiodoftimebeginstorunmaynotbeincluded.Thelastdayoftheperiodsocomputedwillbeincluded,unlessitisaSaturday,aSunday,oralegalholidayasdefinedbystatelaw,inwhicheventtheperiodrunsuntiltheendofthenextdaythatisnotaSaturday,aSunday,oralegalholiday.Whentheperiodof

Page7

timeprescribedorallowedislessthansevendays,intermediateSaturdays,Sundays,andlegalholidaysasdefinedbystatelaw,oranyotherdaywhentheCityofficesareclosedwillbeexcludedinthecomputation.

(d) Gender.Awordimportingthemasculinegenderonlywillextendandbeappliedtofemales

andtofirms,partnerships,andcorporationsaswellastomales.(e) Including. The use of the words “including,” “include,” “includes,” and “included” is

intendedtoimplythatthelistorwordsfollowingitareillustrativeandnotexclusive.(f) May.Theterm“may”istobeconstruedasbeingpermissive.

(g) Must.Theterm“must”istobeconstruedasbeingmandatory.

(h) Nontechnical and technical words. All words and phrases must be construed and

understood according to the common and approved usage of the language. Technicalwordsandphrasesandsuchothersasmayhaveacquiredapeculiarorappropriatemeaningin law must be construed and understood according to such peculiar or appropriatemeaning.

(i) Number. Any word importing the singular number includes the plural and any word

importingthepluralnumberincludesthesingular.(j) Officers,departments,etc.Wheneveranyofficer,department,board,commission,orother

agencyisreferredtobytitlealone,suchreferencemustbeconstruedasiffollowedbythewords“oftheCity.”

(k) O.S. and statutory references. The term“O.S.”means theOklahomaStatutes, and such

termoranyotherreferencetothestatutesoftheStateofOklahomameanssuchstatutesasnoworhereafteramended,supplemented,orrecodified.

(l) SectionandArticlereferences.ReferencestoSectionandArticlenumbersmeantheSection

orArticleintheseSubdivisionRegulationsunlessspecifiedotherwise.(m) Shall.Theterm“shall”istobeconstruedasbeingmandatoryandindicatingaduty.

(n) Tense.Wordsusedinthepastorpresenttenseincludethefutureaswellasthepastand

present,unlessthecontextclearlyindicatesotherwise.(o) Written, inwriting.The term“written”or“inwriting” is tobeconstrued to includeany

representationsofwords,letters,orfigures,whetherbyprintingorotherwise.Sec.2.2Definitions.

Page8

Thefollowingwords,terms,andphrases,whenusedintheseSubdivisionRegulations,havethemeaningsascribedtotheminthisSection,exceptwherethecontextclearlyindicatesadifferentmeaning.DefinedtermsarecapitalizedintheseSubdivisionRegulations. Affidavitmeansawrittenstatementoffactsinrecordableform,confirmedunderoathbythe person(s) making the statement, given before a notary public licensed in the State ofOklahomaorotherpersonproperlyauthorizedtoadministersuchoath.

Alleymeansanarrowpassageorway,notintendedforgeneraltraffic,locatedbetweenor

behindBuildings,thataffordsasecondarymeansofvehicularaccesstoabuttingProperty.

BuildingmeansanyStructure intended for the shelter,housing,orenclosureofpersons,animals, or movable or transferrable personal property. When separated by dividing wallswithout openings, each portion of such Structure so separated will be deemed a separateStructure.

BuildingCodemeansChapter8oftheCodeentitledBuildingsandBuildingRegulations.

BuildingPermitmeansauthorizationissuedbytheCitythatisrequiredbySection50-188of

the Code whenever: (1) any Structure or Building is to be constructed, moved, or alteredstructurally; (2) aparking lot is tobe constructedorhaveaccesspointsor loading/unloadingspaceschanged;or(3)achangeindrainageisproposed.

BuildingSetbackLinesmeanstherequiredopenspacebetweenthePropertylinesandthe

exterior of the Structure. Building Setback Lines are established by plat restrictions, privatecovenants,andOrdinances.

BuildingSitemeansthebuildableareaofasingleLotorCombinedLotofland,determinedbyBuildingSetbackLines,occupiedorintendedtobeoccupiedbyaBuildingorStructure. CertificateofOccupancymeansofficialcertification,issuedbytheCity,thatpermitstheuseof a Building in accordance with the approved plans and specifications and which certifiescompliancewiththeprovisionsof lawfortheuseandoccupancyoftheBuildinginitsseveralparts,togetherwithanyspecialstipulationsorconditionsoftheapplicableBuildingPermit.

CitymeanstheCityofNicholsHills,OklahomaCounty,Oklahoma.CodemeanstheNicholsHillsCityCodeasdesignatedinSection1-1ofsuchCode.Combined Lotmeans one Lot that is created by combining the entirety of two ormore

contiguousLots,BuildingSites,and/orTracts,asprovidedinArticleIV,Division5.

CountymeansOklahomaCounty,Oklahoma.

Page9

CountyClerkmeanstheofficesoftheCountyClerkofOklahomaCounty,Oklahoma.Dedicationmeansthegrantofeasements,rights-of-way,PublicImprovements,andPublic

GroundsbyanOwnertotheCityforpublicuse,grantedaspartoftheSubdivisionprocessandwithoutcompensationtotheOwnerfromtheCity.

Deedmeansalegaldocumentthatconveystitletoland.DeedApprovalmeansapprovalofaDeedasprovidedforinArticleIV.Designee following reference to an official of the City means the authorized agent,

employee,orrepresentativeofsuchofficial.Developermeans the legalorbeneficialOwnerof landproposedtobesubdividedor the

Owner’srepresentativewhoisresponsibleforanyundertakingthatrequiresreviewandapprovalundertheseSubdivisionRegulations.

FeeSchedulemeanstheofficialconsolidatedlistofCityfeesandrelatedchargesadoptedby

theCityCouncilfromtimetotimeandonfileintheofficeoftheCityClerk.FencemeansaStructureofwood,stone,ornamentalironormetal,brick,tile,orcement,

connected together and designed for use in a fixed position, erected upon the ground fordecorativeorfunctionalpurposes.

Flood Damage Prevention Code means Chapter 20, Article II of the Code entitled Flood

DamagePrevention.Guaranteemeansoneof theassurancesprovidedtotheCitybytheDevelopertosecure

completionofPublicImprovementsasprovidedinSection6.2.

Lawsmean all applicable laws, statutes, codes, ordinances, orders, judgments, decrees,injunctions,rules,regulations,permits,licenses,authorizations,directions,andrequirementsofandagreementswithallfederal,state,andlocalgovernments,agencies,andofficialsthatnoworatanytimehereaftermaybeapplicabletoPropertyintheCityortoanyuseorconditionofPropertyintheCity.

LotmeansameasuredplotoflandhavingfixedboundariesanddesignatedonaplatandofatleastsufficientsizetomeetminimumuseregulationsanddevelopmentstandardsasprovidedintheZoningCode.

Lot,Corner,meansaLotwhereatleasttwoadjacentsidesabutintersectingStreetsprovided

thattheinteriorangleattheintersectionofsuchtwosidesislessthan135degrees.

Page10

Lot,Double Frontage,meansa Lothavinga frontageon twonon-intersecting Streets, asdistinguishedfromaCornerLot.

Lot LineAdjustmentmeans aminor revision to a Lot Line between twoormore Lots orBuildingSiteswherethelandtakenfromoneLotorBuildingSiteandaddedtoanabuttingLotorBuildingSitedoesnotexceedtwentypercent(20%)ofthegrossareaoftheLotorBuildingSitefromwhichitistaken,asprovidedinArticleIV,Division2.

LotLine(s)meanstheline(s)borderingaLot.LotSplitmeansthedivisionofoneplattedLotintotwoLots,asprovidedinArticleIV,Division

4.OrdinancemeansaformallegislativeactoftheCityCouncilthathastheforceandeffectof

acontinuingregulationandapermanentruleofconductorgovernmentfortheCity.OwnermeansthelegalownerofPropertyandincludesanypartowner,jointowner,tenant

incommon,tenantinpartnership,jointtenant,ortenantbytheentiretyofthewholeorofapartofsuchBuildingorProperty.

Personmeans any association, corporation, firm, partnership, body politic, or individual.Wheneverusedwithrespecttoanypenalty,theterm“person,”asappliedtopartnershipsorassociations,meansthepartnersormembersofthepartnershiporassociation,andasappliedtocorporations,theofficersofthecorporation.

Plat,FinalmeansthemapofaSubdivisionandaccompanyingmaterialasdescribedinthese

SubdivisionRegulations.WhenapprovedbytheCityCouncilandendorsedbytheChairmanofthe Planning Commission and the Mayor or Vice-Mayor as provided in these SubdivisionRegulations, the Final Plat means the map of a Subdivision and accompanying material asdescribed in these Subdivision Regulations that conforms to the requirements of theseSubdivision Regulations, that has been approved by the City Council and endorsed by theChairmanofthePlanningCommissionandtheMayororVice-MayorandhasbeenorisreadytoberecordedintherecordsoftheCountyClerk.

Plat, Preliminary means the preliminary drawing(s) described in these Subdivision

Regulationsthatisnottoberecordedofrecordbutthatindicatestheproposedmannerorlayoutof a Subdivision of land to be submitted to the Planning Commission as required by theseSubdivisionRegulations.

Plat, Sketch means a sketch or informal plan prepared by a Developer prior to the

preparationofaPreliminaryPlat.TheSketchPlatdescribestheproposeddesignofaSubdivisionforreviewduringthepre-applicationreviewprocess.

Propertyincludespersonal,real,andmixedproperty.

Page11

PropertyLinesmeantheboundariesofownershipoflandasprovidedintheapplicablelegal

descriptionforthatland.PublicGroundsmeansanyparkoropenplaceadjacenttoapark,anylakeorstream,andany

andeverypublicground,publicsquare,publicpark,orotherpublicplacewithintheCity.PublicImprovementsmeanimprovementsnecessaryforaSubdivisionforwhichtheCitywill

ultimatelyassumetheresponsibilityformaintenanceandoperation,includinganyStreet,curb,gutter, Sidewalk, pedestrian way, drainage ditch, sewerage facility, catch basin, watermain,streetlight,newlyplantedtree,off-Streetparkingarea,Lotimprovement,andthelike.

ResolutionmeansaspecialortemporaryactoftheCityCouncilthatisdeclaratoryofthewill

oropinionoftheCityinagivenmatterandisinthenatureofaministerialoradministrativeact.AResolutionisnotaLawanddoesnotprescribeapermanentruleofconductorgovernment.

SidewalkmeansanyportionoftheStreetbetweenthecurborthelaterallineoftheroadway

andtheadjacentPropertyLineintendedfortheuseofpedestrians.

Streetmeans anyCity-approvedpublic orprivate thoroughfare that affords theprincipalmeansof access to adjoiningProperty.Street includes anyhighway,Alley, street, avenue, orpublic place, square, bridge, viaduct, underpass, overpass, tunnel, or causeway in the Citydedicatedordevotedtopublicuse.

Structuremeansanythingconstructedorerected,theuseofwhichrequireslocationontheground;orattachedtosomethinghavingalocationontheground,includingbutnotnecessarilylimitedtoBuildings,swimmingpools,spas,flagpoles,signs,antennas,andthelike.

Subdivisionmeans:(1)thedivisionoflandwithinthecorporatelimitsoftheCityintotwoor

moreLotsorBuildingSites, includingthedesignationanddedicationofStreets;and(2)DeedApprovalforLotLineAdjustments,DeedApprovalformetesandboundsTracts,DeedApprovalfor Lot Splits, and Deed Approval for Combined Lots, all as provided in these SubdivisionRegulations.

SubdivisionRegulationsmeanstheseNicholsHillsSubdivisionRegulationsasdesignatedin

Section1.1.Tractmeansanunplattedpieceofland.

ZoningCodemeansChapter50oftheCodeentitledZoning.

Zoning District means the section(s) of the City for which requirements governing the

locationanduseofBuildingsandpremisesaregrouped.

Page12

ARTICLEIII.PLATSANDPLATAPPROVALDIVISION1.GENERALLYSec.3.1.1Submittalandapprovalrequired. All plans, plats, or replats of land laid out in Lots or plats and the Streets, Alleys, or otherportionsofthesame, intendedtobededicatedtopublicorprivateuse,withinthecorporatelimitsoftheCitymustbesubmittedtothePlanningCommissionforinvestigationandreporttotheCityCouncilwith itsrecommendations.Beforesuchplans,plats,orreplatsareentitledtorecordintheofficeoftheCountyClerk,theymustbeapprovedbytheCityCouncilandendorsedbytheChairmanofthePlanningCommissionandtheMayororVice-MayorasprovidedintheseSubdivisionRegulations.Sec.3.1.2UnapprovedplatsandcertainDeedsnotentitledtorecord. Noplat,replat,orSubdivisionoflandwithinthejurisdictionoftheCitywillbeentitledtorecordunlessitbearsthewrittenapprovaloftheCityCouncilandendorsementoftheChairmanofthePlanning Commission and theMayor or Vice-Mayor as provided in Section 3.4.12. No Deedreferringtoanunapprovedplatwillbeentitledtorecord,and,ifrecorded,willnotimportnotice.NoLotLineAdjustmentDeed,Deeddescribing landsbymetesandboundsthatconveys landwithinthejurisdictionoftheCityinatractoffiveacresorless,LotSplitDeed,orDeedresultinginaCombinedLotwillbeentitledtorecord,unlessithasbeenapprovedasprovidedinArticleIV, and, if recordedwithout suchapproval,will not importnotice. Expirationof the five-yearlimitationperiodprovidedby16O.S.§27(a)willnotgrantawaiverofanunapprovedplat,Deed,or Affidavit in lieu of aDeed to any of the restrictions or requirements of these SubdivisionRegulationsortheCode.DIVISION2.PRE-APPLICATIONCONFERENCEANDSKETCHPLATS.Sec.3.2.1Pre-applicationconferenceandSketchPlat. Prior to the filing of a Preliminary Plat, the Developer may meet informally with the CityManager to discuss Subdivision application procedures and requirements, includingrequirements forPublic Improvements.At suchmeeting, theCityManager, inhis reasonablediscretion,mayrequiretheDevelopertosubmitaSketchPlatforreviewpriortosubmissionofanapplicationforaPreliminaryPlat.Sec.3.2.2SpecificationsforSketchPlat.(a) TheSketchPlatmustbedrawnatascaleofnotlessthanoneinchequaltwohundredfeet

ononeormore24-inchby36-inchsheet.Ifmorethantwosheetsarerequired,matchlinesheets and an index sheet of the samedimensions or amap insert showing the entireSubdivisionmustbeprovided.TheSketchPlatandallsupportingmapsmustbelegibleand

Page13

mustshowthemapscale,northarrow,andthedateofpreparation.Preparationof theSketchPlatbyappropriateprofessionalslicensedintheStateofOklahomaisrecommendedbutnotrequired.

(b) TheSketchPlatmustincludethefollowinginformation:

(1) Theproposedname,ifany,underwhichtheproposedSubdivisionistoberecorded.(2) Thename,address,andcontactinformationfortheDeveloper,theOwner(ifother

thantheDeveloper),andtheperson(s)whopreparedtheSketchPlat.(3) AgenerallocationmapanddescriptionaccuratelylocatingtheproposedSubdivision,

showingPropertyLines,andgenerallyidentifyingmajorarterialStreetsboundingthesectioninwhichtheproposedSubdivisionislocated.

(4) Thenames,addresses,andcontactinformationfortheOwnersofPropertywithintheproposedSubdivision.

(5) A description of any existing rights-of-way or easements affecting the proposedSubdivision.

(6) The location of natural featureswithin the proposed Subdivision and similar factsregardingexistingconditionsonimmediatelyadjacentProperty.

(7) Thelocation,width,andnameofallexistingStreetsorotherpublicwayswithintheproposedSubdivisionorimmediatelyadjacenttoit.

(8) ApproximatetopographyatthesamescaleastheSketchPlat.(9) The location and size of all existing Public Improvements within the proposed

Subdivisionorimmediatelyadjacenttoit.(10) The location and nature of utility rights-of-way, facilities, or Structureswithin the

proposedSubdivisionorimmediatelyadjacenttoit.(11) Theapproximatelocation,width,andclassificationofproposedStreets.(12) Theapproximate locationanddimensionsofproposedPublic Improvements tobe

constructedwithintheProposedSubdivision.(c) TheCityManagermayrequiresuchadditionalinformationtobeincludedintheSketchPlat

ashe,inhisreasonablediscretion,deemsnecessaryforreview.DIVISION3.PRELIMINARYPLATS.Sec.3.3.1SpecificationsforPreliminaryPlat.(a) The Developer shall prepare a Preliminary Plat that conforms to these Subdivision

RegulationsandotherapplicableprovisionsoftheCode.(b) ThePreliminaryPlatmustbepreparedbyappropriateprofessionalslicensedintheStateof

Oklahoma.ThePreliminaryPlatmustbedrawnatascaleofnotlessthanoneinchequaltwohundredfeetononeormore24-inchby36-inchsheet.Ifmorethantwosheetsarerequired,match linesheetsandan indexsheetof thesamedimensionsoramap insertshowingtheentireSubdivisionmustbeprovided.ThePreliminaryPlatandallsupporting

Page14

maps must be legible and must show the map scale, north arrow, and the date ofpreparation.

(c) ThePreliminaryPlatmustincludeallinformationrequiredtobeprovidedpursuanttothethen-currentCity’sChecklistforPreliminaryPlats,includingthefollowinginformation:(1) ThenameoftheproposedSubdivision,ifany.(2) Thename,address,andcontactinformationfortheDeveloper,theOwner(ifotherthan

theDeveloper),andtheperson(s)whopreparedthePreliminaryPlat.(3) Theboundarylines,bearings,anddistancessufficienttolocatetheexactareaproposed

for Subdivision, identifyingmajor arterial Streets bounding the section inwhich thePropertyislocatedandreferencingatleastoneSubdivisioncornertoaknownreferencepointthatcanbeidentified.

(4) Thenames,addresses,andcontactinformationfortheOwnersofPropertywithintheproposedSubdivision.

(5) AdesignationoftheproposedZoningDistrictclassificationwithintheSubdivisionandanyzoningamendments,ifany,proposedtoberequested.

(6) ThelegaldescriptionsoflandabuttingtheproposedSubdivision.(7) A description of all existing Property Lines, rights-of-way or easements, Streets,

Buildings,seweragefacilities,watermains,culverts,otherdrainagefacilities,andotherexistingfeatureswithinoraffectingthePropertytobesubdivided, includingexistingfeaturesonimmediatelyadjacentlandatleast100feetinalldirections.

(8) Atopographicmapshowingexistingcontourswithintervalsnottoexceedonefoot.(9) Thelocation,rights-of-way,pavingwidth,andStreetnamesofproposedStreets;the

locationanddimensionofallproposedLots;thelocationanddimensionofallproposedwaterdistribution,sewerage,andstormwatermanagementandcontrolfacilities;thelocationandwidthofallproposedSidewalks;theapproximatelocation,dimension,andareaofanylandproposedtobesetasideasPublicGrounds;andthecenterline(s)ofentrancestotheSubdivisionmeasuredfromthesectioncorner.

(d) ThePreliminaryPlatmustincludeorbeaccompaniedbythefollowinginformation:

(1) AreportcertifiedbytheOklahomaCountyAssessorstatingthenames,addresses,andcontactinformationfortheOwnersofPropertywithina300-footradiusoftheexteriorboundaryoftheproposedSubdivision.

(2) Statisticalinformationincludingnumberofacres;numberofLots;numberandtypeofresidences; number of Lots and acreage allocated to commercial use; lineal feet ofproposedStreets;andacreageallocatedtoPublicGrounds.

(3) DraftofanyprivateplatrestrictionsandcovenantswherebytheDeveloperproposestoregulatelanduseordevelopmentstandardsintheproposedSubdivision.

(4) EngineeringdesignsshowingproposedStreet,waterdistribution,andsanitarysewerlayoutanddesign.

(5) Proposed method of handling storm water within and through the proposedSubdivision.

(6) Proposed supplemental movement systems showing the layout and dimensions ofwalkways,Sidewalks,trails,andotherrelatedimprovements.

Page15

(e) The City Manager may require such additional information to be included in the

PreliminaryPlatashe,inhisreasonablediscretion,deemsnecessaryforreview.Sec.3.3.2ApplicationforandsubmissionofPreliminaryPlat.(a) The CityManager shall provide an application form for Preliminary Plat approval to be

completedbytheDeveloper.TheDevelopershallsubmit12copiesoftheapplicationandthePreliminaryPlat for filingwith theCityManager. TheDeveloper shall also submit adigitalcopyofthePreliminaryPlat.

(b) The Preliminary Plat will be considered officially submitted and filed only after it is

examined by CityManager and found to be in compliancewith Section 3.3.1. The CityManagerwill inscribeon thePreliminaryPlat the followingnotice: “PreliminaryPlat-Forinspectionpurposesonly.”

Sec.3.3.3Applicationfee. AnonrefundablefeeintheamountestablishedintheCityFeeSchedulemustbepaidtotheCitybytheDeveloperwithsubmissionoftheapplicationforapprovalofthePreliminaryPlat.Sec.3.3.4PreliminaryPlatreviewbyCityManager. AllPreliminaryPlatapplicationswillbeinitiallyreviewedbytheCityManager.Further,theCityManager will transmit the application and the Preliminary Plat to applicable municipaldepartmentsasdeemedreasonablynecessaryforproperreviewoftheproposedSubdivision.TheCityManagershallforwardhisrecommendationandanycommentsfromothermunicipaldepartments regarding the proposed Subdivision and required Public Improvements to thePlanningCommissionwhentheapplicationissufficientlycompleteforPlanningCommissionandCityCouncilreview.Sec.3.3.5PlanningCommissionandCityCouncilpublichearings;noticeofhearings. ThePlanningCommissionandtheCityCouncilshalleachholdpublichearingsregardingthePreliminaryPlatasprovidedinthisDivision.TheCityshallarrangefornoticeofthehearingstobegivenbypublicationinanewspaperofgeneralcirculationintheCityandbymailingwrittennoticetotheDeveloperandtheOwner(ifotherthantheDeveloper)byregisteredorcertifiedmailnotlessthantencalendardaysbeforethedateofthePlanningCommission’shearing.TheCity shall alsomailnoticesat the same timeby registeredor certifiedmail to theOwnersofPropertywithina300-footradiusoftheexteriorboundaryoftheproposedSubdivisionastheirnames and addresses appear in the report provided by the Developer pursuant to Section3.3.1(d)(1).Thenoticeofthepublichearingsmustcontainthedate,time,andlocationofeachhearing;adescriptionofthePreliminaryPlatapplicationfortheproposedSubdivision;andthelegaldescriptionoftheproposedSubdivision.

Page16

Sec.3.3.6PlanningCommissionpublichearingandrecommendationtoCityCouncil.(a) ThePlanningCommissionshallholditspublichearingregardingthePreliminaryPlatatits

nextregularlyscheduledmeeting(oraspecialmeetingatthePlanningCommission’ssolediscretion) following receipt of the City Manager’s recommendation, subject to thePlanning Commission’s right to continue such hearing. The Planning Commission shallthereafter review the application and the Preliminary Plat, the City Manager’srecommendation, any recommendations fromofficials or othermunicipal departments,andtestimonyandexhibitssubmittedatthepublichearing.ThePlanningCommissionshallprovide a recommendation to the City Council, recommending approval, conditionalapproval,ordisapprovalofthePreliminaryPlatwithin90calendardaysfromthedateofthepublichearing.TherecommendationmayincludecommentsrelativetotheproposedSubdivision’s compliance with these Subdivision Regulations and other applicableprovisions of the Code. The recommendation may also include comments from othermunicipal departments regarding the proposed Subdivision and required PublicImprovements. If the Planning Commission recommends disapproval of the PreliminaryPlat,thegroundsforsuchdisapprovalwillbestatedintheirrecommendation.

(b) IfthePlanningCommissionfailstomakeitsrecommendationwithinthe90calendarday

period,itwillbedeemedtohaverecommendedapprovalofthePreliminaryPlattotheCityCouncil.However,theDevelopermaywaivethisrequirementandconsenttoanextensionofsuchperiod.

(c) During the90-day reviewperiod, theCityManageror hisDesigneemaymeetwith the

DevelopertodiscussandnegotiateanyproposedchangestothePreliminaryPlatdeemedadvisablebytheCityManagerandthePlanningCommissionandthekindandextentofPublicImprovementsthatwouldberequiredtobemadebytheDeveloper.

Sec.3.3.7CityCouncilpublichearingandPreliminaryPlatapprovalordisapproval. TheCityCouncilshallholditspublichearingregardingthePreliminaryPlatatitsnextregularlyscheduledmeeting(oraspecialmeetingattheCityCouncil’ssolediscretion)followingreceiptofthePlanningCommission’srecommendation,subjecttotheCityCouncil’srighttocontinuesuchhearing.TheCityCouncil shall thereafter reviewtheapplicationandthePreliminaryPlat, thePlanningCommission’srecommendation,anyrecommendationsfromofficialsorothermunicipaldepartments,andtestimonyandexhibitssubmittedatthepublichearing.TheCityCouncilshallapprove,conditionallyapprove,ordisapprovethePreliminaryPlatwithin90calendardaysfromthe date of the public hearing. The City Council has absolute discretion to override therecommendation of the Planning Commission in approving, conditionally approving, ordisapprovingthePreliminaryPlat.IftheCityCouncilrecommendsdisapprovalofthePreliminaryPlat, the grounds for such disapproval must be stated in its decision. If the City CouncilconditionallyapprovesthePreliminaryPlat,theconditionsthatmustbesatisfiedforfullapprovalmustbestatedinitsdecision.TheactionoftheCityCouncilwillbenotedontwocopiesofthe

Page17

PreliminaryPlat.OnecopywillbereturnedtotheDeveloper,andonecopywillberetainedbytheCityClerk. If theCityCouncilapprovesorconditionallyapprovesthePreliminaryPlat, theDevelopershallprepareaFinalPlatasprovidedinSection3.4.1.Sec.3.3.8PeriodofPreliminaryPlatapproval. TheCityCouncil’sapprovalorconditionalapprovalofthePreliminaryPlatwillbevalidforaperiodof12calendarmonthsfromthedateofapprovalorconditionalapproval.ApprovalofaFinalPlatmustbeobtainedfromtheCityCouncilwithinthat12-monthperiod.TheCityCouncilshallwithdrawitsapprovalorconditionalapprovalofthePreliminaryPlatunlessaFinalPlatissubmittedasrequiredbytheseSubdivisionRegulationswithinthe12-monthperiodorunlessthattimeperiodisextendedbytheCityCouncilattheDeveloper’srequest.DIVISION4.FINALPLATS.Sec.3.4.1SpecificationsforFinalPlat.(a) AfterobtainingCityCouncilapprovalorconditionalapprovalofthePreliminaryPlat,the

DevelopershallprepareaFinalPlatthatconformssubstantiallytothePreliminaryPlatasapprovedand to these SubdivisionRegulations andother applicableprovisionsof theCode.IfthePreliminaryPlatwasconditionallyapproved,allconditionsofsuchapprovalmustbemetintheproposedFinalPlat.

(b) The Final Platmust be preparedby appropriate professionals licensed in the State of

Oklahoma,anditmustbesignedandsealedbyaregisteredlandsurveyorlicensedintheStateofOklahoma.TheFinalPlatmustbedrawnatascaleofnotlessthanoneinchequaltwohundredfeetononeormore24-inchby36-inchsheet.Ifmorethantwosheetsarerequired,matchlinesheetsandanindexsheetofthesamedimensionsoramapinsertshowingtheentireSubdivisionmustbeprovided.TheFinalPlatandallsupportingmapsmustbelegibleandmustshowthemapscale,northarrow,andthedateofpreparation.

(c) TheFinalPlatmustincludeallinformationrequiredtobeprovidedpursuanttotheCity’s

then-currentChecklistforFinalPlats,includingthefollowinginformation:(1) ThenameoftheproposedSubdivision.(2) Thename,address,andcontactinformationfortheDeveloper,theOwner(ifother

thantheDeveloper),andtheperson(s)whopreparedtheFinalPlat.(3) Theprimarycontrolpointsordescriptionsandtiestosuchcontrolpointstowhich

alldimensions,angles,bearings,andsimilardataontheplatwillbereferred.(4) Thenames,addresses,andcontactinformationfortheOwnersofPropertywithin

theproposedSubdivision.(5) The legal description of the land to be subdivided, showing its location and

approximatesize,northarrow,andgraphicscale.(6) TractboundarylinessufficienttolocatetheexactareasproposedforSubdivision,

right-of-waylinesofStreets,easements,andotherrights-of-way,Propertylinesof

Page18

residentiallotsandothersites,allwithaccuratedimensions,bearings,ordeflectionanglesandradii,arcs,andcentralanglesofallcurves.

(7) Locationanddimensionofalleasements.(8) AllLotLinesandnumberstoidentifyeachLot.(9) Locationanddescriptionofallsurveymonuments.(10) Buildinglinesandeasementsforrights-of-wayprovidedforpublicuse,services,or

utilitieswithfiguresshowingtheirdimensions.(11) LocationandsizeofSidewalks.(12) ThelegaldescriptionoflandabuttingtheproposedSubdivision.(13) ThealignmentofallproposedStreetsandAlleyswiththeirwidthsandnames.(14) TheaccurateoutlineanddescriptionofanyPropertythatisofferedforDedication

totheCityforpublicuse.(15) PrivateplatrestrictionsandcovenantswherebytheDeveloperproposestoregulate

landuseordevelopmentstandardsintheSubdivision.(16) Owner’s certificatewith acknowledgements; bondedabstracter’s certificate; and

surveyor’s certificatewith acknowledgement, all in a form approved by the CityCouncil.

(d) TheFinalPlatmustincludeorbeaccompaniedbythefollowinginformation:

(1) AreportcertifiedbytheOklahomaCountyAssessorstatingthenames,addresses,andcontactinformationfortheOwnersofPropertywithina300-footradiusoftheexteriorboundaryoftheproposedSubdivision.

(2) ConstructionplansasprovidedinSection3.4.4.(e) TheCityManagermayrequiresuchadditionalinformationtobeincludedintheFinalPlat

ashe,inhisreasonablediscretion,deemsnecessaryforreview.Sec.3.4.2ApplicationforandsubmissionofFinalPlat.(a) TheCityManagershallprovideanapplicationformforFinalPlatapprovaltobecompleted

bytheDeveloper.TheDevelopershallsubmit12copiesoftheapplicationandtheFinalPlatforfilingwiththeCityManager.TheDevelopershallalsosubmitadigitalcopyoftheFinalPlatsatisfactorytotheCityManager.

(b) TheFinalPlatwillbeconsideredofficiallysubmittedandfiledonlyafteritisexaminedby

CityManagerandfoundtobeincompliancewithSection3.4.1.Sec.3.4.3Applicationfee. AnonrefundablefeeintheamountestablishedintheCityFeeSchedulemustbepaidtotheCitybytheDeveloperwithsubmissionoftheapplicationforapprovaloftheFinalPlat.Sec.3.4.4Constructionplans.

Page19

The Developer shall submit construction plans with the Final Plat that conform to theseSubdivisionRegulationsandotherapplicableprovisionsoftheCodeforallPublicImprovementsrequired for the Subdivision. All construction plans must also conform to all standards andspecificationsrequiredbytheCityEngineer.AllconstructionplansmustbesignedandsealedbyaprofessionalengineerlicensedintheStateofOklahomaandacceptabletotheCityEngineer.Sec.3.4.5FinalPlatreviewbyCityManager. All Final Plat applications will be initially reviewed by the City Manager. Further, the CityManagerwill transmit theapplicationand theFinalPlat toapplicablemunicipaldepartmentsdeemedreasonablynecessaryforproperreviewoftheproposedSubdivision.TheCityManagershall forward his recommendation and any comments from other municipal departmentsregarding the proposed Subdivision and required Public Improvements to the PlanningCommission when the application is sufficiently complete for Planning Commission and CityCouncilreview.Sec.3.4.6PlanningCommissionandCityCouncilpublichearings;noticeofpublichearings. ThePlanningCommissionandtheCityCouncilshalleachholdpublichearingsregardingtheFinalPlatasprovidedinthisDivision.TheCityshallarrangefornoticeofthehearingstobegivenbypublicationinanewspaperofgeneralcirculationintheCityandbymailingwrittennoticetotheDeveloperandtheOwner(ifotherthantheDeveloper)byregisteredorcertifiedmailnotlessthantencalendardaysbeforethedateofthePlanningCommission’shearing.TheCityshallalsomailnoticesatthesametimebyregisteredorcertifiedmailtotheOwnersofPropertywithina 300-foot radius of the exterior boundary of the proposed Subdivision as their names andaddressesappearinthereportprovidedbytheDeveloperpursuanttoSection3.4.1(d)(1).Thenotice of the public hearings must contain the date, time, and location of each hearing; adescriptionoftheFinalPlatapplicationfortheproposedSubdivision;andthelegaldescriptionoftheproposedSubdivision.Sec.3.4.7PlanningCommissionpublichearingandrecommendationtoCityCouncil.(a) ThePlanningCommissionshallholditspublichearingregardingtheFinalPlatat itsnext

regularly scheduled meeting (or a special meeting at the Planning Commission’s solediscretion) following receipt of the City Manager’s recommendation, subject to thePlanning Commission’s right to continue such hearing. The Planning Commission shallthereafterreviewtheapplicationandtheFinalPlat,theCityManager’srecommendation,anyrecommendationsfromofficialsorothermunicipaldepartments,andtestimonyandexhibits submitted at the public hearing. The Planning Commission shall provide arecommendationtotheCityCouncil,recommendingapprovalordisapprovaloftheFinalPlatwithin90calendardaysfromthedateofthepublichearing.TherecommendationmayincludecommentsrelativetotheproposedSubdivision’scompliancewiththeseSubdivisionRegulationsandotherapplicableprovisionsoftheCode.TherecommendationmayalsoincludecommentsfromothermunicipaldepartmentsregardingtheproposedSubdivision

Page20

andrequiredPublicImprovements.IfthePlanningCommissionrecommendsdisapprovaloftheFinalPlat,thegroundsforsuchdisapprovalwillbestatedintheirrecommendation.

(b) IfthePlanningCommissionfailstomakeitsrecommendationwithinthe90calendarday

period, it will be deemed to have recommended approval of the Final Plat to the CityCouncil.However,theDevelopermaywaivethisrequirementandconsenttoanextensionofsuchperiod.

(c) During the90-day reviewperiod, theCityManageror hisDesigneemaymeetwith the

Developer to discuss and negotiate any proposed changes to the Final Plat deemedadvisablebytheCityManagerandthePlanningCommissionandthekindandextentofPublicImprovementsthatwouldberequiredtobemadebytheDeveloper.

Sec.3.4.8CityCouncilpublichearingandFinalPlatapprovalordisapproval.

TheCityCouncil shallhold itspublichearing regarding theFinalPlatat itsnext regularlyscheduledmeeting(oraspecialmeetingattheCityCouncil’ssolediscretion)followingreceiptofthePlanningCommission’srecommendation,subjecttotheCityCouncil’srighttocontinuesuchhearing.TheCityCouncilshallthereafterreviewtheapplicationandtheFinalPlat,thePlanningCommission’s recommendation, any recommendations from officials or other municipaldepartments,andtestimonyandexhibitssubmittedatthepublichearing.TheCityCouncilshallapprove,conditionallyapprove,ordisapprovetheFinalPlatwithin90calendardaysfromthedate of the public hearing. The City Council has absolute discretion to override therecommendation of the Planning Commission in approving, conditionally approving, ordisapproving the Final Plat. If theCityCouncil recommendsdisapproval of the Final Plat, thegrounds for such disapprovalmust be stated in its decision. If the City Council conditionallyapprovestheFinalPlat,theconditionsthatmustbesatisfiedforfullapprovalmustbestatedinitsdecision.TheactionoftheCityCouncilwillbenotedontwocopiesoftheFinalPlat.OnecopywillbereturnedtotheDeveloper,andonecopywillberetainedbytheCityClerk. If theCityCouncil approves the Final Plat and upon satisfaction of the requirements of Article IV forcompletionofPublic Improvementsandapprovalof theCityEngineerasprovided in Section3.4.11,theChairmanofthePlanningCommissionandtheMayororVice-MayorshallendorsetheFinalPlatasprovidedinSection3.4.12andreturnittotheDeveloperforfilingofrecordwiththeCountyClerk.Sec.3.4.9CompletionofPublicImprovements. CompletionoftheapplicablePublicImprovementsfortheSubdivisionasprovidedinArticleVIis mandatory. Failure to complete the Public Improvements may result in nullification andvacationoftheFinalPlatforSubdivisionsastowhichtheFinalPlathadbeenapprovedortheforfeiture of the bond or other instrument of assurance for Subdivisions as to which theDeveloper provided a Guarantee. The City will also be entitled to exercise any other rightsavailable to it under applicable Law. Any forfeitedmonies received by the City for failure to

Page21

complete required Public Improvements will be applied to completion of such PublicImprovements.Sec.3.4.10RightsbyvirtueofFinalPlat. RightswillnotaccruetoanyFinalPlatbyreasonofitsfinalapprovaluntiltheFinalPlatissignedbytheChairmanofthePlanningCommission,endorsinghisapprovaloftheFinalPlat,andsignedbytheMayororVice-Mayor,indicatingCityCouncilacceptanceoftheFinalPlatasprovidedinSection3.4.12.Allrequirements,conditions,orregulationsadoptedbytheCityCouncilapplicabletotheSubdivisionmustbefulfilledbeforetheFinalPlatissoendorsed.Sec.3.4.11CityEngineerapprovalofFinalPlat.(a) WheninstallationofPublic Improvements isrequired inadvanceofendorsementofthe

FinalPlat,theCityEngineershallendorseapprovalontheFinalPlatafterallsuchPublicImprovementshavebeensatisfactorilycompletedasprovidedinSection6.7andacceptedbytheCityandallconditionsofthefinalapprovalpertainingtotheFinalPlathavebeensatisfied.

(b) WhenaGuaranteeistobeprovidedregardingPublicImprovementstobeconstructedasprovidedinSection6.2,theCityEngineershallendorseapprovalontheFinalPlataftertheGuaranteehasbeenacceptedbytheCityCouncilasprovidedinSection6.2andafterallconditionsofthefinalapprovalpertainingtotheFinalPlathavebeensatisfied.

Sec.3.4.12EndorsementofCityCouncil’sapprovalonFinalPlat. UponapprovaloftheCityEngineerasprovidedinSection3.4.11andCityCouncilapprovalandacceptance of the Final Plat as provided in Section 3.4.8, the Chairman of the PlanningCommissionandtheMayororVice-Mayor,asthecasemaybe,shallendorsetheCityCouncil’sapprovalandacceptanceonthefaceoftheFinalPlatinsubstantiallythefollowinglanguage:

“ThisFinalPlatwasapprovedonthe____________dayof____________,20____________,

bytheCityCounciloftheCityofNicholsHills,Oklahoma,pursuanttotheNicholsHillsSubdivisionRegulationsasadoptedintheNicholsHillCityCode._____(signatureandtitle)

TheCityClerkshallalsostamptheFinalPlatwiththeCity’sofficialseal.Sec.3.4.13AcceptanceofDedications. TheCityCouncilshallacceptDedicationofeasements,rights-of-way,PublicImprovements,andPublicGroundsintheSubdivisionbyResolutionaftertheChairmanofthePlanningCommission

Page22

andtheMayororVice-MayorhaveendorsedtheCityCouncil’sapprovalontheFinalPlatandafter all Public Improvementsareeither completeasprovided in Section6.7or, if permittedunderSection6.2,aGuaranteeisprovided.Sec.3.4.14SubmittalofFinalPlatasadigitalcopy. TheDeveloper shall submit a satisfactorydigital copyof theFinalPlat to theCityManagerwithin15calendardaysfromthedateoftheCityCouncil’sResolutionacceptinganddedicatingtheSubdivisiontothepublic.InformationcontainedinthedigitalcopymustbeidenticaltothatshownonthedrawingtobefiledwiththeCountyClerk.Sec.3.4.15RecordingofFinalPlat. TheDevelopershallfiletheFinalPlatwiththeCountyClerkwithin90calendardaysofthedateoftheendorsementofapprovalofitbytheChairmanofthePlanningCommissionandtheMayororVice-MayorasprovidedinSection3.4.12.TheDevelopershallreturnonecertifiedcopyoftherecordedFinalPlat,indicatingthebookandpageofrecordation,totheCityClerkwithinthat90calendardayperiod.IftheDeveloperdoesnotdoso,approvaloftheFinalPlatwillbenullandvoid.DIVISION6.NULLIFICATIONANDVACATIONOFPLATSSec.3.6.1ProcedureforunrecordedFinalPlats.(a) AfteraFinalPlatisapprovedandbeforeitisrecorded,theDevelopermayseektohave

theFinalPlat(oranypartofit)nullifiedandvacatedbyexecutingawritteninstrumentdeclaringtheFinalPlat(orapplicablepartofit)tobenullifiedandvacatedandattachingthatinstrumenttotheFinalPlat.

(b) TheDevelopershallsubmittheFinalPlatwiththeattachedwritteninstrumentnullifying

andvacatingit(orpartofit)tothePlanningCommissionforreviewandrecommendationandapprovaloftheCityCouncilinthesamemannerasrequiredforFinalPlatapproval.

(c) Upon approval of the nullification and vacation of the Final Plat (or part of it), the

DevelopershallrecordtheFinalPlatwiththeattachedwritteninstrumentnullifyingandvacatingit(orpartofit)withtheCountyClerk.Uponsuchrecording,theinstrumentwilloperatetodestroytheforceandeffectoftheFinalPlatapprovalandtodivestallpublicrightsintheDedicationslaidoutordescribedintheFinalPlat.

Sec.3.6.2ProcedureforrecordedFinalPlatvacatedwithapprovalofCityCouncil.(a) AfteraFinalPlathasbeenrecorded,theDevelopermayseektohavetheFinalPlat(or

anypartofit)nullifiedandvacatedbyexecutingawritteninstrumentdeclaringtheFinal

Page23

Plat(orapplicablepartofit)tobenullifiedandvacatedandattachingthatinstrumenttotheFinalPlat.

(b) To qualify for such nullification and vacation, the Final Platmustmeet the following

requirements:(1) NoneoftheLotsintheSubdivisionhavebeensold.(2) IfanyLotshavebeensold,themajorityofOwnersoftheLotsintheSubdivisionand

allOwnersintheareatobevacatedmustapprovetheproposednullificationandvacation in writing, such written approval to be submitted to the PlanningCommission.

(3) Therequestfornullificationandvacationmustbeinaccordancewith11O.S.§42-101etseq.

(c) TheDevelopershallsubmittheFinalPlatwiththeattachedwritteninstrumentnullifying

andvacatingit(orpartofit)tothePlanningCommissionforreviewandrecommendationandapprovaloftheCityCouncilinthesamemannerasrequiredforFinalPlatapproval.

(d) Upon approval of the nullification and vacation of the Final Plat (or part of it), the

DevelopershallrecordtheFinalPlatwiththeattachedwritteninstrumentnullifyingandvacatingit(orpartofit)withtheCountyClerk.Uponsuchrecording,theinstrumentwilloperatetodestroytheforceandeffectoftheFinalPlatapprovalandtodivestallpublicrightsintheDedicationslaidoutordescribedintheFinalPlat.

Sec.3.6.3ProcedureforrecordedFinalPlatvacatedbycourtorder.If the proposed vacation and nullification of a Final Plat (or part of it) does not meet theprerequisitesforvacationandnullificationunderSection3.6.1orSection3.6.2,theDevelopermustobtainapprovalofacourtofcompetentjurisdictioninthecountyasrequiredby11O.S.§42-101etseq.ARTICLEIV.DEEDAPPROVALDIVISION1.GENERALLYSec.4.1.1DeedApprovalasanexemptiontoplatting. DeedApprovalisintendedto:(1)allowminoradjustmentstobemadetoLotLines:(2)facilitatetheapprovalofcertainunplattedtractsdescribedbymetesandboundsandsimpledivisionsofland; (3) allow Lot Splits; and (4) allow for combining Lots, Building Sites, and/or Tracts intoCombinedLots inspecifiedcircumstances.Extensivesubdivisionor re-subdivisionmaynotbeaccomplishedbyuseofthisArticle.Sec.4.1.2ApprovalofDeedsingeneral.

Page24

(a) TheCityManagerisauthorizedtoapprovecertainDeedsforLotLineAdjustmentswithoutactionofthePlanningCommissionorCityCouncil,asprovidedinthisArticle.WheretheCityManager is not so authorized pursuant to this Article or where the CityManagerbelieves,inhisreasonablediscretion,thatitisintheCity’sbestinterestsfortheCityCouncilto approve or disapprove the application after receiving a recommendation from thePlanningCommissionandaffordingpublic hearings, theCityManager shall forward theapplicationtothePlanningCommissionandCityCouncil,asprovidedinthisArticle.

(b) OnlytheCityCouncilisauthorizedtoapproveordisapproveDeedsthatconveylandinaTractoffiveacresorlessthatisdescribedbymetesandbounds,DeedsforLotSplits,andDeedsforCombinedLotsafterreceivingarecommendationfromthePlanningCommissionandaffordingpublichearings,asprovidedinthisArticle.

Sec.4.1.3DeedApprovalnotconstruedtowaiverequirements. DeedApprovalmaynotbeconstruedasawaiverofanyLaworcovenantorrestrictionimposedbytheCity,includinganyrequirementorregulationoftheseSubdivisionRegulations,theCode,nor of any of the provisions of any other Ordinance or statute pertaining to the applicableProperty.Sec.4.1.4Probablere-subdivisionorextensivePublicImprovements. WheneveritappearstobeprobablethataLot,CombinedLot,orBuildingSitetobecreatedbyDeedApprovalwilleventuallybere-subdividedorthatextensivePublic Improvementswillberequired, Deed Approval is not permitted. Such Lot, Combined Lot, or Building Sitemust beplattedandapprovedasprovidedinArticleIII.Sec.4.1.5Applicationfee. AnonrefundablefeeintheamountestablishedintheCityFeeSchedulemustbepaidtotheCityClerkbytheOwnerwithsubmissionofanapplicationforDeedApproval.DIVISION2.LOTLINEADJUSTMENTSSec.4.2.1UnapprovedDeedsforLotLineAdjustmentnotentitledtorecord. AsprovidedinSection4.1.2,aDeedthatresultsinaLotLineAdjustmentisnotbeentitledtorecordunlessitisapprovedasprovidedinthisArticle.Expirationofthefive-yearlimitationperiodprovided by 16 O.S. § 27(a) will not grant a waiver of an unapproved Deed to any of therestrictionsorrequirementsoftheseSubdivisionRegulationsortheCode.Sec.4.2.2CityManagerauthorityforDeedApprovalofLotLineAdjustments.

Page25

TheCityManager is authorized to approveDeeds for Lot LineAdjustments only under thefollowingconditions:(a) NoadditionalLotorBuildingSitewillbecreatedbyorresultfromtheproposedLotLine

Adjustment.(b) NoLotorBuildingSitethatisunusableordoesnotmeettheminimumsizerequirements

or any other requirements of applicable plat restrictions of the Code or any otherregulationorOrdinanceoftheCitywillbecreatedbyorresultfromtheproposedLotLineAdjustment.

(c) Alloff-sitePublicImprovementsareeithercompletedandacceptedbytheCityortheirconstructionissubjecttoaGuaranteeasprovidedinSection6.2.

(d) All Building Sites, whether existing or proposed, affected by the proposed Lot LineAdjustmentwillhaveawidthatthefrontBuildinglinethatisnotlessthanthewidthofthe narrowest width Lot as shown on the then-current plat, measured at the frontBuildingline,ofanyLotthatfrontsonthesameStreet,withinthesameblock,oracrosstheStreetfromthesameblock,inwhichsuchexistingorproposedBuildingSiteislocated;providedhowever,thisSubsectionmaynotbeinterpretedtodenyeligibilityforLotLineAdjustmentsthatmeetallothercriteriaofthisSectionandarelocatedonacul-de-sac;

(e) AllproposedLotsorBuildingSitesinvolvedwillabutonanexistingandadequatepublicutilityeasementandonapublicStreet.

(f) TheDedicationorabandonmentofpublicrights-of-wayandeasementsisnotrequiredbytheproposedLotLineAdjustment.

Sec.4.2.3DeedApprovalofLotLineAdjustmentwhereCityManagernotauthorized. When the CityManager is not authorized to approve a Deed for Lot Line Adjustments asprovidedinSection4.2.2orwhentheCityManagerbelieves,inhisreasonablediscretion,thatitisintheCity’sbestinterestsfortheCityCounciltoapproveordisapprovetheapplicationafterreceivingarecommendationfromthePlanningCommissionandaffordingpublichearings,onlytheCityCouncilisauthorizedtoapprovetheDeedforLotLineAdjustment.Sec.4.2.4ApplicationrequirementsforDeedApprovalofLotLineAdjustments. AnOwner(s)requestingDeedApprovalforaLotLineAdjustmentshallfileawrittenapplicationwiththeCityManageronanapplicationformsuppliedbytheCityManager.Theapplicationmustincludeorhaveattachedtoitthefollowing:

(a) Owner’sname,address,andcontactinformation.(b) TheformoftheDeedproposed,whichmustcomplywithSection4.2.5.(c) TheoriginaloracertifiedcopyoftheOwner’sDeedtothePropertytobeaffectedbythe

proposedDeed.(d) AcertifiedpinsurveyofthePropertypreparedbyaregisteredlandsurveyorlicensedin

theStateofOklahomaandshowingallboundarylines;thelocationanddimensionsofexisting Buildings, yards, landscaping, pedestrian and vehicular circulation, parking,

Page26

Fencesandscreening,serviceareasandotherfeatures;easementsandrights-of-way;thelegaldescriptionoftheoriginalLotorBuildingSite;andallPublicImprovementsonandadjacenttotheProperty.

(e) DeedsofLotsandBuildingSitesborderingtheLot(s)affectedbytherequest forDeedApproval,ifdeemedreasonablynecessarybytheCityManager.

(f) Writtenconsents regarding theproposedLotLineAdjustment, ifany, fromOwnersofborderingLotsorBuildingSites.

TheapplicationwillbeconsideredofficiallysubmittedandfiledonlyafteritisexaminedbytheCityManagerandfoundtohavemettherequirementsofthisSectionandafterthefeerequiredbySection4.1.5hasbeenpaid.TheapplicationwillbereviewedasprovidedinDivision6ofthisArticle.Sec.4.2.5FormofDeed. The Deed proposed to effectuate the Lot Line Adjustment must include accurate legaldescriptions,informatasprescribedontheapplicationform,forallPropertytobeaffectedbytheproposedDeed, includinganaccurate legaldescriptionofthe landtakenfromoneLotorBuildingSiteandaddedtotheadjoiningLotorBuildingSite;andaccuratelegaldescriptionsofeachofthenewLotsorBuildingSitesthatwillresultfromtheLotLineAdjustment.TheDeedmustalsoprovidethat:(a) TheOwner(s)oftheLotorBuildingSitetowhichlandwasaddedmaynotsell,transfer,

convey,ormortgagetheaddedlandseparateandapartfromtheremainderoftheLotorBuildingSiteresultingfromtheLotLineAdjustment,andanyattempttodosowillbevoid.

(b) SuchcovenantswillrunwithtitletotheLotorBuildingSitetowhichlandwasaddedandwillbebindingonallpartieshavingoracquiringanyright,title,or interest intheLotorBuildingSitetowhichlandwasadded.

(c) SuchcovenantswillbeforandinuretothebenefitoftheCity,whichwillhavetherightand

standingtoenforcethetermsofsuchcovenant.An Affidavit may be used in lieu of a Deed provided that such Affidavit complies with therequirementsofthisSection.Further,anAffidavitmaybeusedtoevidencethelegaldescriptionoftheLotorBuildingSitefromwhichlandistakenasaresultoftheLotLineAdjustmentprovidedthatsuchAffidavitisapprovedandfiledofrecordasprovidedinSections4.6.3and4.6.4.DIVISION3.METESANDBOUNDSTRACTS.Sec.4.3.1UnapprovedmetesandboundsTractDeedsnotentitledtorecord. AsprovidedinSection4.1.2,aDeedpurportingtoconveylandinaTractoffiveacresorlessdescribedbymetesandboundsisnotentitledtorecordunlessitisapprovedbytheCityCouncil

Page27

asprovidedinthisArticle.Expirationofthefive-yearlimitationperiodprovidedby16O.S.§27(a)willnotgrantawaiverofanunapprovedDeedtoanyoftherestrictionsorrequirementsoftheseSubdivisionRegulationsortheCode.Sec.4.3.2DeedApprovalofmetesandboundsTracts. ThePlanningCommissionandCityCouncilwillconsiderapprovalofDeedspurportingtoconveyland inaTractof fiveacresor lessthat isdescribedbymetesandboundsasprovided inthisArticle.Sec.4.3.3ApplicationrequirementsforDeedApprovalofmetesandboundsTracts. AnOwner(s)requestingDeedApprovalforaTractoffiveacresorlessthatisdescribedbymetesandboundsshallfileawrittenapplicationwiththeCityManageronanapplicationformsuppliedbytheCityManager.Theapplicationmustincludeorhaveattachedtoitthefollowing:

(a) Owner’sname,address,andcontactinformation.(b) The form of the Deed proposed, with accurate legal descriptions, in format as

prescribedon the application form, for all Property to be affected by the proposedDeed.

(c) AnAffidavitorothersatisfactoryevidencethatthePropertyisoccupiedbytheOwner.(d) TheoriginaloracertifiedcopyoftheOwner’sDeedtothePropertytobeaffectedby

theproposedDeed.(e) AcertifiedpinsurveyofthePropertypreparedbyaregisteredlandsurveyorlicensedin

theStateofOklahomaandshowingallboundarylines;thelocationanddimensionsofexisting Buildings, yards, landscaping, pedestrian and vehicular circulation, parking,Fencesandscreening,serviceareasandotherfeatures;easementsandrights-of-way;the legal description of the Property affected by the proposedDeed; and all PublicImprovementsonandadjacenttotheProperty.

TheapplicationwillbeconsideredofficiallysubmittedandfiledonlyafteritisexaminedbytheCityManagerandfoundtohavemettherequirementsofthisSectionandafterthefeerequiredbySection4.1.5hasbeenpaid.TheapplicationwillbereviewedasprovidedinDivision6ofthisArticle.DIVISION4.LOTSPLITSSec.4.4.1UnapprovedDeedsforLotSplitnotentitledtorecord.AsprovidedinSection4.1.2,aDeedthatresultsinaLotSplitisnotentitledtorecordunlessitisapprovedasprovidedinthisArticle.Expirationofthefive-yearlimitationperiodprovidedby16O.S. § 27(a) will not grant a waiver of an unapproved Deed to any of the restrictions orrequirementsoftheseSubdivisionRegulationsortheCode.

Page28

Sec.4.4.2 DeedApprovalofLotSplits.The Planning Commission and City Council will consider approval of Deeds for Lot Splits asprovidedinthisArticle.Sec.4.4.3ApplicationrequirementsforDeedApprovalofLotSplits. AnOwner(s)requestingDeedApprovalforaLotSplitshallfileawrittenapplicationwiththeCityManageronanapplicationformsuppliedbytheCityManager.Theapplicationmustincludeorhaveattachedtoitthefollowing:(a) Owner’sname,address,andcontactinformation.(b) TheformoftheDeed(s)proposed,whichmustcomplywithSection4.4.4.(c) TheoriginaloracertifiedcopyoftheOwner’sDeedtothePropertytobeaffectedbythe

proposedDeed.(d) AcertifiedpinsurveyofthePropertypreparedbyaregisteredlandsurveyorlicensedin

theStateofOklahomaandshowingallboundarylines;thelocationanddimensionsofexisting Buildings, yards, landscaping, pedestrian and vehicular circulation, parking,Fencesandscreening,serviceareasandotherfeatures;easementsandrights-of-way;thelegaldescriptionoftheoriginalLot;andallPublicImprovementsonandadjacenttotheProperty.

(e) DeedsofLotsborderingtheLot(s)affectedbytherequestforDeedApproval,ifdeemedreasonablynecessarybytheCityManager.

(f) WrittenconsentsregardingtheproposedLotSplit,ifany,fromOwnersofborderingLotsorBuildingSites.

TheapplicationwillbeconsideredofficiallysubmittedandfiledonlyafteritisexaminedbytheCityManagerandfoundtohavemettherequirementsofthisSectionandafterthefeerequiredbySection4.1.5hasbeenpaid.TheapplicationwillbereviewedasprovidedinDivision6ofthisArticle.Sec.4.4.4FormofDeed. TheDeed(s)proposedtoeffectuatetheLotSplitmustincludeaccuratelegaldescriptions,informatasprescribedontheapplicationform,forallPropertytobeaffectedbytheproposedDeed,includingthelegaldescriptionfortheexistingLotproposedfortheLotSplitandthelegaldescriptionsforeachoftheLotsthatwouldresultfromtheLotSplit.AnAffidavitmaybeusedinlieuofaDeedprovidedthatsuchAffidavitcomplieswiththerequirementsofthisSection.Sec.4.4.5TimelimitationonapplicationsforLotSplits. NoLotthathasbeenthesubjectofDeedApprovalandcreatedbyaLotSplitDeedmaybesplitagainforaperiodofoneyearfromthedateofapprovaloftheapplicableDeedunlessplattedandapprovedasprovidedinArticleIII.

Page29

DIVISION5.COMBININGLOTSSec.4.5.1UnapprovedDeedsforCombinedLotsnotentitledtorecord. AsprovidedinSection4.1.2,aDeedthatresults inaCombinedLotisnotentitledtorecordunless it is approved as provided in this Article. Expiration of the five-year limitation periodprovided by 16 O.S. § 27(a) will not grant a waiver of an unapproved Deed to any of therestrictionsorrequirementsoftheseSubdivisionRegulationsortheCode.Sec.4.5.2 DeedApprovalofCombinedLots. The Planning Commission and City Councilwill consider approval of Deeds that result in aCombinedLotonlyunderthefollowingconditions:(a) TheentiretyoftwoormorecontiguousLots,BuildingSites,and/orTractswillbecombined

intooneLotbasedontheoriginallegaldescriptionsubmittedwiththeapplicationforDeedApprovaloftheCombinedLot.

(b) The proposed Combined Lot will meet the minimum size requirements and all otherrequirements of applicable plat restrictions of the Code or any other regulation orOrdinanceoftheCity.

(c) Alloff-sitePublic Improvementsareeithercompletedandacceptedby theCityor theirconstructionissubjecttoaGuaranteeasprovidedinSection6.2.

(d) The Dedication of public rights-of-way and easements is not required by the proposedCombinedLot.

(e) Public rights-of-way and easements exist that are adequate to serve the proposedCombinedLot,asdeterminedbythePlanningCommissionandtheCityCouncil.

Sec.4.5.3DeedApprovalofCombinedLotwhereSection4.5.2conditionsnotmet. WhentheconditionsforCityCouncilapprovalofaCombinedLotprovidedinSection4.5.2arenotmet,theLotsmustfollowtheplatproceduresprovidedinArticleIII.Sec.4.5.4ApplicationrequirementsforDeedApprovalofCombinedLots. AnOwner(s)requestingDeedApprovalofaCombinedLotshallfileawrittenapplicationwiththeCityManageronanapplication formsuppliedby theCityManager.Theapplicationmustincludeorhaveattachedtoitthefollowing:(a) Owner’sname,address,andcontactinformation.(b) TheformoftheDeed(s)proposed,whichmustcomplywithSection4.5.5.(c) TheoriginaloracertifiedcopyoftheOwner’sDeedtothePropertytobeaffectedbythe

proposedDeed.

Page30

(d) AcertifiedpinsurveyofthePropertypreparedbyalandsurveyorlicensedintheStateofOklahoma and showing all boundary lines; the location and dimensions of existingBuildings,yards, landscaping,pedestrianandvehicularcirculation,parking,Fencesandscreening, service areas and other features; easements and rights-of-way; the legaldescriptionoftheoriginalLots;andallPublicImprovementsonand

(e) DeedsofLotsborderingtheLot(s)affectedbytherequestforDeedApproval,ifdeemedreasonablynecessarybytheCityManager.

(f) WrittenconsentsregardingtheproposedCombinedLot,ifany,fromallOwnersoftheproposedCombinedLotandtheOwnersofborderingLotsorBuildingSites.

TheapplicationwillbeconsideredofficiallysubmittedandfiledonlyafteritisexaminedbytheCityManagerandfoundtohavemettherequirementsofthisSectionandafterthefeerequiredbySection4.1.5hasbeenpaid.TheapplicationwillbereviewedasprovidedinDivision6ofthisArticle.Sec.4.5.5FormofDeed. TheDeed(s)proposedtoeffectuatetheCombinedLotmustincludeaccuratelegaldescriptions,informatasprescribedontheapplicationform,forallPropertytobeaffectedbytheproposedDeed,includingthelegaldescriptionforeachoftheexistingLotsbeingcombinedandthelegaldescriptionfortheCombinedLot.TheDeed(s)mustalsoprovidethat:

(a) TheOwner(s)oftheCombinedLotmaynotsell,transfer,convey,ormortgageeitherofthe Lots comprising the Combined Lot separate and apart from each other, and anyattempttodosowillbevoid.

(b) SuchcovenantswillrunwithtitletotheCombinedLotandwillbebindingonallparties

havingoracquiringanyright,title,orinterestintheCombinedLot(orpartofit).

(c) SuchcovenantswillbeforandinuretothebenefitoftheCity,whichwillhavetherightandstandingtoenforcethetermsofsuchcovenant.

IftheLotsbeingcombinedareownedbythesameOwner(s),anAffidavitmaybeusedinlieuofaDeedprovidedthatsuchAffidavitcomplieswiththerequirementsofthisSection.DIVISION6.DEEDAPPROVALPROCESSSec.4.6.1DeedApprovalsforLotLineAdjustments. WhentheCityManagerisauthorizedtoreviewanapplicationforDeedApprovalofaLotLineAdjustmentasprovided in thisArticle,he shall approveordisapprove theproposedDeedorAffidavit within 90 calendar days from the date the application is filed. If the CityManagerapprovestheapplication,theCityManagershallendorsetheDeedorAffidavitasrequiredby

Page31

Section4.6.3andreturn it totheOwner for filingof recordwiththeCountyClerk. If theCityManagerdisapprovestheapplication,theOwnerwillbesonotifiedinwriting.Sec.4.6.2DeedApprovalsreviewedbyPlanningCommissionandCityCouncil.(a) ThePlanningCommissionandCityCouncilshallreviewallapplicationsforDeedApproval

of metes and bounds Tracts, Lot Splits, and Combined Lots. Further, the PlanningCommission and City Council shall review applications for Deed Approval of Lot LineAdjustmentswhentheCityManagerisnotauthorizedtodosoorexerciseshisdiscretiontonotdoso,inwhichcasetheOwnerwillbesonotifiedbytheCityManager.

(b) ForallDeedApprovalapplicationstobereviewedbyPlanningCommissionandCityCouncil,theOwner shall submit a report certifiedby theOklahomaCountyAssessor stating thenames,addresses,andcontactinformationfortheOwnersofPropertywithina300-footradiusoftheexteriorboundaryoftheproposedSubdivisionwithintencalendardaysofbeingnotifiedthattheCityCouncilwillreviewtheapplication.

(c) AllDeedApprovalapplicationswillbeinitiallyreviewedbytheCityManager.Further,the

CityManagerwilltransmittheapplicationandtheproposedDeedorAffidavittoapplicablemunicipaldepartmentsasdeemedreasonablynecessaryforproperreviewoftheproposedSubdivision.TheCityManagershallforwardhisrecommendationandanycommentsfromothermunicipaldepartmentsregardingtheproposedSubdivisionandanyrequiredPublicImprovementstothePlanningCommissionwhentheapplicationissufficientlycompleteforPlanningCommissionandCityCouncilreview.

(d) ThePlanningCommissionandtheCityCouncilshalleachholdpublichearingsregardingthe

proposedDeedorAffidavitasprovidedinthisSection.TheCityshallarrangefornoticeofthehearingstobegivenbypublicationinanewspaperofgeneralcirculationintheCityandbymailingwrittennotice to theOwnerby registeredor certifiedmailnot less than tencalendardaysbeforethedateofthePlanningCommission’shearing.TheCityshallalsomailnoticesatthesametimebyregisteredorcertifiedmailtotheOwnersofPropertywithina300-footradiusoftheexteriorboundaryoftheproposedSubdivisionastheirnamesandaddressesappearinthereportprovidedbytheOwnerpursuanttoSection4.6.2(b).Thenoticeofthepublichearingsmustcontainthedate,time,andlocationofeachhearing;adescriptionoftheDeedApprovalapplicationfortheproposedDeedorAffidavit;andthelegaldescription(s)ontheproposedDeedorAffidavit.

(e) The Planning Commission shall hold its public hearing regarding the proposed Deed or

Affidavit at its next regularly scheduled meeting (or a special meeting at the PlanningCommission’s sole discretion) following receipt of the CityManager’s recommendation,subject to the Planning Commission’s right to continue such hearing. The PlanningCommissionshallthereafterreviewtheapplicationandtheproposedDeedorAffidavit,theCityManager’srecommendation,anyrecommendationsfromofficialsorothermunicipaldepartments, and testimonyandexhibits submittedat thepublichearing. ThePlanning

Page32

CommissionshallprovidearecommendationtotheCityCouncil,recommendingapprovalordisapprovaloftheproposedDeedorAffidavitwithin90calendardaysfromthedateofthepublichearing.TherecommendationmayincludecommentsrelativetotheproposedSubdivision’s compliance with these Subdivision Regulations and other applicableprovisions of the Code. The recommendation may also include comments from othermunicipal departments regarding the proposed Subdivision and any required PublicImprovements.IfthePlanningCommissionrecommendsdisapprovaloftheproposedDeedorAffidavit,thegroundsforsuchdisapprovalwillbestatedintheirrecommendation.

(f) IfthePlanningCommissionfailstomakeitsrecommendationwithinthe90calendarday

period,itwillbedeemedtohaverecommendedapprovaloftheproposedDeedorAffidavittotheCityCouncil.However,theOwnermaywaivethisrequirementandconsenttoanextensionofsuchperiod.

(g) TheCityCouncilshallholditspublichearingregardingtheproposedDeedorAffidavitatits

nextregularlyscheduledmeeting(oraspecialmeetingattheCityCouncil’ssolediscretion)following receipt of the Planning Commission’s recommendation, subject to the CityCouncil’s right to continue such hearing. The City Council shall thereafter review theapplication and the proposed Deed or Affidavit, the Planning Commission’srecommendation, any recommendations fromofficials or othermunicipal departments,andtestimonyandexhibitssubmittedatthepublichearing.TheCityCouncilshallapproveordisapprovetheproposedDeedorAffidavitwithin90calendardaysfromthedateofthepublichearing.TheCityCouncilhasabsolutediscretiontooverridetherecommendationofthePlanningCommissioninapprovingordisapprovingtheproposedDeedorAffidavit.IftheCityCouncilapprovestheproposedDeedorAffidavit,theCityManagerandtheMayororVice-Mayor shall endorse theDeedas requiredby Section4.6.3 and return it to theOwnerforfilingofrecordwiththeCountyClerk.IftheCityCouncilrecommendsdisapprovaloftheDeed,thegroundsforsuchdisapprovalmustbestatedinitsdecision.

Sec.4.6.3EndorsementofapprovalonDeedorAffidavit.

UponapprovalofanapplicationforDeedApproval,theCityManagerandtheMayororVice-Mayor shall endorse approval on the face of the Deed(s) or Affidavit(s), in substantially thefollowinglanguage:

“This conveyance was approved on the ____________ day of ____________,

20____________,bythe(CityManagerorCityCouncil)oftheCityofNicholsHills,Oklahoma,pursuanttotheNicholsHillsSubdivisionRegulationsasadoptedintheNicholsHillCityCode._____(signatureandtitle)

Sec.4.6.4RecordingofDeedorAffidavit.

Page33

TheOwnershallfiletheDeedorAffidavitwiththeCountyClerkwithin90calendardaysofthedateof theendorsementofapprovalof theCityManagerandtheMayororVice-Mayor.TheOwnershallreturnonecertifiedcopyoftherecordedDeedorAffidavit,indicatingthebookandpageofrecordation,totheCityManagerwithinthat90calendardayperiod.IftheOwnerdoesnotdoso,finalapprovaloftheDeedorAffidavitwillbenullandvoid.

ARTICLEV.SUBDIVISIONDESIGNSTANDARDSDIVISION1.GENERALLYSec.5.1.1Conformancetoapplicablerulesandregulations. InadditiontotherequirementssetoutintheseSubdivisionRegulations,allSubdivisionsmustcomply with applicable Oklahoma state Law; applicable Oklahoma County Law; applicableprovisionsoftheCode,includingtheBuildingCode,theFloodDamagePreventionCode,andtheZoningCode.TheCityCouncil,PlanningCommission,orCityManager,asthecasemaybe,shallwithholdapprovalofaPreliminaryPlat,FinalPlat,orDeedApprovaliftheproposedSubdivisiondoesnotsocomplyprovidedthattheCityCouncil,PlanningCommission,orCityManager,asthecasemaybe,maycontinueconsiderationoftheproposedSubdivisiontoadatecertainontheconditionthattheapplicantobtainavariancefromstrictcompliancewiththeZoningCodeorapprovalofaproposedPlannedUnitDevelopmentasprovidedinArticleVII.Sec.5.1.2Adequatepublicfacilities. TheCityCouncilshallnotapproveaPreliminaryPlatunlessitdeterminesthatpublicfacilitieswillbeadequatetosupportandservicetheareaoftheproposedSubdivision.UponrequestbytheCityManager,CityEngineer,orPlanningCommission,theDevelopershallsubmitsufficientinformationanddataregardingtheproposedSubdivisiontodemonstratetheexpectedimpactonanduseofpublicfacilitiesandservicesbypossibleusesoftheproposedSubdivision.PublicfacilitiesandservicestobeexaminedforadequacywillincludenecessaryStreetimprovements,stormdrainage,water,sewerage,capitalimprovements,andotherimprovements.Sec.5.1.3Self-imposedrestrictivecovenants. IftheDeveloperwishestoplacerestrictivecovenantsonthelandcontainedinaSubdivision(oranypartofit)thataregreaterthanthoserequiredbytheseSubdivisionRegulationsorotherapplicableprovisionsoftheCode,includingtheZoningCode,suchrestrictivecovenantsmustbefiled of record with the Final Plat or approved Deed, as the case may be. Such restrictivecovenantsmustcomplywithapplicableOklahomastateLaw;applicableOklahomaCountyLaw;applicableprovisionsof theCode, including theBuildingCode, theFloodDamagePreventionCode,andtheZoningCode.TheCitydoesnotapproveorenforcesuchrestrictivecovenants.Sec.5.1.4Monumentsandbenchmarks.

Page34

TheDevelopershallensurethatappropriatepermanentmonumentsandbenchmarksfortheSubdivisionaresetbyaregisteredlandsurveyorlicensedintheStateofOklahomaandareincompliancewith11O.S.§41-103.Sec.5.1.5Subdivisionname. TheproposednameforaSubdivisionmustbesufficientlydifferentinsoundandspellingfromother Subdivision names in the City and in Oklahoma County to avoid any duplication orconfusion.TheCityCouncilhasfinalauthoritytoapprovetheproposedSubdivisionnameaspartoftheSubdivisionapprovalprocess.DIVISION2:LOTSTANDARDSSec.5.2.1Lotarrangement. Lots must be arranged such that there will be no foreseeable difficulties, whether fromtopographyorothernaturalorman-madeconditions,insecuringBuildingPermitstobuildonallLotsincompliancewiththeZoningCodeandtoprovideaccesstoallBuildingsontheLotsfromapprovedStreets.Sec.5.2.2Lotdimensions. LotdimensionsmustcomplywiththestandardsprovidedintheZoningCodefortheZoningDistrict inwhichtheSubdivision is located.MinimumLotdimensionandareawill includeanyright-of-way or easement, whether public or private, in Lot size calculations. Dimensions ofCornerLotsmustbelargeenoughtoallowfortheerectionofBuildings,observingtheminimumBuildingSetbackLinesfrombothStreets.DimensionsofPropertyreservedorlaidoutforbusinessorcommercialpurposesmustbeofsufficientsizetoprovidefortheoff-streetparkingandloadingfacilitiesasrequiredbytheZoningCodeforthetypeofuseanddevelopmentcontemplated.Sec.5.2.3Lotorientation. AllLotsmustfaceandhavecontiguousfrontageonausablepublicorprivateStreetright-of-way.AllsidelinesofLotsmustbesubstantiallyatrightanglestoStreetlinesorradialtocurvingStreetlinesunlessavariationtothisregulationwouldprovideabetterStreetorLotlayoutplan.Sec.5.2.4Lotdrainage. LotsmustbelaidouttoprovidepositivedrainageawayfromallBuildingsorpotentialBuildingSites.IndividualLotdrainagemustbecoordinatedwiththegeneralstormdrainagepatternforthearea.DrainagemustcomplyinallrespectswiththeFloodDamagePreventionCode.Sec.5.2.5DoubleFrontageLots.

Page35

Developers shall avoid Double Frontage Lots except where essential to overcome specificdisadvantages of topography and orientation and where such Double Frontage Lots willotherwisebeincompliancewiththeZoningCode.DIVISION3STREETSTANDARDSSec.5.3.1ProposedStreetnames.

The Developer shall propose Street names on the Preliminary Plat and the Final Plat asprovided in Sections3.3.1 and3.4.1. ProposedStreetnamesmustbe sufficientlydifferent insound and spelling from other Street names in the City and in Oklahoma City to avoid anyduplicationorconfusion.StreetsthatareinalignmentwithexistingandnamedStreetsmustbearthesamenameastheexistingandnamedStreet.ProposedStreetnameswillbedeemedfinallyapprovedbytheCityCounciluponitsapprovaloftheapplicableFinalPlat.

Sec.5.3.2Streetnamechanges.

(a) ThePlanningCommission, City Council, orOwners ofmore thanone-half of the totallinearfrontageonaStreetmayfileanapplicationwiththeCityManagerforaStreet(orportionofaStreet)toberenamed.Theapplicationmustinclude:(1) ApetitionrequestingtheStreet(orportionofaStreet)namechange,containingthe

currentStreetname,itslocation,andthewrittenconsentofOwnersofmorethanone-halfofthetotallinearfrontageontheapplicableStreet.

(2) AreportcertifiedbytheOklahomaCountyAssessorstatingthenames,addresses,andcontactinformationfortheOwnersofPropertyabuttingtheentirefrontageoftheStreet(orportionofit)toberenamed.

(3) AnonrefundablefeeintheamountestablishedintheCityFeeSchedule.(b) TheapplicationforStreetnamechangewillbereviewedbytheCityManager.Further,

theCityManagershalltransmittheapplicationtoapplicablemunicipaldepartmentsasdeemedreasonablynecessaryforproperreviewoftheproposedStreetnamechange.The City Manager shall forward his recommendation and any comments from othermunicipal departments regarding the proposed Street name change to the PlanningCommissionwhentheapplicationissufficientlycompleteforPlanningCommissionandCityCouncilreview.

(c) ThePlanningCommissionandtheCityCouncilshalleachholdpublichearingsregarding

theproposedStreetnamechangeasprovidedinthisSection.TheCityshallarrangefornoticeofthehearingstobegivenbypublicationinanewspaperofgeneralcirculationinthe City and bymailingwritten notice to theOwners of Property abutting the entirefrontageof the Street (or portionof it) to be renamedas their names and addresses

Page36

appear in the report provided by the applicant pursuant to Section 5.3.2(a)(2) byregisteredorcertifiedmailnotlessthantencalendardaysbeforethedateofthePlanningCommission’shearing.Thenoticeofthepublichearingsmustcontainthedate,time,andlocationofeachhearingandadescriptionoftheapplication.

(d) The Planning Commission shall hold its public hearing at its next regularly scheduled

meeting (or a specialmeeting at thePlanningCommission’s solediscretion) followingreceipt of theCityManager’s recommendation, subject to the PlanningCommission’srighttocontinuesuchhearing.ThePlanningCommissionshallreviewtheapplication,theCityManager’srecommendation,anyrecommendationsfromofficialsorothermunicipaldepartmentsandtestimonyandexhibitssubmittedatthepublichearing.ThePlanningCommissionshallprovidearecommendationtotheCityCouncil,recommendingapprovalordisapprovaloftheproposedStreetnamechangewithin90calendardaysfromthedateof the public hearing. If the Planning Commission recommends approval of theapplication,anordinanceestablishingtheStreetnamechangeshallbeintroducedtotheCityCouncil.

(e) TheCityCouncilshallholditspublichearingregardingtheapplicationatitsnextregularly

scheduledmeeting(oraspecialmeetingattheCityCouncil’ssolediscretion)followingreceiptofthePlanningCommissionrecommendation,subjecttotheCityCouncil’srightto continue suchhearing.TheCityCouncil shall thereafter review theapplication, thePlanningCommission’srecommendation,anyrecommendationsfromofficialsorothermunicipaldepartments,andtestimonyandexhibitssubmittedatthepublichearing.TheCityCouncilshallapproveordisapprovetheapplicationwithin90calendardaysfromthedate of the public hearing. The City Council has absolute discretion to override therecommendation of the Planning Commission in approving or disapproving theapplication.

Sec.5.3.3Streetdesignationchanges.

ThePlanningCommissionandCityCouncilshallconsiderapplicationsforchangingexistingpublic Streets toprivate Streets andprivate Streets topublic Streets in accordancewith thisSection.

(a) PublicStreetsmaybechangedtoprivateStreetsonlywhen:(1) TheStreetisfirstclosedandvacatedbythePlanningCommissionandCityCouncil.(2) TheStreetisthenvacatedthroughactionoftheDistrictCourtofOklahomaCounty,

Oklahoma.(3) SuchDistrictCourt’sinstrumentofvacationisthensubmittedtoandreviewedand

approvedbythePlanningCommissionandCityCouncil.(4) TheapplicableFinalPlatisthenrevisedandsuchrevisionisapprovedbyCityCouncil

toprovidefordesignationoftheStreetasaprivateStreet.

Page37

(b) PrivateStreetsmaybechangedtopublicStreetsonlywhen:(1) TheCityManager,inhissolediscretionacceptsthattheStreetmeetsallrequirements

forpublicStreetsintheCity.(2) TheStreet’sdesignationasaprivateStreet isvacatedbythePlanningCommission

andCityCouncilorbyactionoftheDistrictCourtofOklahomaCounty,Oklahoma.(3) TheapplicableFinalPlatisthenrevisedandsuchrevisionisapprovedbyCityCouncil

toprovidefordesignationandDedicationoftheStreetasapublicStreet.

ARTICLEVI.COMPLETION,DEDICATION,ANDMAINTENANCEOFPUBLICIMPROVEMENTSSec.6.1ConstructionandcompletionofPublicImprovements. Public Improvements may be installed only in accordance with a Final Plat that has beenapprovedbytheCityCouncilasprovidedinSection3.4.8andendorsedasprovidedinSection3.4.12.BeforetheCityCouncilwillapproveandtheChairmanofthePlanningCommissionandtheMayororVice-MayorwillendorseaFinalPlat,theDevelopermusthavecompletedthosePublicImprovementsasspecifiedonittotheCityEngineer’ssatisfactionandinaccordancewiththeConstructionPlans,theFinalPlat,andtheseSubdivisionRegulations.Sec.6.2GuaranteeinlieuofcompletionofPublicImprovements. In lieu of requiring the Developer to complete the Public Improvements prior to the CityCouncil’s approval and the Chairman of the Planning Commission’s and theMayor or Vice-Mayor’sendorsementoftheFinalPlat,theCityManagermay,inhisreasonablediscretion,waivethatrequirementandallowtheDevelopertoprovideaGuaranteewherebytheDeveloperagreestocompletethePublicImprovements.SubjecttoacceptanceofsuchwaiverbytheCityCouncil,intheirreasonablediscretion,theDevelopershallprovideoneofthefollowingGuarantees:(a) SuretybondissuedbyaninstitutionlicensedintheStateofOklahomaasasuretycompany

withanAAAratingorotherwiseapprovedbytheCityCouncil,suchbondtobereleasedonlywhenthePublicImprovementsarecompleteasrequiredbythisArticle.

(b) Escrowaccountofeithercashorotherinstrumentreadilyconvertibleintocashinescrowwithabankorsavingsandloaninstitution,suchescrowedamounttobeheldintrustuntilreleasedbytheCityCouncilandnotusedbytheDeveloperassecurityinanyothermatterandtobepayabletotheCityiftheDeveloperfailstocompletethePublicImprovementsasrequiredbythisArticle.

(c) Letterofcreditfromabank,trustcompany,orsavingsandloaninstitution,thatmaynot

bewithdrawnorreducedunlessapprovedbytheCityCouncilandthatispayabletotheCityiftheDeveloperfailstocompletethePublicImprovementsasrequiredbythisArticle.

Page38

Ineachcase,theGuaranteemustbeintheamountofonehundredtenpercent(110%)ofthefull amountof the cost to complete thePublic ImprovementsasestimatedbyaprofessionalengineerreviewedbytheCityManagerandapprovedbytheCityCounciland licensed intheStateofOklahoma.TheamountoftheGuaranteemaybereducedfromtimetotimeasPublicImprovementsarecompletedfortheSubdivisionasprovidedinSection6.7basedontheratiothat the cost of the Public Improvements completed bears to the total cost of the PublicImprovementsrequiredfortheSubdivision.InnoeventmayanyGuaranteebereducedbelowtenpercent(10%)ofitsinitialamount.Sec.6.3TimeperiodforcompletionofPublicImprovements.(a) TheDevelopershallcompleteallPublicImprovementswithintwocalendaryearsfromthe

dateoftheCityCouncil’sapprovalorconditionalapprovaloftheFinalPlatorfromthedateoftheCityCouncil’sacceptanceofaGuaranteeforcompletionofthePublicImprovements,whicheverisapplicable.

(b) Upon application by the Developer to the Planning Commission establishing proof ofhardship,thePlanningCommissionmayrecommendtotheCityCouncilanextensionofthetimefortheDevelopertocompletethePublicImprovements.Suchanextensionmaynotbegrantedmorethanthreetimes,andthemaximumtimelimitforcompletionofthePublicImprovementsmaynotexceedthreecalendaryears.Eachapplicationforsuchanextensionmust be accompanied by an updated estimate of the construction costs prepared by aprofessionalengineerapprovedbytheCityManagerandlicensedintheStateofOklahoma.AGuaranteeasprovidedinSection6.2willberequiredintheamountofonehundredtenpercent (110%) of the updated estimate of construction costs, as approved by the CityManager.

Sec.6.4CostofPublicImprovements. TheDevelopermustconstructallPublic Improvementsat itssolecostandexpensewithoutreimbursementbytheCity.Sec.6.5FailuretocompletePublicImprovements. IftheDeveloperdoesnotcompletethePublicImprovementswithinthetimeperiodrequired,the City Council’s approval of the Final Plat will be deemed to have expired. Further, forSubdivisionsastowhichtheDeveloperprovidedaGuarantee,theCitymaydeclarethebondorotherinstrumenttobeindefaultandrequirethatthePublicImprovementsbeinstalled,ortheCitymayobtainthefundsundertheGuaranteeandcompletethePublicImprovements.TheCitywillalsobeentitledtoexerciseanyotherrightsavailabletoitunderapplicableLaws.Sec.6.6InspectionofPublicImprovements;inspectionfee.

Page39

The City Engineer will provide for inspection of the Public Improvements during theirconstructionandensuretheirsatisfactorycompletion.IftheCityEngineerfinds,uponinspection,thatanyoneormoreof thePublic Improvementshasnotbeenconstructedas required, theDeveloperwillberesponsibleforproperlycompletingthePublicImprovements.AnonrefundablefeeintheamountestablishedintheCityFeeSchedulemustbepaidtotheCitybytheDeveloperforallinspections.Sec.6.7RequirementsforsatisfactorycompletionofPublicImprovements. TheCityCouncilwillnotdeemPublicImprovementstobesatisfactorilycompletedandwillnotreduceorreleaseanyGuaranteeprovided,ifapplicable,untiltheCityEngineerhassubmittedacertificate to the City Manager stating that the required Public Improvements have beensatisfactorily completed. The Public Improvementsmust then be free and clear of liens andencumbrances.Further,theDeveloper’sengineerorsurveyormusthavesubmittedtotheCityEngineer a certified “as-built” survey plat of the Subdivision and all Public ImprovementssatisfactorytotheCityEngineer.Sec.6.8DedicationofPublicImprovements. TheCityCouncilwillacceptDedicationofPublicImprovementsintheSubdivisionbyResolutioneither:(1)whentheyarecompleteasprovidedinSection6.7forPublicImprovementsrequiredtobecompletedpursuanttoSection6.1;or(2)whenaGuaranteeisprovidedtoandacceptedbytheCityifpermittedunderSection6.2.TheapprovalandendorsementoftheFinalPlatwillnotbedeemedtoconstituteorimplyacceptancebytheCityofanyDedicationuntilaCityCouncilResolutiontothateffecthasbeenmadeasprovidedinSection3.4.13.Sec.6.9MaintenanceofPublicImprovements. TheDeveloper shallmaintainallPublic Improvements foroneyear followingacceptanceofDedicationofallofthePublicImprovementsintheSubdivisionbytheCityCouncilasprovidedinSection6.8.Sec.6.10IssuanceofCertificatesofOccupancy. CertificatesofoccupancyforanyBuildinginaSubdivisionwillnotbeissueduntilDedicationofallofthePublicImprovementsintheSubdivisionhasbeenacceptedbytheCityasprovidedinSection6.8 anduntil all suchPublic Improvements are completeand the requirements as tosatisfactorycompletionhavebeenmetasprovidedinSection6.7.ARTICLEVII.VARIANCESSec.7.1.PlanningCommissionandCityCouncilauthorityforgrantingvariances.

Page40

ThePlanningCommissionandCityCouncilmaygrantvariancestoDevelopersandOwnersfromstrictcompliancewiththeseSubdivisionRegulations.Avariancefromtheterms,standards,andcriteriathatpertaintoSubdivisionoflandasauthorizedbytheseSubdivisionRegulationsmaybegranted,inwhole,inpart,oruponreasonableconditions,onlyuponafindingbythePlanningCommissionthat:

(a) TheapplicationtotheparticularpieceofPropertywouldcreateanunnecessaryhardship.

(b) SuchconditionsarepeculiartotheparticularpieceofPropertyinvolved.

(c) Relief,ifgranted,wouldnotcausesubstantialdetrimenttothepublicgoodorimpairthepurposesandintentoftheseSubdivisionRegulations.

(d) The variance, if granted, would be the minimum action necessary to alleviate theunnecessaryhardship.

VariancesmaybegrantedonlybyamajorityvoteofthePlanningCommissionatameetingatwhichthereisaquorumofthePlanningCommissionelect.Sec. 7.2Conditionsforvariances. Inapprovingvariances,thePlanningCommissionorCityCouncilmayrequiresuchconditionsaswill,intheirjudgment,substantiallysecurethepurposesfortheseSubdivisionRegulationssetoutinSection1.2.Sec.7.3Procedureforvariances. A request for a variance to any requirement within these Subdivision Regulations as to aproposedplatmustbesubmittedinwritingwiththePreliminaryPlatapplicationortheFinalPlatapplicationandastoaDeedApprovalwiththeDeedApprovalapplication.Therequestforthevariancemust state fully thegrounds for theapplicationandallof the facts reliedonby theDeveloperinrequestingthevariance.Thevariance,ifgranted,willbeincorporatedintotheFinalPlat,Deed,orAffidavit,asthecasemaybe,withnofurtheractionorrequestrequired.ARTICLEVIII.ENFORCEMENT,VIOLATIONS,PENALTIES,ANDAPPEALSDIVISION1GENERALLYSec.8.1.1Evasionofregulationsprohibited. TheSubdivisionofanylandforthepurposeofsale,transfer,lease,ordevelopmentwiththeintentofevadingtheseSubdivisionRegulationsisprohibited.AllSubdivisionoflandintheCityissubjecttotheseSubdivisionRegulations.

Page41

Sec.8.1.2BuildingPermitsandCertificatesofOccupancy. IncompliancewiththeCity’spolicyasprovidedinSection1.4(e),theCityshallnotissueBuildingPermitsorCertificatesofOccupancyforanyPropertyforwhichSubdivisionisrequiredpursuanttotheseSubdivisionRegulationsuntilsuchSubdivisionisapprovedandrecordedasprovidedinthese Subdivision Regulations. The City shall not issue Building Permits or Certificates ofOccupancyforanyPropertysoldortransferredinviolationoftheseSubdivisionRegulations.DIVISION2DEEDAPPROVALSREQUIRED.Sec.8.2.1DeedApprovalrequiredingeneral. In compliance with the City’s policy as provided in Section 1.4(b), it is unlawful for anyDeveloperorOwner(s)totakeanyactionwithrespecttolandasthoughaLotLineAdjustment,LotSplit,orCombinedLothasbeeneffectuateduntilaDeed(s)orAffidavit(s)isapprovedandrecordedasprovidedinArticleIV,regardlessofwhetheralloftheapplicablelandisownedbythesameOwner(s)ornot.Sec.8.2.2LotLineAdjustmentsspecifically. ALotLineAdjustmentbetweentwoormoreLotsorBuildingSiteswillnotexistuntilaDeedorAffidaviteffectuatingtheLotLineAdjustmentisapprovedandrecordedasprovidedinArticleIV.AnyactiontakenwithrespecttosuchlandasthoughaLotLineAdjustmentwasapprovedandrecordedisunlawful.Sec.8.2.3LotSplitsspecifically. OneLotwillnotbeconsideredsplitintotwoLotsuntilaDeedorAffidaviteffectuatingtheLotSplitisapprovedandrecordedasprovidedinArticleIV.AnyactiontakenwithrespecttosuchlandasthoughaLotSplitwasapprovedandrecordedisunlawful.Sec.8.2.4CombinedLotsspecifically. ACombinedLotwillnotexistandtheregulationsintheZoningCodeapplicabletoCombinedLotswillnotapplytoabuttingLots,BuildingSites,and/orTractsuntilaDeedorAffidavitcreatingtheCombined Lot is approved and recorded as provided inArticle IV. Any action takenwithrespecttosuchlandasthoughaCombinedLotwasapprovedandrecordedisunlawful.DIVISION3PENALTIESSec.8.3.1Civilenforcement. Anyviolationof theseSubdivisionRegulationswillbedeemedamisdemeanor.Appropriateactions and proceedingsmay be taken by law or in equity to prevent any violation of these

Page42

Subdivision Regulations, to prevent unlawful construction, to recover damages, to restrain,correct,orabateaviolationoftheseSubdivisionRegulations,andtopreventillegaloccupancyofaBuildingorStructureorotherpremises.Sec.8.3.2Publicnuisance. AnyBuildingorStructureconstructedon landthat isrequiredtobesubdividedpursuanttotheseSubdivisionRegulationsbut that isnotsoproperlysubdivided isunauthorized.All suchBuildingsorStructuresareherebydeclaredtobepublicnuisances,andtheymaybedealtwithandabatedassuch.Anypersonsmaintaininganysuchnuisancewillbeguiltyofanoffense,andeachdayuponwhichanysuchnuisancecontinuesisaseparateoffense.DIVISION4APPEALSSec.8.4.1AppealsfromdecisionsbyCityManager. AppealsfromanydecisionbytheCityManagermaybetakentothePlanningCommissionandCityCouncilbyanypersonaggrieved.SuchappealmustbetakenwithinthreebusinessdaysfromthedateofsuchdecisionbyfilingwiththeCityManagerandtheCityClerkanoticeofappeal,specifyingthegroundsoftheappeal.TheCityManagershallforthwithtransmittothePlanningCommissioncertifiedcopiesofallpapersconstitutingtherecordofthematterinvolvedintheappeal.Sec.8.4.2AppealsfromdecisionsbyPlanningCommissionorCityCouncil. Appeals fromanydecisionbythePlanningCommissionorCityCouncilmaybetaken in themannerprovidedbyLaw.