Chapter 16.24 IMPROVEMENTS

Chapter 16.24
IMPROVEMENTS

Sections:

16.24.010 Improvement standards and approval.

In addition to other requirements, all improvements shall conform to the requirements of Chapters 16.04 to 16.24 CMC and any other improvement standards or specifications adopted by the city, and shall be installed in accordance with the following procedure:

A. Improvement work shall not be commenced until plans have been checked for adequacy and approved by the city. To the extent necessary for evaluation of the subdivision proposal, the plans may be required before approval of the final map. All plans shall be prepared in accordance with requirements of the city.

B. Improvement work shall not be commenced until the city has been notified in advance, and if work has been discontinued for any reason, it shall not be resumed until the city has been notified.

C. All required improvements shall be constructed under the inspection and to the satisfaction of the city. The city may require changes in typical sections and details if unusual conditions arise during construction to warrant such change in the interests of the city.

D. All underground utilities, sanitary sewers, and storm drains installed in streets shall be constructed prior to the surfacing of such streets. Stubs for service connections for all underground utilities and sanitary sewers shall be placed to such length as will obviate the necessity for disturbing the street improvements when service connections are made.

E. A map showing all public improvements as built shall be filed with the city administrator upon completion of the improvements. [Ord. 01-02 § 3 (Exh. 3 § 34), 2001.]

16.24.020 Improvement requirements.

Improvements to be installed by the subdivider are as follows:

A. Streets. All streets shall be improved to city standards. The subdivider shall improve the extension of all subdivision streets to the centerline of existing streets with which subdivision streets intersect.

B. Structures. Structures specified as necessary by the city for drainage, access, and public safety shall be installed.

C. Sidewalks. Sidewalks shall be installed on collector streets only.

D. Stormwater. Stormwater drainage shall be provided to all developed land. The city will require the subdivider to detain all stormwater generated by their project on site, with off-site flow being less than or equal to predevelopment conditions. The stormwater facility should be designed for a 25-year/15-minute storm event per Oregon Department of Transportation standards. This form of detention must be installed prior to discharge to the existing city ditch system.

Where drywells are utilized by the developer, the developer must acquire all permits and registration of the drywells prior to acceptance by the city. In addition, the developer will be required to pay the annual registration fee for a period of no less than 10 years from the date of acceptance by the city. This lump sum money must be put into a fund for the city’s use.

In addition, all developed parking lots with more than 25 spaces must have a city engineer approved oil/water separator installed on the outlet line, with all catch basins having a pollution control elbow.

Finally, the developer will be required to sign a nonremonstrance agreement with the city for the installation of a centralized storm collection and treatment facility.

E. Sewers. Sanitary sewer facilities connecting with the existing city sewer system shall be installed to serve each lot. Storm water sewers shall be installed as required by the city.

F. Water. Water mains and fire hydrants of design, layout, and locations approved by the city shall be installed.

G. Railroad Crossing. Provision shall be made for all railroad crossings necessary to provide access to or circulation within the proposed subdivision, including the preparation of all documents necessary for application to the Oregon State Public Utilities Commissioner for the establishment of such crossing. The cost of such railroad crossing improvement including, but not limited to, the construction of signals and other protective devices required by the Public Utilities Commissioner, shall, except for that portion payable by the railroad company, be borne by the subdivider.

H. Abutting Streets. If any part of the property within the proposed subdivision abuts an existing dedicated street not improved to the ultimate width and other standards required for streets within subdivisions, the abutting portions of said street shall be improved to such standards by the construction of a sidewalk, curb, and gutter along the side adjacent to the subdivision and also by paving the roadway from said curb to 12 feet beyond centerline, or to such lesser distance beyond centerline as the planning commission may deem necessary to provide a safe and adequate paved roadway for two-way vehicular traffic; provided, that if said street is an arterial street, or is otherwise so classified that the established policy of the city is to specially assess less than the entire cost of an improvement thereof, the planning commission may reduce the paving required hereunder to such extent as appears fair and equitable.

I. Underground Utilities. This provision shall apply only to utility lines to be installed to provide service within the area to be subdivided. Utility lines, including but not limited to electricity, communications, street lighting, and cable television, shall be required to be placed under ground. Appurtenances and associated equipment such as surface-mounted transformers, pedestal-mounted terminal boxes, and meter cabinets may be placed above ground. The planning commission may waive the requirements of this subsection if topographic, soil, or other conditions make such underground installations unreasonable or impractical. The subdivider shall make all necessary arrangements with the serving utility or agency for underground installations provided hereunder; all such installations shall be made in accordance with the tariff provisions of the utility, as prescribed by the State Public Utilities Commissioner.

J. Street Lighting. Street lighting of an approved type shall be installed on all streets at locations approved by the city.

K. Street Name Signs. All streets shall be legibly marked with street name signs, not less than two in number, at each intersection, according to specifications furnished by the city.

L. Improvement of Easements. Whenever the safety of adjoining property may demand, any easement for drainage or flood control purposes shall be improved in a manner approved by the city.

M. Off-Site Street Improvements. All off-site street improvements, where required, shall conform to the standards of the city. [Ord. 01-02 § 3 (Exh. 3 § 35), 2001.]

16.24.030 Monuments.

A. In addition to requirements of state law and other provisions of this title, permanent monuments of a type approved by the city shall be set in the following locations:

1. At each boundary corner of the subdivision, at the beginning and end of the property line curves, and at any other points as may be required by the city.

2. At intersections of street centerline tangents or offsets therefrom, and where such intersect on private property, at the beginning and end of the centerline curve or offsets therefrom.

B. Any required monument that is disturbed or destroyed before acceptance of all improvements shall be replaced by the subdivider.

C. Complete field notes in a form satisfactory to the city, showing references, ties, locations, elevations, and other necessary data relating to monuments and bench marks set in accordance with the requirements of Chapters 16.04 to 16.24 CMC, shall be submitted to the city to be retained by the city as a permanent record. [Ord. 01-02 § 3 (Exh. 3 § 36), 2001.]