Chapter 16.08
MINIMUM IMPROVEMENTS
Sections:
16.08.040 Preparation of standards.
16.08.050 Grading, surfacing and draining.
16.08.070 Culverts or trestles.
16.08.110 Curbs and sidewalks.
16.08.120 Approval by City Engineer.
16.08.140 Public Works Standards.
16.08.150 Street right-of-way requirements.
16.08.160 Procedure and authority for granting design standard deviations.
16.08.010 Methods.
All subdivision applications must meet the Public Works Standards Manual and meet the approvals listed in AHMC 14.03.050. Prior to final plat approval, the applicant shall complete minimum improvements in accordance with the provisions of this chapter by one of the following methods:
A. By furnishing the City with a performance bond, satisfactory to the City Attorney, in which assurance is given the City that the installation of the minimum improvements will be carried out as provided in this chapter and other City ordinances, and according to the specifications of the City Engineer, within three years from the date the final plat, final short plat, or final binding site plan is filed for record with the Spokane County auditor.
1. The City Council may grant a one-year extension beyond the required three years if the subdivider or applicant furnishes an extension to the performance bond, satisfactory to the City Attorney;
B. By actual installation of improvements in accordance with the provisions of this chapter and in accordance with the installation requirements and under the supervision of the City Engineer;
C. By combination of these methods. (Ord. C-656 § 68, 2007)
16.08.020 Notice of method.
The applicant shall give written notice to the Director of the method he elects to carry out minimum improvements. (Ord. C-656 § 69, 2007)
16.08.030 Inspection.
The applicant should call for inspections throughout the life of the project and, additionally, after completing all minimum improvements. After finding that all improvements have been completed in accordance with the installation standards, the Public Works Director shall notify the Director and indicate the method of inspection. (Ord. C-656 § 70, 2007)
16.08.040 Preparation of standards.
The City Engineer shall prepare minimum installation materials, design and construction standards appropriate to the locality, topography, soil conditions and geology of the area in which the proposed plat, subdivision, short plat, binding site plan, or dedication is to be developed and improved. Said standards shall be made available to the applicant, or his surveyors, as soon as practicable, after approval of the preliminary plat by the Planning Commission and the City Council.
The minimum improvements shall include those set forth in Chapter 16.07 AHMC. (Ord. C-656 § 71, 2007)
16.08.050 Grading, surfacing and draining.
All streets, alleys, and lots encompassed in the plat, short plat, or binding site plan shall meet the following minimum requirements:
A. Streets shall meet the minimum right-of-way specifications as outlined in this title;
B. Streets shall be improved in accordance with this title and specifications contained in the Airway Heights Public Works Standards:
1. Minimum compacted thickness of crushed rock laid the full width of roadway shall comply with the specifications contained within the Airway Heights Public Works Standards;
2. Application of asphaltic concrete shall comply with the specifications determined by the City Engineer and contained within the Airway Heights Public Works Standards;
C. If any temporary cul-de-sacs or dead-end streets are included in the preliminary plat, short plat, or binding site plan, they must be improved in accordance with this title to the type of street they will eventually be and join;
D. If any alleys are included in the preliminary plat, short plat, or binding site plan, they must be improved by grading, ballasting, and application of a bituminous surface treatment according to the standards and specifications of the City Engineer and the Airway Heights Public Works Standards. All improvements shall be made to a width of 20 feet;
E. The City Engineer must approve established grade;
F. Storm sewer lines shall be installed in accordance with the specifications and requirements of the City Engineer and the Airway Heights Public Works Standards;
G. All water, sanitary sewer, storm sewer, gas, electrical, telephone and other underground utilities involving streets or alleys shall be installed and stubbed to property lines of each lot before final grading of the subgrade of each street or alley;
H. Where required by adjoining terrain, side or cross drainage facilities shall be installed to the specifications of the City Engineer and the Airway Heights Public Works Standards;
I. All lots shall be rough graded in conformity with a subdivision slope-control map to be furnished by the developer and approved by the City Engineer. (Ord. C-656 § 72, 2007)
16.08.060 Drains.
Metal or concrete pipe drains across roads where required by the City Engineer and roadside ditches sufficient to carry normal runoff, irrigation wastewater, or floodwaters characteristic to the area included in the proposed plat, subdivision, short plat, binding site plan, or dedication are required. (Ord. C-656 § 73, 2007)
16.08.070 Culverts or trestles.
All culverts or trestles over waterways, draws or gulches, when over four feet in height, shall conform to the City Engineer’s specifications and shall be provided with guardrails. Where streets or roads of the subdivision connect to or intersect existing roadways, there shall be installed drains of metal or concrete pipe of not less than 12 inches in diameter. (Ord. C-656 § 74, 2007)
16.08.080 Monuments.
Monuments shall be placed at all street intersections, boundary angle points, points of curves in streets, and at such intermediate points as required by the City Engineer. The monuments shall be concrete-filled iron pipe weighing at least 50 pounds, capped with standard markers furnished by the City Engineer. Street monuments shall be set between six inches and one foot below official furnished street grades and in paved streets shall be enclosed in standard monument case. (Ord. C-656 § 75, 2007)
16.08.090 Water mains.
The applicant shall install all water and sewer lines and connect the same with nearest City lines of adequate capacity as indicated in overall City plan, and certified by the City Engineer. The applicant shall provide fire hydrants, valves, and other fittings in connection therewith as required by the City Engineer. Services for all water and sewer to each lot shall be constructed to and stubbed at the property line.
Water mains to be connected into the City system must comply with City ordinances. In no case shall the diameter of the water main be less than six inches. (Ord. C-656 § 76, 2007)
16.08.100 Sewer lines.
Sewer lines shall be tied in to the City sewer system and must comply with City ordinances. A detailed plan profile of the proposed sewer system showing pipe diameter, pipe location, grade, and manhole location shall be submitted and approved by the City Engineer before the final plat, short plat, or binding site plan is submitted. (Ord. C-656 § 77, 2007)
16.08.110 Curbs and sidewalks.
Concrete curbs and sidewalks shall be installed in accordance with the specifications contained in the Airway Heights Public Works Standards. (Ord. C-656 § 78, 2007)
16.08.120 Approval by City Engineer.
When the applicant installs pavement, curbs, sidewalks, storm sewers, water supply lines, electrical utilities, and other improvements, all such improvements shall be carried out according to the general design and installation standards approved by the City Engineer. (Ord. C-656 § 79, 2007)
16.08.130 As-built plans.
Two copies of “as-built” plans of all utilities shall be filed with the City within 10 days after completion of the utility installation. (Ord. C-656 § 80, 2007)
16.08.140 Public Works Standards.
All subdivision applications must meet minimum Public Works Standards per the Public Works Standards Manual and receive approval from the Public Works Director. (Ord. C-656 § 81, 2007)
16.08.150 Street right-of-way requirements.
A. The minimum right-of-way and curb-to-curb pavement widths, minimum sidewalk widths, and maximum grades of all rights-of-way, public highways, public and private roads, streets, and alleys shall be determined by the most recently adopted PWSM. Direct access to every lot shall be provided by a public or private road, or a private driveway easement.
B. Dead-end streets shall terminate in a circular turn around.
C. Easements for utilities shall be provided along road or side lot lines and shall conform to the widths specified in the Public Works Standards Manual.
D. Local access street intersections in residential areas shall have property line corners rounded by an arc. The corner radius for all other street intersections shall be in accordance with the Airway Heights Public Works Standards.
E. Street pavement centerlines shall coincide with the right-of-way centerlines.
F. A minimum right-of-way width and a minimum curb-to-curb pavement shall be constructed for residential subdivision streets, except as allowed above for private roads.
G. Storm water management and drainage control shall be provided in accordance with the Airway Heights Public Works Standards. (Ord. C-656 § 82, 2007)
16.08.160 Procedure and authority for granting design standard deviations.
A. Any applicant may apply to the Director for a deviation or modification of any provision of this chapter due to preexisting, topographic or other physical conditions characteristic of the land included in the preliminary plat, subdivision, short subdivision, binding site plan or dedication. The application shall include any and all details necessary to support the requested modification. The Director shall prepare a written decision on each such request for a deviation or modification; provided the application and request are received concurrently with the preliminary plat, subdivision, short subdivision, binding site plan or dedication; and provided the hearing held thereon shall be open to the public and notice of such hearing included.
B. The decision of the City Council is final unless an appeal is made in writing within 10 calendar days after the date of the decision of the City Council, in accordance with Chapter 14.06 AHMC. (Ord. C-656 § 83, 2007)