Chapter 16.28
IMPROVEMENTS
Sections:
16.28.020 Supervision by city.
16.28.030 Plans approved by city.
16.28.040 Underground utilities.
16.28.050 Utility capacities planned.
16.28.080 Grading, ballasting and surfacing.
16.28.120 Culverts or trestles.
16.28.130 Street plans and specifications.
16.28.140 Conformance to general design.
16.28.160 Plan of completed improvements.
16.28.170 Maintenance corporation.
16.28.180 Improvement agreement
16.28.190 Surety—Forfeiture—Release.
16.28.010 Generally.
The items set forth in this chapter shall be minimum required improvements of all plats. All costs for improvements shall be the responsibility of the applicant. While design standards are set forth in Section 16.32, higher development standards may be imposed for the promotion of public health, safety and general welfare, including environmental quality considerations. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.020 Supervision by city.
All improvements shall be designed and constructed to the standards of the city of Brewster and installed under the supervision of the city superintendent and/or the city consulting engineer. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.030 Plans approved by city.
Improvement work shall not be commenced until plans have been checked for adequacy and approved by the city and until the city has been notified in advance. If work has been discontinued for any reason it shall not be resumed until the city has been notified.
All plans for public works improvements such as streets, water, sewer, drainage, and bridges must be prepared by a licensed civil engineer registered in the state of Washington. These plans shall be prepared and provided by the subdivider at the subdivider’s expense. These plans must be submitted to the city consulting engineer for review and approval prior to the start of construction of subdivision improvements. It may also be necessary to submit these plans to appropriate state and county agencies for their review and approval. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.040 Underground utilities.
All underground utilities (electrical, telephone, cable, irrigation, etc.) and sewer and water lines, installed in streets or alleys shall be constructed prior to the surfacing of streets or alleys. Stubs for service connections for all underground utilities and sewer and water lines shall be placed to the property line of each lot or parcel. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.050 Utility capacities planned.
The capacities and dimensions of water, sewerage, drainage and street facilities shall be prepared in accordance with the standards of Chapter 16.32 and shall be adequate to provide for the future needs of other undeveloped properties in the general vicinity and the city may share in the cost of these improvements to the extent of the difference in cost between the capacities needed to serve the subdivision and the capacities required to serve the vicinity. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.060 Clearing.
All proposed streets and/or rights-of-way shall have all trees and brush removed from the right-of-way, and all stumps cleared and removed within the confines of the street. If construction of the streets or development within the right-of-way will not take place within one year, the cleared area shall be revegetated with appropriate grasses and/or groundcovers to minimize erosion and dust. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.070 Grubbing.
All streets shall be grubbed by the removal of all large rocks, roots, snags, logs, brush, etc., upon the surface of the ground and refilling all excavations and holes left by the removal within the confines of said street. If construction of the street will not take place within one year, the grubbed area shall be revegetated with appropriate grasses and/or groundcovers to minimize erosion and dust. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.080 Grading, ballasting and surfacing.
All proposed streets shall be graded according to the profiles established within their entire confines, and in accordance with the requirements of Chapter 16.32. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.090 Storm drainage.
Storm drainage facilities shall be provided in accordance with the design standards set forth in Section 16.32.050. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.100 Water mains.
All water mains must be installed according to specifications of the city of Brewster and shall include fire hydrants, valves, etc., as set out in specifications provided by the city for the area to be served. All water mains must be installed at the expense of the subdivider. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.110 Sewer lines.
All sewer lines must be installed at the expense of the subdivider according to the specifications of the city of Brewster. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.120 Culverts or trestles.
All culverts or trestles over waterways, draws or gulches, when over four feet in height, shall conform to the specifications of the city set forth in Chapter 16.32. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.130 Street plans and specifications.
Detailed plans and specifications for street improvements shall be submitted to and approved by the city council according to specifications set forth in Chapter 16.32 prior to construction. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.140 Conformance to general design.
When the subdivider installs pavement, curbs, sidewalks, storm drains, water supply lines, sewer collection lines, electrical and other utilities, and other improvements, all such improvements shall be carried out according to the general design and installation standards approved by the city superintendent and/or consulting engineers. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.150 Monuments.
Monuments shall be placed at all street intersections, boundary angle points, at any intersection of a tangent with a curve in streets, and at such intermediate points as required by the city superintendent. The monuments shall be of stone or concrete filled pipe or tile, weighing at least fifty pounds, capped with brass caps furnished by the subdivider. Street monuments shall be set between six inches and one foot below official furnished street grades and in paved streets shall be enclosed in a standard monument case. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.160 Plan of completed improvements.
Plan and profile drawings, on material, scale and size acceptable to the city showing all improvements as built shall be filed with the city upon completion of the improvements. The street plan and profile drawings shall show property line profiles, curb grades of each street, monument locations, utility locations, right-of-way lines and any easements.
These as-built record drawings shall be prepared by the subdivider’s engineer and/or surveyor and shall be submitted in a format of one set of reproducible mylars and two sets of prints. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.170 Maintenance corporation.
The city council may require the formation of a maintenance corporation charged with the responsibility of construction and maintenance of the roads and other common facilities in the proposed subdivision. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.180 Improvement agreement
Prior to approval by the city council of the final plat, the subdivider shall either install all required improvements and repair any existing streets or other facilities damaged in the development of a subdivision or else execute and file an agreement between himself and the city specifying the period in which he shall complete all required improvement work to the satisfaction of both the consulting city engineer or county engineer and the city superintendent, and set out all monuments and lot corner markers to the satisfaction of the city consulting engineer or county engineer.
If the subdivider shall fail to complete such work within such period, the city may complete the same and recover the full cost and expense thereof from the subdivider or his security. The agreement shall also provide for inspection of all improvements by the City. Such agreement may also provide:
A. For the construction of the improvements in phases;
B. For the extension of time under conditions specified therein;
C. For the termination of the agreement upon the completion of the construction of improvements deemed by the city consulting engineer and city superintendent to be at least the equivalent of the improvements specified in such agreement and required to be constructed by the subdivider; and
D. For progress payments to the subdivider for any deposit money which the subdivider may have made in lieu of providing a security bond provided in Section 16.28.190; provided however, that no such progress payment shall be made for more than ninety percent of the value of any installment of work, and provided that each installment of work shall be completed to the satisfaction of the city consulting engineer and city superintendent. (Ord. 626 § 2 (Exh. A) (part), 1995)
16.28.190 Surety—Forfeiture—Release.
A. Surety. The subdivider shall file with the improvement agreement required in Section 16.28.180, a performance bond in the amount deemed sufficient by the administrator to cover the estimated costs of such improvements and to cover the estimated costs of setting monuments and corner markers that are to be set after the improvements are completed. Such bond shall be executed by a security company authorized to transact a security business in this state and shall be approved as to form by the city attorney. In lieu of a faithful performance bond, the subdivider may deposit with the city clerk/treasurer in the form of cash, bonds, savings deposit books, certificates of deposit, or any other security acceptable to the city attorney, in an amount fixed by the city consulting engineer. In addition, bonds or other security may be required by the city council securing to the city of Brewster, the successful operation of all improvements for two years after acceptance by the city of the completed plat and improvements.
B. Forfeiture of Security. In the event the subdivider fails to complete all improvement work in accordance with the provisions of this title and the improvement agreement, and the city shall have to complete the same, the city shall call upon the security for reimbursement or shall appropriate, from any cash deposit, funds for reimbursement. If the amount of security bond or cash deposit shall exceed all costs and expenses incurred by the city, it shall release the remainder of such bond or cash deposit; and if the amount of the security bond or cash deposit is less than the cost of the expense incurred by the city, the subdivider shall be liable to the city for such difference.
C. Release of Security. No progress payments from such deposit or release of security bond or cash deposit shall be made except upon certification of the consulting engineer and the city superintendent that work covered thereby has been satisfactorily completed and approval by the city council has been granted. (Ord. 626 § 2 (Exh. A) (part), 1995)