Chapter 16.20
IMPROVEMENTS

Sections:

16.20.010    General improvements.

16.20.020    Waiver of requirements – Procedure.

16.20.010 General improvements.

The following improvements shall be constructed and/or installed prior to final plat, short plat or binding site plan approval:

A. Watermains.

1. A water distribution system, including fire hydrants, to provide domestic water service and fire protection to each lot. Said system shall conform to the Skagit County Public Utility District No. One’s Master Distribution Plan and requirements;

2. Fire hydrant type and location shall be subject to the review and approval of the fire department.

B. Sanitary Sewers.

1. Sewer mains shall be installed by the subdivider or his contractor as shown on drawings approved by the city engineer. When required, sewer mains, manholes, lift stations and force mains shall be installed in all subdivisions prior to any water service being connected to any improvements;

2. Each and every building in which people live, congregate or are employed, shall have a separate connection to the public sewer;

3. Side sewers shall be extended 10 feet into the lot, plugged and marked;

4. Sewer lines shall be extended to the boundary of the plat at the direction of the public works director.

C. Drainage.

1. All drainage in and through the subdivision shall be the responsibility of the subdivider;

2. The subdivider may divert or enclose the natural drainage in his subdivision after providing a drainage system approved by the city engineer, so long as the natural drainage is not subject to the city’s critical areas ordinance. The subdivider shall bear all costs associated with diverting or closing natural drainage;

3. All drainage in rights-of-way must be in underground pipes and culverts except where permitted in gutters;

4. Drainage design and construction shall be similar to sewer requirements;

5. Where required, the subdivider shall design and install storm drain retention or detention systems and water quality facilities;

6. Positive drainage shall be provided to each lot. Where three-inch diameter sidewalk lot drains cannot be provided, a service drain from the storm drain shall be extended to the lot;

7. Drainage lines shall be extended to the boundary of the plat at the direction of the public works director.

D. Streets.

1. All streets and alleys shall have all trees and brush removed from the right-of-way;

2. All streets and alleys 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 the street;

3. Paved streets, curbs, gutters and sidewalks shall be required on all dedicated street rights-of-way in all subdivisions. All improvements shall be constructed in conformance with the street and utility standards and shall be made from intersection to intersection, intersection to subdivision boundary, or from subdivision boundary to subdivision boundary;

4. On streets where a proposed subdivision adjoins an existing subdivision or existing street dedication in midblock and the existing subdivision or existing street dedication is unpaved, the subdivider shall, at a minimum, be responsible for installing curbs, gutters and sidewalks on that portion of the street right-of-way within the proposed subdivision;

5. Monuments with cases shall be placed at all street intersections, boundary angle points or curves in streets, and at such intermediate points as required by the city engineer.

E. Alleys. Alleys adjacent to properties zoned for all uses shall be paved.

F. Sidewalks.

1. Sidewalks shall be installed on both sides of each street. Sidewalks shall be required along dead-end streets and around cul-de-sacs. These requirements can be waived through a modification process per MVMC 16.16.035;

2. The subdivider and/or developer shall determine the location of all driveway entrances prior to approval of construction plans. Driveway entrances shall be placed in a manner such that on-street parking, if allowed, is maximized. Driveway indentations shall be made at the same time the sidewalks are constructed;

3. Sidewalks shall be constructed so as to avoid physical obstructions such as poles, vaults and fire hydrants. Sidewalks shall be constructed so as to avoid placement over water, gas, sewer and other utility lines;

4. All sidewalks shall be completed prior to an occupancy permit being granted for any new building;

5. When sidewalks are approved as integral with the curb, the sidewalk shall be a minimum of five and one-half feet wide (not including curb width).

G. Other Utilities.

1. Street light standards and/or fixtures shall be provided to supply adequate lighting for the safety and convenience of the public;

2. Other utilities shall be installed to provide electricity, natural gas, telephone, television cable and other services to the platted area;

Said utilities shall be restricted to underground installation unless otherwise approved by the city engineer;

3. All utilities (water, sewer, electrical, gas and cable) shall be installed to the property line prior to acceptance of the public improvements.

H. Traffic-Control Devices. The subdivider shall install street name signs and traffic-control signs and/or improvements and devices to the satisfaction of the city engineer. The city may install such signs and devices at the expense of the subdivider. (Ord. 3428 § 53, 2008).

16.20.020 Waiver of requirements – Procedure.

A. Any subdivider can make application to the community and economic development department for a waiver of any provision contained in this title provided the request is received concurrently with the proposed subdivision or dedication for plats in which the hearing examiner makes a recommendation and the city council makes a final decision. Such application shall include any and all details necessary to support the application. All waiver requests must be forwarded to the city council with the preliminary plat and the hearing examiner’s recommendation. The council may establish a fee for submitting such a request. A favorable recommendation for the granting of such waivers is discretionary on the part of the hearing examiner.

B. The hearing examiner shall not recommend approval of a waiver of the subdivision regulations unless he/she shall find that the following conditions exist in each case of a request: where, because of the size of the tract to be subdivided, unusual shapes, topography, unusual topographic conditions, unusual geological conditions, the condition or nature of adjoining areas, or the existence of unusual physical conditions, strict compliance with the provisions of this title would cause unusual and unnecessary hardship on the subdivider, or would result in an undesirable plat, the hearing examiner may vary the requirements set forth in this title.

C. In recommending or supporting waivers, the hearing examiner may require such conditions as will achieve, insofar as practicable, the objectives of the requirement waived. Any waiver authorized shall be entered as a finding of fact in the hearing examiner’s recommendation together with the circumstances that justify the waiver granted. (Ord. 3428 § 54, 2008).