Chapter 21.30 CONSTRUCTION PLANS

Chapter 21.30
CONSTRUCTION PLANS

Sections:

21.30.020 Construction plans – Engineering review.

21.30.010 Purpose and applicability.

The purpose of construction plans is to document the specific construction details for all public and private improvements such as, but not limited to, streets, sewer, water, storm sewer and stormwater facilities, pedestrian/bicycle connections, landscape strips, and sidewalks, required as part of preliminary plat or short subdivision approval, and ensure that they will be built according to city standards.

Construction plans are required of all projects which seek to divide land and create parcels, tracts, or lots through the subdivision or short subdivision process. (Ord. 1784 § 84, 2016; Ord. 1568 § 5, 2010).

21.30.020 Construction plans – Engineering review.

(1) Following approval of the preliminary plat or short subdivision by the city council, if the subdivider wishes to proceed with the subdivision, he or she shall submit to the city engineer the applicable plan and other review fees as set out in this title and the city’s fee schedule, and three complete sets of construction plans and specifications (sheet size 22 inches by 34 inches) prepared by an engineer registered in the state of Washington showing all improvements as required by the city council in granting the preliminary plat. Such plans must be submitted and approved by the city engineer prior to beginning any grading work on the site.

(2) All construction plans and specifications shall be in conformance with the city street and utility standards. The city engineer shall approve, conditionally approve, or disapprove the submitted plans according to the timelines established in Chapter 18.20 OHMC. The subdivider shall indicate, either on the plans or by separate document, the engineer retained to provide certification of all improvements. Approval shall expire five years from the date of initial preliminary plat approval.

(3) After the city engineer has approved the construction plans and specifications, the subdivider may then proceed as follows:

(a) Prior to the submission of a final plat for approval, all streets, alleys, sidewalks, pedestrian/bike connections, landscaping, storm management facilities, utilities, monumentation, street lights, trees, and any other improvements specified in this title shall be installed and completed by the subdivider to the satisfaction of the city engineer and in conformance with this chapter;

(b) The subdivider’s engineer shall provide as-built drawings of all city-maintained streets and utility improvements related to the subdivision. As-built drawings shall be submitted to and approved by the city engineer prior to acceptance of public improvements;

(c) A performance bond in the amount of 112 percent of the cost to construct required and uninstalled improvements may be posted in lieu of the complete installation of improvements; provided, that such bond is recommended by the city engineer. All deferred improvements shall be completed within two years from the date a bond has been accepted or the city will use securities to complete. The performance bond shall specify exactly what improvements are included, accompanied by a time schedule for completion. In lieu of the performance bond, the developer may provide for other security approved by the city council at the next regularly scheduled council meeting following the city engineer’s approval of construction plans;

(d) The subdivider shall promptly proceed with the completion of the guaranteed improvements. If, in the opinion of the city engineer, the subdivider has not proceeded toward the prompt completion of the bonded improvements, he may cause the bond or other security to be updated with new estimates of cost on all incomplete improvements and all increased cost estimates shall be passed on to the bond or other security. If these increased costs are not accepted by the security, then the city shall foreclose on the bond or other security. In any event, all bonded improvements must be completed within the period specified in the bond, or the bond shall be forfeited and the city will undertake the installation and completion of all improvements with the bond;

(e) Water, sanitary sewer, and storm sewer connections to private property will not be allowed until preliminary approval of all public utility installations has been made by the city engineer. Prior to the acceptance of public improvements, the subdivider shall submit to the city engineer a permanent electronic version of the original construction drawings, said version corrected to indicate all as-built information together with a certification by the developer’s engineer certifying the accuracy of said as-built information, and conformance of the installation with the approved plans/specifications and all city requirements;

(f) Before acceptance of the improvements by the city council of the city of Oak Harbor, a maintenance bond or other security acceptable to the city shall be posted by the developer jointly obligating the developer, or some other party acceptable to the city, and a security, acceptable to the city, guaranteeing these improvements from any defects caused by faulty workmanship, materials or design or combination thereof for a period of two years from the date of written acceptance of the improvements. The amount of bond or other security requested shall be determined by the city engineer, but in no event shall the amount be less than 10 percent of the cost of the improvements; and

(g) The city engineer shall be responsible for approving all engineering drawings, the final inspection and acceptance of all subdivision improvements. The developer shall reimburse the city’s actual costs to review and approve all submitted documents under this chapter. A review fee deposit shall be paid at the time of submitting the submittal documents to the city, as determined by the city engineer. The plan review deposit shall be applied toward the total plan review fee owed. The actual inspection fees and related plan review fee shall be determined upon completion of the plan review and the balance owing shall be paid prior to the issuance of civil permits. (Ord. 1992 §§ 1, 3, 2024; Ord. 1784 § 85, 2016; Ord. 1568 § 5, 2010).