Chapter 16.33
IMPROVEMENTS
Sections:
16.33.010 Procedure for installing improvements.
16.33.020 Minimum improvements.
16.33.140 Special improvements.
16.33.010 Procedure for installing improvements.
The city engineer shall make available street and utility standards and American Public Works Association (A.P.W.A.) Standards to the subdivider or his representatives. Also, comprehensive plans for the orderly development of the city’s utilities and streets will be available to guide in preparation of preliminary plats and specifications. The engineer may require a soil test to ensure adequate base designs for streets, retaining walls, utilities and structures within the subdivision. (Ord. 947 § 2 (part), 1995).
16.33.020 Minimum improvements.
Minimum improvements shall include the following:
(a) All streets and alleys shall have all trees and brush removed from the right-of-way.
(b) 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. (Ord. 947 § 2 (part), 1995).
16.33.030 Water mains.
(a) The subdivider shall install water mains as shown on drawings after approval by the city engineer. The city shall make connections between the existing water main and the newly installed water main. The subdivider or his contractor shall reimburse the city for all expenses in testing mains and making connections.
(b) Should the subdivider be required to install water mains larger than eight inches in diameter to implement the development of the comprehensive plan for trunk mains to serve areas other than the subdivision, the city will negotiate the installation of the required water main and reimburse the subdivider for the additional cost for the larger water main. If bids are required (material only), a percentage of cost will be determined prior to bid award.
(c) Fire hydrants shall be located at five-hundred-foot to six-hundred-foot intervals along residential streets. Fire hydrant locations in other areas shall not exceed three-hundred-foot intervals along streets.
(d) When a subdivider is required to install a water main through or adjacent to property other than his proposed subdivision, he shall not be required to install fire hydrants other than those required within his proposed subdivision. However, he shall be required to install T’s in the required water main at appropriate intervals to facilitate the future installation of fire hydrants when the property adjoining this portion of the water main is subdivided or developed. (Ord. 947 § 2 (part), 1995).
16.33.040 Sewer mains.
(a) Sewer mains shall be installed by the subdivider or his contractor as shown on drawings as approved by the city engineer. Sewer mains, manholes, lamp poles, and lift stations and force mains when required shall be installed in all subdivisions prior to any water service being connected to any improvements.
(b) Should the subdivider be required to install sewer mains larger than eight inches in diameter or lift stations and force mains larger than the subdivider’s subdivision requirements to implement the development of the comprehensive plan, the city will negotiate the installation of the required sewer facilities and reimburse the subdivider for the additional costs for the larger facilities (materials only). If bids are required, a percentage of cost will be determined prior to bid award. (Ord. 947 § 2 (part), 1995).
16.33.050 Drainage.
(a) All drainage in and through the subdivision shall be the responsibility of the subdivider.
(b) The subdivider may divert or enclose the natural drainage system approved by the city engineer. The subdivider shall bear all costs associated with diverting or enclosing natural drainage.
(c) All drainage in rights-of-way must be in underground pipes and culverts except where permitted in gutters.
(d) Drainage design and construction shall be similar to sewer requirements.
(e) Should the subdivider be required to install street drainage facilities which are over and above the subdivision requirements to implement the development of the comprehensive plan, the city will negotiate the installation of the required drainage facilities and reimburse the subdivider for the additional cost for the larger facilities (materials only). If bids are required, a percentage of cost will be determined prior to bid award. (Ord. 947 § 2 (part), 1995).
16.33.060 Streets.
(a) Excavation of all streets shall be to full width of the right-of-way to subgrade. Retaining walls may be required in areas exceeding three feet in cut or fill.
(b) Street area shall be graveled with crushed aggregate as shown on approved plans.
(c) Curbs shall be installed in accordance with street and utility standards.
(d) Streets shall be paved with an approved asphalt mix or a portland cement concrete as approved by the city engineer. (Ord. 947 § 2 (part), 1995).
16.33.070 Alleys.
(a) Alleys adjacent to properties zoned for uses other than residential shall be paved in conformance with the street and utility standards.
(b) Alleys, when required in residential areas, shall be graded and graveled in conformance with the street and utility standards. (Ord. 947 § 2 (part), 1995).
16.33.080 Sidewalks.
(a) Sidewalks shall be required in all zones and shall be constructed as shown in the community street and utility standards. Sidewalks may be located next to the curb. Sidewalks shall be constructed so as to avoid physical obstructions unless the council has previously approved the placement of physical obstructions such as but not limited to light poles, fire hydrants, planter boxes, trees, or tree wells in or on the area reserved for sidewalks. Sidewalks shall be constructed so as to avoid placement over water, gas, sewer or other utility lines.
(b) Sidewalk widths in the central business district zone (C-1) shall be full dimension, meaning that all area between the back of the curb and the abutting property lines shall be constructed in conformance with the community street and utility standards describing sidewalk construction.
(c) All sidewalk requirements shall be completed prior to an occupancy permit being granted for any new building. (Ord. 947 § 2 (part), 1995).
16.33.090 Monuments.
Monuments shall be placed at all street intersections, boundary angle points of curves in streets, and at such intermediate points as required by the city engineer. The monuments shall be of concrete filled pipe or tile, weighing at least fifty pounds, capped with standard markers. 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. If a monument is placed in an open field or unpaved street, the land surveyor shall place an iron pin in the center of the concrete or tile pipe. (Ord. 947 § 2 (part), 1995).
16.33.100 Conformity.
(a) Paved streets, curbs and sidewalks shall be required on all dedicated street rights-of-way in all new subdivisions. All improvements shall be constructed in conformance with the community street and utility standards and shall be made from intersection to intersection, intersection to subdivision boundary, or from subdivision boundary to subdivision boundary unless the council has previously approved a variation in conformity.
(b) 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 be responsible for installing paving, curbs and sidewalks on that portion of the street right-of-way within the proposed subdivision. (Ord. 947 § 2 (part), 1995).
16.33.110 Arterials.
Should the subdivider be required to construct or reconstruct a community arterial within a proposed subdivision and if that community arterial is designed to serve areas of the city other than just the proposed subdivision, the city may participate in the cost of construction. The city council shall approve the percentage of participation prior to bonding or bid award for community arterial construction.
(a) The city’s maximum participation will only be for the required extra width and construction materials which are over and above the forty feet of pavement width required of a residential street.
(b) In a residential subdivision containing lots which front on a residential street and have an arterial street parallel to the residential street and adjacent to the back lot line, those lots shall be defined as through lots. The city’s maximum participation shall be fifty percent of the sidewalk construction costs along the arterial on all through lots.
(c) In no event should this title be construed to establish an affirmative obligation upon the city to participate, or to participate in any fixed percentage in any project. The city’s participation shall be limited by the funds available, priority of projects throughout the city, and the desirability of the particular project. (Ord. 947 § 2 (part), 1995).
16.33.120 New utilities.
Where telephone, electric and cablevision utilities are not existing in a proposed subdivision and additional utility construction is required, all new utility construction shall be underground improvements. (Ord. 947 § 2 (part), 1995).
16.33.130 Bicycle paths.
The subdivider shall be required to provide bicycle paths for suitable and safe bicycle traffic where the city’s comprehensive plan requires bicycle paths or lanes within the boundaries of the subdivision. (Ord. 947 § 2 (part), 1995).
16.33.140 Special improvements.
(a) The subdivider’s land surveyor or engineer shall submit all specifications or contract documents to be used in construction of all improvements within easement and right-of-way of proposed plat. A maintenance bond as required by the city and approved by the city attorney shall be included with contract document.
(b) The city engineer shall approve all street design, alignment, vertical curves, horizontal curves, water design, sewer disposal methods, storm drains and traffic control required. (Ord. 947 § 2 (part), 1995).