Chapter 16.28
IMPROVEMENTS
Sections:
16.28.020 Standards given to subdivider.
16.28.030 Supervision by city.
16.28.040 Plans approved by city.
16.28.050 Underground utilities.
16.28.060 Utility capacities planned.
16.28.090 Grading, ballasting, and surfacing.
16.28.130 Culverts or trestles.
16.28.140 Street plans and specifications.
16.28.150 Conformance to general standards.
16.28.170 Plan of completed improvements.
16.28.180 Maintenance corporation.
16.28.010 Generally.
A. The items set forth in this chapter shall be minimum required improvements of all plats.
B. Unless otherwise agreed to by the city and applicant, all costs for improvements shall be the responsibility of the applicant.
C. While design standards are set forth in Chapter 16.32 TMC, higher development standards may be imposed for the promotion of public health, safety and general welfare, including environmental quality considerations. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.020 Standards given to subdivider.
The city shall furnish design, construction, and materials standards which are appropriate to the locality, topography, soil conditions, and geology of the area in which the proposed plat, subdivision or dedication is to be developed and improved. The standards shall be made available to the subdivider, or his engineer, no later than 20 days after receipt of the proposed plat, subdivision or dedication by the city. Such standards must generally conform to those set forth in Chapter 16.32 TMC. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.030 Supervision by city.
All improvements shall be designed and constructed to the standards of the city of Tonasket and installed under the supervision of the city. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.040 Plans approved by city.
A. Improvement work shall not be commenced until plans have been checked for adequacy and approved in writing by the public works director and until he/she has been notified in advance. If work has been discontinued for any reason it shall not be resumed until the public works director has been notified.
B. 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 unless such requirement is specifically waived, in writing, by the public works director. These plans shall be prepared and provided by the subdivider at the subdivider’s expense. These plans must be submitted to the city for review and approval prior to the start of construction of subdivision improvements. The public works director may also send the plans to the city engineer for review and comments (such review is at the applicant’s expense) and it may also be necessary to submit these plans to appropriate state and county agencies for their review and approval. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.050 Underground utilities.
Unless proven to be infeasible by the subdivider, underground utilities shall be used. 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. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.060 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 TMC 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. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.070 Clearing.
A. 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.
B. 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 ground covers to minimize erosion and dust. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.080 Grubbing.
A. 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.
B. If construction of the street will not take place within one year, the grubbed area shall be revegetated with appropriate grasses and/or ground covers to minimize erosion and dust. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.090 Grading, ballasting, and surfacing.
All proposed streets shall be graded according to the approved profiles, and in accordance with the requirements of Chapter 16.32 TMC. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.100 Storm drainage.
Storm drainage facilities shall be provided in accordance with the design standards set forth in Chapter 16.32 TMC. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.110 Water mains.
A. All water mains must be installed according to specifications of the city of Tonasket and shall include fire hydrants, valves, etc., as set out in specifications provided by the city for the area to be served.
B. All water mains must be installed at the expense of the subdivider. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.120 Sewer lines.
All sewer lines must be installed at the expense of the subdivider according to the specifications of the city of Tonasket. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.130 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 TMC. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.140 Street plans and specifications.
Detailed plans and specifications for street improvements shall be submitted to and approved by the city council in accordance with specifications set forth in Chapter 16.32 TMC prior to construction. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.145 Pedestrian ways.
Provisions for pedestrian ways and related types of improvements are required in all applications for subdivision or planned development approval. The intent is to provide pedestrian improvements consistent with the comprehensive plan and appropriate to the size, type and location of the subdivision or planned development. In general, pedestrian improvements are required on both sides of streets classified as “arterials” or “collectors” in the transportation element of the city of Tonasket comprehensive plan. (Ord. 786 § 1 (Exh. A), 2017).
16.28.150 Conformance to general standards.
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 public works director and/or consulting engineers. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.160 Monuments.
A. 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 public works director.
B. Monuments shall be of stone-filled or concrete-filled pipe or tile, weighing at least 50 pounds, capped with brass caps furnished by the subdivider.
C. Street monuments shall be set between six inches and one foot below official finished street grades and in paved streets shall be enclosed in a standard monument case. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.170 Plan of completed improvements.
A. 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. 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 and .pdf files.
B. 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. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.180 Maintenance corporation.
The city council, under appropriate circumstances, may require the formation of a maintenance corporation charged with the responsibility of construction and maintenance of the streets, roads and other common facilities in the proposed subdivision. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).
16.28.190 Surety.
In lieu of the completion of the actual construction of any required improvements prior to the approval of a final plat, the city council may accept a bond, in an amount and with surety and conditions satisfactory to the council and city attorney, or other secure method, providing for and securing to the city of Tonasket the actual construction and installation of such improvements within a time period specified by the city council and expressed in the bond(s) or other security. In addition, bonds or other security may be required by the city council securing to the city of Tonasket the successful operation of all improvements for one year after acceptance by the city of the completed plat improvements. (Ord. 786 § 1 (Exh. A), 2017; Ord. 587 § 1, 2001).