Chapter 17.35
IMPROVEMENTS
Sections:
17.35.020 Standards given to subdivider.
17.35.030 Supervision by town.
17.35.040 Plans approved by town.
17.35.050 Underground utilities.
17.35.060 Utility capacities planned.
17.35.090 Grading, ballasting, and surfacing.
17.35.140 Street plans and specifications.
17.35.160 Conformance to general design.
17.35.180 Plan of completed improvements.
17.35.190 Maintenance corporation.
17.35.010 Generally.
(1) The items set forth in this chapter and the town of Twisp development standards manual shall be minimum required improvements of all short and long plats, binding site plans and planned developments.
(2) Unless otherwise agreed to by the town and applicant, all costs for improvements shall be the responsibility of the applicant.
(3) While design standards are set forth in the town of Twisp development standards manual, Chapter 17.40 TMC, and Chapter 5 and Appendices B, C and D of the International Fire Code, higher development standards may be imposed for the promotion of public health, safety and general welfare, including environmental quality considerations. (Ord. 737 § 2, 2018)
17.35.020 Standards given to subdivider.
The town 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 short or long plat, binding site plan, planned development or dedication is to be developed and improved. The standards shall be made available to the developer, or his/her engineer, no later than 20 days after receipt of the proposed short or long plat, binding site plan, planned development or dedication by the town. Such standards must generally conform to those set forth in Chapter 17.40 TMC. (Ord. 737 § 2, 2018)
17.35.030 Supervision by town.
All improvements shall be designed and constructed to the standards of the town of Twisp and installed under the supervision of the town. (Ord. 737 § 2, 2018)
17.35.040 Plans approved by town.
(1) Improvement work shall not be commenced until plans have been checked for adequacy and approved in writing by the public works director, a preconstruction meeting has been completed with the town, and until the town has been notified 48 hours in advance. If work has been discontinued for any reason, it shall not be resumed until the town has been notified.
(2) 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 in an electronic form and three sets of 24-inch by 36-inch print copies to the town at the developer’s expense. All calculations for utility uses, including stormwater management, shall be stated as notes on the plans. These plans must be submitted to the public works director for review and approval prior to the start of construction of the required improvements. It may also be necessary to submit these plans to the town’s engineer and appropriate state and county agencies for their review and approval at the developer’s expense. (Ord. 737 § 2, 2018)
17.35.050 Underground utilities.
All underground utilities such as electrical, telephone, fiber, cable, irrigation, and sewer, water and storm water lines installed in streets or alleys shall be constructed prior to the surfacing of streets or alleys. All underground utilities shall be placed in accordance with applicable health and safety requirements. 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. 737 § 2, 2018)
17.35.060 Utility capacities planned.
The capacities and dimensions of water, sewerage, storm drainage, and street facilities shall be prepared in accordance with the standards provided in the town of Twisp development standards manual and Chapter 17.40 TMC and shall be adequate to provide for the future needs of other undeveloped properties in the general vicinity and the town may share in the cost of these improvements to the extent of the difference in cost between the capacities needed to serve the development and the capacities required to serve the vicinity. (Ord. 737 § 2, 2018)
17.35.070 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 ground covers to minimize erosion and dust. (Ord. 737 § 2, 2018)
17.35.080 Grubbing.
(1) All streets shall be grubbed by the removal of all large rocks, roots, snags, logs, brush, and debris upon the surface of the ground and refilling all excavations and holes left by the removal within the confines of said street.
(2) 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. 737 § 2, 2018)
17.35.090 Grading, ballasting, and surfacing.
All proposed streets shall be graded according to town-approved profiles and in accordance with the requirements of the town of Twisp development standards manual and Chapter 17.40 TMC. (Ord. 737 § 2, 2018)
17.35.100 Storm drainage.
Storm drainage facilities shall be provided in accordance with the design standards set forth in the most current edition of the Eastern Washington Stormwater Management Manual, prepared by the Washington State Department of Ecology, the town of Twisp development standards manual and Chapter 17.40 TMC. (Ord. 737 § 2, 2018)
17.35.110 Water mains.
All water mains must be installed according to specifications of the town of Twisp development standards manual, and shall include fire hydrants, valves and appurtenances as set out in specifications provided by the town for the area to be served. All water mains must be engineered and installed at the expense of the developer. (Ord. 737 § 2, 2018)
17.35.120 Sewer lines.
All sewer lines must be engineered and installed at the expense of the developer according to the specifications of the town of Twisp development standards manual. (Ord. 737 § 2, 2018)
17.35.140 Street plans and specifications.
Detailed plans and specifications for street improvements shall be submitted to and approved by the public works director according to specifications set forth in the town of Twisp development standards manual and Chapter 17.40 TMC prior to construction. (Ord. 737 § 2, 2018)
17.35.150 Pedestrian ways.
Provisions for pedestrian ways and related types of improvements are required in all applications for subdivision, binding site plan 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, binding site plan or planned development. In general, pedestrian improvements are required, consistent with the Transportation Element of the town of Twisp comprehensive plan and/or town of Twisp trails plan (as amended), on both sides of arterial streets and a minimum of one side on collector and access streets unless suitable provisions exist for pedestrians. (Ord. 737 § 2, 2018)
17.35.160 Conformance to general design.
When the developer 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 and in conformance to the town of Twisp design standards manual. (Ord. 737 § 2, 2018)
17.35.170 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 public works director. The monuments shall be of stone or concrete-filled pipe or tile, weighing at least 50 pounds, and capped with brass caps furnished by the developer. Street monuments shall be set between six inches and one foot below the official furnished street grades and in paved streets shall be enclosed in a standard monument case. (Ord. 737 § 2, 2018)
17.35.180 Plan of completed improvements.
(1) Plan and profile drawings on material, scale, and size acceptable to the town showing all improvements as built shall be filed with the town 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.
(2) These as-built record drawings shall be prepared by the developer’s engineer and/or surveyor and shall be submitted in electronic form and a format of one set of reproducible mylars and two sets of prints labeled “as builts.”
(3) GIS datum shall be collected and provided to the town on all water, sewer and drainage structures, including but not limited to valves, meters, hydrants, manholes and drywells. Specifications of the datum will conform to the town of Twisp development standards manual. Such datum will be provided at the developer’s expense. (Ord. 737 § 2, 2018)
17.35.190 Maintenance corporation.
The town council, under appropriate circumstances, may require the formation of a maintenance corporation charged with the responsibility of construction and maintenance of the roads or other common facilities in the proposed plat, binding site plan or planned development. (Ord. 737 § 2, 2018)
17.35.195 Maintenance bond.
(1) General Requirements.
(a) All required street and utility improvements must be constructed by the applicant and must be accepted by the town or other approved security shall be submitted in an amount sufficient to cover 150 percent of the estimated cost of completing all required utility extensions and street improvements as determined by the public works director. Upon completion of the required improvements and prior to acceptance by the town council, the applicant must submit a maintenance bond or alternative security approved by the town attorney in an amount determined by the consultant engineer and approved by the public works director. The maintenance bond amount shall be 100 percent of the actual cost of construction. An alternative security shall be in an amount not less than 10 percent nor more than 100 percent of the actual cost of construction. The amount shall be determined on a case-by-case basis based upon the consultant engineer’s estimated cost of repair or maintenance should repair or maintenance be required. The applicant shall submit documentation of the cost of construction to the public works director for their review and approval and use in determining the required bond or alternative security amount. Said bond shall be in effect for one year from the date of acceptance. (Ord. 737 § 2, 2018)
17.35.200 Surety.
In lieu of the completion of the actual construction of any required improvements prior to the approval of a plat, binding site plan or planned development, the town council may accept a bond, in an amount and with surety and conditions satisfactory to the town council and town attorney, or other secure method, providing for and securing to the town of Twisp the actual construction and installation of such improvements within a time period specified by the town council and expressed in the bond(s) or other security. In addition, bonds or other security may be required by the town council to ensure the successful maintenance and operation of any or all required improvements for one year after acceptance by the town public works director of the completed improvement(s). (Ord. 737 § 2, 2018)