Chapter 16.28
IMPROVEMENTS
Sections:
16.28.020 Standards given to subdivider.
16.28.030 Supervision by town.
16.28.040 Plans approved by town.
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 design.
16.28.170 Plan of completed improvements.
16.28.180 Maintenance corporation.
16.28.010 Generally.
The items set forth in this chapter shall be minimum required improvements of all plats. Unless otherwise agreed to by the town and applicant, all costs for improvements shall be the responsibility of the applicant. While design standards are set forth in Chapter 16.32, Design Standards and in the town’s street design and construction standards ordinance, higher development standards may be imposed for the promotion of public health, safety and general welfare, including environmental quality considerations. (Ord. 449 Ch. VII(A), 1995)
16.28.020 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 plat, subdivision or dedication is to be developed and improved. The standards shall be made available to the subdivider or his/her engineer no later than twenty (20) days after receipt of the proposed plat, subdivision or dedication by the town. Such standards must generally conform to those set forth in Chapter 16.32, Design Standards, and the street design and construction standards ordinance (as amended). (Ord. 449 Ch. VII(B), 1995)
16.28.030 Supervision by town.
All improvements shall be designed and constructed to the standards of the town and installed under the supervision of the town. (Ord. 449 Ch. VII(C), 1995)
16.28.040 Plans approved by town.
A. Improvement work shall not be commenced until plans have been checked for adequacy and approved by the town and until the town has been notified in advance. If work has been discontinued for any reason it shall not be resumed until the town 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. These plans shall be prepared and provided by the subdivider at the subdivider’s expense. The plans must be submitted to the town public works director for review and approval prior to the start of construction of subdivision improvements. It may also be necessary to submit these plans to appropriate state and county agencies for their review and approval. (Ord. 449 Ch. VII(D), 1995)
16.28.050 Underground utilities.
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. 449 Ch. VII(E), 1995)
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, Design Standards, and the street design and construction standards ordinance, and shall be adequate to provide for the future needs of other undeveloped properties in the general vicinity. 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 subdivision and the capacities required to serve the vicinity. (Ord. 449 Ch. VII(F), 1995)
16.28.070 Clearing.
All proposed streets and/or rights-of-way shall have all trees, brush and tree stumps 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 groundcovers to minimize erosion and dust. (Ord. 449 Ch. VII(G), 1995)
16.28.080 Grubbing.
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. If construction of the street will not take place within one year, the grubbed area shall be revegetated with appropriate grasses and/or groundcovers to minimize erosion and dust. (Ord. 449 Ch. VII(H), 1995)
16.28.090 Grading, ballasting and surfacing.
All proposed streets shall be graded according to the profiles established within their entire confines, and in accordance with the requirements of Chapter 16.32, Design Standards, and the street design and construction standards ordinance. (Ord. 449 Ch. VII(I), 1995)
16.28.100 Storm drainage.
Storm drainage facilities shall be provided in accordance with the design standards set forth in Chapter 16.32, Design Standards, and the street design and construction standards ordinance. (Ord. 449 Ch. VII(J), 1995)
16.28.110 Water mains.
All water mains must be installed according to specifications of the town and shall include fire hydrants, valves, etc., as set out in specifications provided by the town for the area to be served. All water mains must be installed at the expense of the subdivider. (Ord. 449 Ch. VII(K), 1995)
16.28.120 Sewer lines.
All sewer lines must be installed at the expense of the subdivider according to the specifications of the town. (Ord. 449 Ch. VII(L), 1995)
16.28.130 Culverts or trestles.
All culverts or trestles over waterways, draws or gulches, when over four feet in height, shall be provided with guardrails. (Ord. 449 Ch. VII(M), 1995)
16.28.140 Street plans and specifications.
Detailed plans for street and pedestrian pathway improvements shall be submitted to and approved by the town council prior to construction. Plans shall comply to specifications set forth in the street design and construction standards ordinance prior to construction. (Ord. 449 Ch. VII(N), 1995)
16.28.150 Conformance to general design.
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. 449 Ch. VII(O), 1995)
16.28.160 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 fifty (50) pounds, capped with brass caps furnished by the subdivider. 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. (Ord. 449 Ch. VII(P), 1995)
16.28.170 Plan of completed improvements.
A. Plan and profile drawings on material and at a 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.
B. 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. (Ord. 449 Ch. VII(Q), 1995)
16.28.180 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 and other common facilities in the proposed subdivision. (Ord. 449 Ch. VII(R), 1995)
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 town council may accept a bond, in an amount and with surety and conditions satisfactory to the council and town attorney, or other secure method, providing for and securing to the town 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 securing to the town the successful operation of all improvements for one year after acceptance by the town of the completed plat improvements. (Ord. 449 Ch. VII(S), 1995)