Wasco Municipal Code Ch. 16.32 Improvements

Sections: 16.32.001 Definitions. 16.32.010 General requirements. 16.32.020 In subdivisions for which a final map is required. 16.32.030 In subdivisions for which a parcel map is required. 16.32.040 Standards and design criteria. 16.32.050 Plans. 16.32.060 Required improvements--Generally. 16.32.070 Required improvements--Grading. 16.32.080 Required improvements--Street improvements.

16.32.100 Required improvements--Sanitary sewer. 16.32.110 Required improvements--Water system. 16.32.120 Required improvements--Street signs. 16.32.130 Required improvements--Access barricade. 16.32.140 Required improvements--Street lights. 16.32.150 Required improvements--Public utilities. 16.32.160 Required improvements--Railroad crossings. 16.32.170 Required improvements--Fences or walls. 16.32.180 Required improvements--Trees. 16.32.190 Required improvements--Street striping. 16.32.200 Required improvements--Stop signs, stop lights or any other traffic safety device. 16.32.210 Required improvements--Solid waste containers. 16.32.220 Supplemental improvements and reimbursement agreements. 16.32.230 Monuments and lot corners. 16.32.240 Completion of subdivision improvements. 16.32.250 Subdivision agreement. 16.32.260 Security--Type. 16.32.270 Security--Form of bonds. 16.32.275 Alternative to faithful performance bond described--Procedures. 16.32.280 Security--Amount. 16.32.290 Security--Release. 16.32.300 Security--Forfeiture. 16.32.310 Notice to commence work. 16.32.315 Required permits. 16.32.320 Inspection--Required. 16.32.330 Inspection--Fees. 16.32.340 Inspections and tests--Required. 16.32.350 Final inspection. 16.32.360 As-built plans. 16.32.370 Insurance requirements.

"Improvement" refers to any street work and utilities to be installed, or agreed to be installed, by the subdivider on the land to be used for public or private streets, highways, ways, and easements, as are necessary for the general use of the lot owners in the subdivision and the local neighborhood traffic and drainage needs, as a condition precedent to the approval and acceptance of the final map thereof. "Improvement" also refers to any other specific improvements or types of improvements, the installation of which, either by the subdivider, by the public agencies, by private utilities, by any other entity approved by the local agency, or by a combination thereof, is necessary to ensure consistency with, or implementation of, the general plan or any applicable specific plan. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

All improvements shall be constructed at the subdivider’s expense in accordance with the requirements of this chapter and in accordance with the city of Wasco improvement standards as shown in Appendix A. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

As a condition of approval of a tentative map for which a final map is required, all improvements as set forth in this chapter shall be required. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

As a condition of approval of a tentative map for which a parcel map is required, improvements as set forth in this chapter may be required. The extent of such improvements shall be determined by the planning commission pursuant to Section 66411.1 of the Map Act. The planning commission may waive improvements until development of proposed division of land occurs. Improvements shall not be waived in any developed area. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

The criteria and standards used for the design and construction of improvements shall be in accordance with the following:

A. City of Wasco standards, copies of which are for sale or available for examination by the public in the offices of the city clerk, community development department, or public works department;

B. All the applicable provisions of Chapter 16.28, entitled "Design Standards";

C. All other requirements set forth in this chapter;

D. Exceptions. The city engineer or other designated city official may make minor changes in typical sections and details if unusual conditions pertain to the subdivision or arise during construction to warrant such change;

E. All utilities shall be extended as necessary to meet the definition of "improvement" (Section 16.32.001). (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

A. Improvement plans shall include all drawings and specifications necessary for the orderly construction of improvements for the subdivision.

B. All such plans shall be prepared in a professional manner in keeping with standard engineering practices.

C. All such plans shall be drawn on polyester base film in ink capable of producing a legible print.

D. All sheets shall be twenty-four inches by thirty-six inches and shall be incorporated into one complete set of plans. All such sheets shall be of the same size. When more than three sheets of drawings are required, an index to drawings shall be ascribed on the first sheet of the set.

E. Plans, profiles and specifications for such improvements shall be furnished to the city engineer or other designated city official for checking, and such plans, profiles and specifications shall be subject to the approval of the city engineer or other designated city official before any such map shall be approved or certified. Such plans, profiles and improvements shall be in accordance with the standards of the city, as adopted by the council.

F. An AutoCAD (or compatible) copy of the map shall be provided on a transportable media storage device (i.e., compact disk, USB flash drive, or other current media acceptable to the public works department) and delivered to the city of Wasco public works department. This data is for government use and is not available to the general public in electronic format. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

The improvements set out in Sections 16.32.070 through 16.32.210 as required shall be clearly set forth in the improvement plans and constructed or installed in accordance therewith. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

Grading shall include all excavation, embankment and fill necessary to produce the surface on which the lowest layer of improvement or structure is placed. Such grading shall be constructed to the lines and grades approved by the city engineer or other designated city official for all surface improvements in the subdivision including streets, alleys, sidewalks, curbs and gutters, building pads, and surface drainage facilities. All building pads shall be graded to provide eighteen inches minimum from finished floor of building to finished gutter flow line. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

Street improvements shall include curb and gutter, valley gutters, sidewalks, structural street and alley sections which include subbase, base and paving as required. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

Drainage facility improvements shall include storm drain lines, catch basins, manholes or other improvements that may necessitate the drainage of stormwater from the subdivision. On-site ponding basins as a method of disposal of stormwater may be permitted upon approval of the city engineer or other designated city official. The maximum distance permitted for surface drainage shall be one thousand three hundred feet. (Ord. 617 §2 (Exh. A), 2011; Ord. 580 Exh. A, 2008; Ord. 474, 2002).

Sanitary sewer improvements shall include the main line connected to the existing system, manholes and a lateral stubbed to the property line of each lot. Such laterals shall be marked on the top of the curb with the letter "S" at such time as concrete is placed. Septic tanks, cesspools, leach fields, or permanent force mains will not be permitted without specific written approval by the city engineer prior to tentative map approval. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

Water system improvements shall include water mains, fire hydrants, valves and services to property line of each lot. Location of water services shall be marked on the top of the curb with the letter "W" at such time concrete is placed. Fire hydrants shall be of the size and type approved by the Kern County fire department and city engineer or other designated city official; provided, however, that such hydrants shall not be less than any hydrant required by the city as set forth in the city of Wasco standards and adopted Uniform Fire Code. The following criteria shall be used for placement of fire hydrants:

A. Single-Family Residential Development. One hydrant shall be placed for each six hundred lineal feet of residential frontage. No development shall be less than two hydrants or as required by the planning commission.

B. Multiple-Family or Mobilehome Park Residential Development. One fire hydrant shall be placed for each four hundred fifty lineal feet of residential development frontage. No development shall have less than two hydrants or as required by the planning commission.

C. Commercial and Industrial Development. One fire hydrant shall be placed for each three hundred lineal feet of commercial or industrial frontage. No development shall have less than two fire hydrants or as required by the planning commission.

D. Combined Type Development. When combined type developments are developed, fire hydrants shall be placed in accordance with the most restrictive of the above criteria as approved by the city engineer or other designated city official. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

All street signs shall be provided by the subdivider. Street signs shall be of the type approved by the city. Street signs shall be placed at each intersection in accordance with the city of Wasco standards. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

Any required barricade to protect access at dead-end streets shall be provided by the subdivider. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

Street lights, conduits and wiring shall be installed at the expense of the subdivider. No direct burial of wiring will be permitted. Conduit will be required for all underground wiring. Light poles shall be provided by and installed by the subdivider and dedicated to the city as part of improvements. No point along any collector or arterial street shall be more than two hundred fifty feet from a mast arm type street light. No point along any minor collector or local street shall be less than two hundred feet or more than two hundred fifty feet from a post type street light. Street lights shall be placed in the following numbers at exact locations to be determined by the city of Wasco city engineer or designee:

Number of Street Lights Required

Arterial/ Minor Collector or
Type of Intersection
Collector Street Local Street

Four-way intersection 4 (each corner) 2

Three-way intersection 2 1

Two-way intersection 1 1

End of a cul-de-sac 1 1

When an intersection includes an arterial/collector street and a minor collector/local street, the highest order street shall govern the number of street lights required at that intersection. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

The subdivider shall provide public utilities to each lot of the subdivision including electric, communications (telephone), street lighting, natural gas, and cable television. Existing and new utility distribution facilities, and lines, shall be placed underground in any residential, commercial or industrial subdivision. The subdivider shall be responsible for complying with the requirements of this section, and the subdivider shall make the necessary arrangements with the utility companies for the installation and access to such facilities. Such facilities shall be installed underground before any permanent street facilities are placed. For the purpose of this chapter, appurtenances and associated equipment such as, but not limited to, surface-mounted transformers, pedestal- mounted terminal boxes and meter cabinets may be placed above ground where below ground or ground level units are not feasible or possible. If above ground boxes or pedestals are required, they shall have a minimum amount of surface area, be aesthetically pleasing and be covered with an anti-graffiti coating. The provisions of this section shall not apply to utility distribution facilities and lines which do not provide services to the area being subdivided. Utility plans shall be incorporated into the improvement plans. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

Provisions shall be made for any and all railroad crossings necessary to provide access to, or circulation with, the proposed subdivision, including the preparation of all documents necessary for application to the public utilities commission of the state for the establishment and improvement of such crossing. Costs for such establishment and improvement shall be the responsibility of the subdivider. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

Fences or walls shall be constructed by the subdivider of the size and type and in the locations as may be required by the planning commission. Block walls shall be installed per city of Wasco improvement standards. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

Trees shall be planted by the subdivider of the size and type and in the locations as may be required by the planning commission for screening purposes or as required pursuant to the city of Wasco zoning ordinance. Street trees shall be planted along all public rights-of-way in all new development. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

Street striping shall be required in accordance with the currently approved CalTrans Standards. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

traffic safety device.

Stop signs, stop lights or any other traffic safety device shall be as required by the planning commission and shall be installed in accordance with CalTrans Standards. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

Containers used for the collection of solid waste and recycling by the city shall be furnished at the subdivider’s expense. The city staff shall determine the number of containers required. The cost of each container shall be paid prior to recordation of the subdivision map. Containers shall be purchased from the city of Wasco and remain the property of the city of Wasco. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

The subdivider may be required to install improvements for the benefit of the subdivision which may contain supplemental size, capacity, number, or length for the benefit of property not within the subdivision and thereafter to dedicate such improvements to the public. The subdivider may be reimbursed for a portion of his costs as provided in Sections 66486 and 66487 of the Subdivision Map Act, or other reimbursement enabling acts. The subdivider’s engineer shall submit to the city engineer or other designated city official an engineer’s estimate for approval. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

A. Permanent Monuments.

1. Permanent monuments in accordance with the city of Wasco standards shall be set by the subdivider’s
engineer or land surveyor at the following locations:

a. At all angle points and at the beginning and ending of all curves on the exterior boundaries of the
subdivision;

b. At all intersections of street centerlines;

c. At the beginning and ending of all curves on the street centerlines within the tract;

d. At all the intersections of street centerlines and the exterior boundary of the subdivision.

2. All such monuments shall be set as to ensure an unobstructed site between adjacent monuments.

3. All such monuments shall be set as required by the Subdivision Map Act. The city engineer or other
designated city official may check such monuments by field survey and verify that the positions of such
monuments are correct. At such time as structural street sections are completed, frames and covers in
accordance with city of Wasco standards shall be constructed.

B. Lot Corners.

1. The subdivider’s engineer or land surveyor shall monument all lot corners including each angle point, the beginning of each curve and the end of each curve. Such monument shall not be less substantial and enduring than a half-inch iron pipe eighteen inches long with a noncorrosive registered engineer’s or licensed surveyor’s marker on the head thereof. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

A subdivision map which requires a final or parcel map shall not be approved and subsequently recorded until improvements required as a condition of approval of the tentative map have been completed or a subdivision agreement to complete the improvements has been entered into pursuant to Section 66462 of the Map Act. Such agreement to complete improvements shall be guaranteed by security in the amount, type, form, and content as set forth in this chapter. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

A. The subdivision agreement to complete required improvements shall contain such stipulations as may be required to assure completion of the subdivision in accordance with the requirements of the city. Such stipulations shall specify that the subdivider shall complete the improved work within twelve months and providing that if he fails to complete such work within such period, the city may complete the same and recover the full cost and expense thereof from the subdivider. The subdivision agreement shall provide for inspection of all improvements by the city. The form and content of such agreement shall be approved by the city attorney.

B. The subdivision agreement shall be secured by a bond or security in the amount, type, form and content as set forth in this chapter.

C. Except for assessments authorized after tentative map approval for the financing and completion of improvements required of the subdivider, all outstanding or remaining assessments on the land of the subdivision established for improvements contracted under special assessment district proceedings shall be paid by the subdivider. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

Improvement security shall be of the type as provided for in Section 66499 of the Map Act subject to review by the city attorney and approval of the city council. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

When a bond is used to secure the faithful performance of the agreement for subdivision improvements it shall be in substantially the same form as provided for in Section 66499.1 of the Map Act, subject to review by the city attorney and approval by the city council. The form of bond for the security of laborers and materialmen shall be in substantially the same form as provided for in Section 66499.2 of the Map Act subject to review by the city attorney and approval by the city council. Appropriate modifications shall be made in such form if the bond is being furnished for the performance of an act not provided for by agreement. All bonds shall be furnished by a surety company authorized to write the same in the state of California. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

In lieu of any faithful performance bond required by this chapter, the subdivider may deposit with the city engineer, on behalf of the city council, one of the following: (1) a deposit, either with the city or a responsible escrow agent or trust company, selected by the city, of cash or negotiable bonds of the kind approved for securing deposits of public moneys, or (2) an irrevocable instrument of credit from one or more responsible financial institutions regulated by state or federal government and pledging that the funds are on deposit and guaranteed for payment on demand by the city. The forms of all documents relating to such security shall be subject to approval by the city attorney. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

The improvement security shall be provided in the amount as follows:

A. Performance Security. One hundred percent of the total estimated cost of the improvements or act to be performed securing payment to the contractor, the subcontractors and to persons furnishing labor, materials or equipment to them for the improvement of the performance of the required act.

B. Labor and Material Security. Fifty percent of the total estimated cost of the improvement or act to be performed securing payment to the contractor, the subcontractors and to persons furnishing labor, materials or equipment to them for the improvement or the performance of the required act. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

A. Security for performance may be reduced as work progresses only for the work satisfactorily completed. Upon written request from the subdivider, the city engineer or other designated city official shall determine the value of work completed satisfactorily and submit it to the city council for approval. In no event shall such security be reduced more than ninety percent. Upon final completion and acceptance of the work as determined by the city engineer or other designated city official, a notice of completion shall be filed with the county recorder. Ten percent of such security shall be retained for one year after the filing of such notice.

B. Security for labor and material shall be released six months after such notice of completion is filed; provided, that no claims are filed, the amount of such security shall be reduced equal to the amount of such claims. The balance of the security will be released on the satisfactory settlement of such claims. No security given for the guarantee or warranty of work shall be released until the expiration of the period thereof. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

Upon the failure of the subdivider to complete any improvement, acts, or obligations within the time specified, or an approved extension thereof, the city council may, upon notice in writing of not less than ten days, served upon the person responsible for the performance thereof, or upon notice in writing of not less than twenty days, served by certified mail addressed to the last known address of such person, determine that the subdivider is in default and may cause the improvement security or such portion thereof as is necessary to complete the work or act or other obligation of the subdivider secured thereby to be forfeited to the city. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

Improvement work shall not commence until the city engineer or other designated city official has been given twenty-four hours’ notice. If the work is discontinued for any reason, it shall not be commenced until such notice is given. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

All permits required to commence work including but not limited to CalTrans encroachment permits and city of Wasco encroachment permits must be obtained prior to commencement of work. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

The construction of all required improvements shall be inspected by the city engineer or other designated city official for conformance with improvement plans. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

Inspection fees shall be in the amount prescribed by resolution of the city council. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

A. Grading. All embankments and excavation shall be compacted in accordance with the city standards. There shall be a sufficient number of tests at sufficient depths to ensure proper compaction and moisture content. At such time as the grading is completed, a summary report of such tests shall be submitted to the city engineer or other designated city official for review and approval.

B. Concrete Work. Prior to the placement of any concrete in public right-of-way, the subdivider or his contractor shall notify the city. The city shall inspect the forms and base for compaction. The city engineer or other designated city official may require additional compaction tests to assure proper compaction and moisture content. The city engineer or other designated city official may take concrete cylinder samples as he may deem necessary. The breaking of such samples shall be at the subdivider’s expense. The city shall check all curb and gutter to assure proper drainage. The contractor shall remove any curb and gutter which fails to meet required tolerances as set forth in the city of Wasco standards.

C. Underground Utilities. All trench backfill shall be compacted to city requirements. The contractor may use any method approved by the city to obtain required compaction. There shall be a sufficient number of tests at sufficient depths to assure proper compaction and moisture content. At such time as the underground improvements have been completed, a summary report of such tests shall be submitted to the city engineer or other designated city official for review and approval.

D. Streets and Alleys.

1. Prior to placement of any required base, the subbase shall be prepared and a sufficient number of
compaction tests taken at sufficient depths to assure proper compactions and moisture content. The
subdivider shall submit such tests to the city engineer or other designated city official for review and
approval. No base shall be placed until such approval is obtained.

2. After the placement of base and prior to placement of pavement, the city engineer or other designated
city official may require additional compaction tests to be taken to assure proper compaction. The subdivider
shall submit such tests to the city for review and approval. The city engineer or other designated city official may require additional tests or require additional information as deemed necessary to assure proper
construction in compliance with the improvement plans. A summary report of such tests shall be submitted
to the city engineer or other designated city official.

3. After the pavement is placed, the subdivider or contractor shall submit all weight slips to the city
engineer or other designated city official.

4. The city engineer or designated city official shall inspect the installation of all sewer and water facilities except for backfill requirements as classified in this title. In addition to the above tests and requirements, the city engineer or other designated city official may require additional testing or other information necessary to assure proper construction in compliance with the improvement plans. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).

At such time as all improvements are completed, the subdivider shall arrange a meeting with the city engineer or other designated city official for an inspection of the work. The subdivider’s engineer or land surveyor or their representative shall be present during the time of inspections. All required monuments as required in this chapter shall be exposed including all street monuments and not corner monuments. The city engineer or other designated city official may survey or cause to be surveyed the subdivision for assurance that all such monuments satisfy the final map or parcel within allowable tolerances. No deferment of monuments shall be allowed. When all improvements are completed, the city engineer or other designated city official shall proceed to release security as provided for in this chapter. (Ord. 617 §2 (Exh. A), 2011; Ord. 612 §2 (Exh. A), 2010; Ord. 474, 2002).

At such times as the improvement work has been satisfactorily completed and approved as set forth in this chapter, before filing the notice of completion, the subdivider shall submit a complete set of as-built improvement plans capable of being reproduced. Such plans shall clearly show any changes that were made during construction. As-built improvement plans shall include the stamp and signature of the subdivider’s engineer and permanent elevation bench mark based upon the city datum on each centerline of street monument and any other location as may be required by the city engineer or other designated city official. Bench mark elevations bench mark based upon the city datum (data) on each centerline of street monument and any other location as may be required by the city engineer or other designated city official. Bench mark elevations shall be set to the nearest one-hundredth of a foot. (Ord. 617 §2 (Exh. A), 2011; Ord. 612 §2 (Exh. A), 2010; Ord. 474, 2002).

Construction shall not commence, or continue, until or unless there is in full force and effect all required insurance. The owner shall not permit any work to be done unless and until the worker’s compensation insurance and liability insurance requirements have been complied with.

The types of insurance the owner’s contractor shall obtain and maintain are worker’s compensation insurance and liability insurance, all as set forth herein.

Worker’s compensation insurance and liability insurance shall be maintained in full force and effect for the full warranty period of one year from the date of final acceptance of the work.

Insurers must be authorized to do business and have an agent for service of process in California and have an "A" policyholder’s rating and a financial rating of at least Class XI in accordance with the most current Best’s Rating.

As evidence of specified insurance coverage, the owner shall provide certificates of insurance and endorsements to the city on the forms provided as a part of these improvement standards. No alteration or substitution of said forms will be allowed.

Coverage amounts and limits to be provided for worker’s compensation and liability insurance shall be as specified in the contract.

A. Worker’s Compensation Insurance. The owner shall provide a certificate(s) of insurance to the city certifying that his contractor has obtained for the period of the contract full worker’s compensation insurance coverage for all persons whom the contractor employs or may employ in carrying out the work under the contract. This insurance shall be in strict accordance with the requirements of the most current and applicable state worker’s compensation insurance laws.

B. Liability Insurance. The owner shall provide a certificate(s) of insurance to the city showing his contractor has the liability insurance coverage stated in the contract.

Included in such insurance shall be a "cross liability" or "severability of interest" clause.

As applicable, the liability insurance coverage shall include each of the following types of insurance:

1. General Liability.

a. Comprehensive form;

b. Premises--Operations;

c. Explosion and collapse hazard;

d. Underground hazard;

e. Products/completed operations hazard;

f. Contractual insurance;

g. Broad form property damage including completed operations;

h. Independent contractors;

i. Personal injury.

2. Automobile Liability.

a. Comprehensive form including loading and unloading;

b. Owned;

c. Hired;

d. Non-owned.

The liability insurance shall include as additional insureds: the city, the city engineers, their consultants, all other city consultants and each of their directors, officers, agents and employees. The insurance afforded to these additional insureds shall be primary insurance. If the additional insureds have other insurance which might be applicable to any loss, the amount of the insurance provided under this section on liability insurance shall not be reduced or prorated by the existence of such other insurance. (Ord. 617 §2 (Exh. A), 2011; Ord. 474, 2002).