Chapter 16.30 — IMPROVEMENTS

The subdivider shall construct all required improvements, both on and off the site, according to approved standards or deviations thereto as may be approved by the city engineer.

No final map shall be presented to the council or parcel map to the city engineer for approval until the subdivider either completes the required improvements or enters into an agreement with the city agreeing to do such work and delivers to the city such improvement security as is acceptable to the city.

(Ord. No. 642, § 3, 5-23-2022)

A.

Improvements to parcels created by a map shall be required as conditions of the approval of the tentative map, vesting tentative map, or by the city municipal code, including but not limited to, the improvements required by this title.

B.

Improvements on the parcel frontage may be waived by the city engineer if no development is proposed on the parcel and if improvement of the parcel is not necessary for public health and safety nor a necessary prerequisite to the orderly development of the surrounding area.

C.

The frontage of each lot shall be improved to its ultimate adopted geometric section, including street structural section, curbs, sidewalks, driveway approaches, and transitions. Back-up developments onto arterial and collector streets which have been approved shall comply with the landscaping, walls/fences, and other design requirements.

D.

Stormwater runoff from the subdivision shall be collected and conveyed by an approved storm drain system. The storm drain system shall be designed for the ultimate development of the watershed. The storm drain system shall provide for the protection of abutting and off-site properties which would be adversely affected by any increase in runoff attributed to the development. Off-site storm drain improvements may be required to satisfy this requirement.

E.

Each unit or lot within the subdivision shall be served by an approved sanitary sewer system.

F.

Each unit or lot within the subdivision shall be served by an approved domestic water system.

G.

Each unit or lot within the subdivision shall be served by gas, electric, and communication facilities.

H.

All utilities within the subdivision shall be placed underground, except those facilities exempted by public utilities commission regulations. Undergrounding shall be required for overhead lines within the subdivision boundaries.

I.

All the improvements shall be installed in conformance to city improvement standards, specifications, and policies existing at the time of filing the tentative map. All improvement costs shall be the responsibility of the subdivider.

(Ord. No. 642, § 3, 5-23-2022)

A.

The frontage improvements along existing peripheral streets may be deferred for parcels maps creating four (4) or less parcels. Deferral will be allowed when the city engineer finds that construction is impractical due to physical constraints. when improvements are deferred, the subdivider shall enter into an agreement with the city for the installation of all frontage improvements at such time in the future as required by the city. The agreement shall provide:

1.

That the construction of the improvements shall commence within ninety (90) days after the receipt of the notice to proceed from the city.

2.

That, in the event of default by the owner, successors or assigns, the city is authorized to cause such construction to be done and charge the entire cost and expense to the owner, successors or assigns, including interest from the date of the notice of such cost and expense until paid.

3.

That certificates of deferment shall be placed on the parcel map in accordance with Section 66411.1 of the Subdivision Map Act, and that such agreement shall be recorded in the office of the county recorder at the expense of the owner and shall constitute notice to all successors and assigns of the title to the real property of the obligation set forth, and that the same is a lien in an amount to fully reimburse the city, including interest, subject to foreclosure in the event of default in payment.

4.

That in the event of litigation occasioned by any default of the owner, successors or assigns, the owner and his successors or assigns agree to pay all costs involved, including reasonable attorney's fees, and that such costs shall become a part of the lien against the real property.

5.

That the term "owner" includes not only the present owner but also heirs, successors, executors, administrators and assigns, it being the intent of the parties that the obligations undertaken shall run with the real property and constitute a lien against it.

B.

The agreement shall not relieve the owner from any other specific requirements. The construction of deferred improvements shall conform to the provisions of this chapter and all applicable provisions of this title and the city improvement standards in effect at the time of construction.

C.

In the absence of an agreement, the city may require the fulfillment of the construction requirements within a reasonable time following the approval of the map upon a finding that the fulfillment of the construction requirements is necessary for reasons of:

1.

The public health and safety.

2.

The required construction is a prerequisite to the orderly development of the surrounding area.

(Ord. No. 642, § 3, 5-23-2022)

The design and layout of all required improvements, both on and off the site, private and public, shall conform to generally acceptable engineering standards and to the improvement standards approved by the City Engineer and City Council.

(Ord. No. 642, § 3, 5-23-2022)

Blocks less than four hundred (400) feet in length or more than eight hundred eighty (880) feet in length may be cause for disapproval of the tentative map, but in no case shall blocks be longer than one thousand three hundred twenty (1,320) feet in residential subdivisions. Block length is measured along the street centerline on which the lots front. Blocks with no lots fronting on the street may be of lesser length.

(Ord. No. 642, § 3, 5-23-2022)

A.

The subdivision shall abut upon or have an approved access to a public street.

B.

Each unit or lot within the subdivision shall have an approved access to a public or private street.

C.

The street layout shall be designed to provide for future access to, and not impose undue hardship upon, property adjoining the subdivision.

D.

Reserve strips, or nonaccess at the end of streets or at the boundaries or subdivisions, shall be dedicated unconditionally to the city when required.

(Ord. No. 642, § 3, 5-23-2022)

A.

Sewer, gas, and water mains shall not be located on rear or side lot easements unless street location is found to be impracticable or uneconomical and unless specifically approved by the city engineer.

B.

Easements for storm drains and flood control shall be provided within the subdivision when deemed necessary by the city engineer.

C.

Easements for underground electrical and telephone facilities shall be provided as requested by the affected utility.

(Ord. No. 642, § 3, 5-23-2022)

All easements for access within a subdivision shall be not less than twenty (20) feet in width, being not less than ten (10) feet on each side of abutting properties, unless an alternative width is approved by the city engineer.

(Ord. No. 642, § 3, 5-23-2022)

A.

Prior to acceptance and approval of the final map or parcel map, the subdivider shall make, or agree to make, the minimum improvements as set out in this section in accordance with the standard specifications. Additional improvements may be required if deemed by the city engineer to be necessary for the general

use of the lot owners in the subdivision and local neighborhood traffic and drainage needs. Such improvements shall conform to the city improvement standards and specifications.

B.

Improvement plans shall be prepared under the direction of, and signed by, a registered civil engineer. Improvement plans, and their construction thereof, shall include, but not be limited to:

1.

All underground utilities, sanitary sewers, water mains, and storm drains installed in streets, service roads, or alleys shall be constructed in conformance to city improvement standards prior to the surfacing of such street, service road, or alley. Service connections for all underground utilities, water mains, and sanitary sewers shall be placed to avoid the necessity for disturbing the street or alley improvements when service connections thereto are made.

2.

All streets shall be graded and surfaced to cross sections and grades in conformance to city improvement standards and approved by the city engineer. The subdivider shall improve the extension of all subdivision streets or public rights of way to the intercepting paving line of any county road, city street or state highway.

3.

Drainage facilities shall be installed as required for drainage, access and/or public safety. Such structures shall be placed to grades and shall be designed in conformance to city improvement standards and approved by the city engineer.

4.

Curbs, gutters, sidewalks, and driveway approaches shall be installed to grades in conformance to city improvement standards and approved by the city engineer.

5.

Sanitary Sewers. Sanitary sewer facilities connecting with the existing city sewer system shall be installed to serve each lot and to grades, locations, design, and size in conformance to city improvement standards and approved by the city engineer. No septic tanks shall be permitted.

6.

Stormwater sewers shall be installed in conformance to city improvement standards and approved by the city engineer.

7.

Water mains and fire hydrants shall be of a design, layout, and location in conformance to city improvement standards and approved by the city engineer and the fire chief. Whenever a well and tank site is to be located within a subdivision in conjunction with the city water system, the well site and its access right-of-

way shall be shown on the tentative and final maps and be designated for such use. When the well site or other system facilities are to be located outside the subdivision boundaries, easements shall be conveyed to the city prior to the recordation of the final map.

8.

Any abandoned well, existing well, or any irrigation pipelines which are abandoned, or to be abandoned shall be removed, destroyed, or completely filled by the subdivider, within the tract, in a manner approved by the city engineer as part of the subdivision improvements.

9.

Street trees shall be of a type and planted in locations in conformance to the Zoning Ordinance and City Improvement Standards.

10.

Street signs of a type approved by the city shall be installed in conformance to city improvement standards and approved by the city engineer. Access barricades to prevent traffic access at dead-end streets shall be provided in conformance to city improvement standards and approved by the city engineer.

11.

Street lights shall be installed in conformance to city improvement standards and approved by the city engineer.

12.

When the rear or side of any lot abuts an arterial or collector street shown on the General Plan, and access to such highway has been relinquished, a wall may be required to be erected along the abutting lot line in accordance with city improvement standards.

(Ord. No. 642, § 3, 5-23-2022)

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 an application to the public utilities commission of the state for the establishment and improvement of such crossings.

(Ord. No. 642, § 3, 5-23-2022)

A.

Permanent monuments constructed in accordance with and in conformance to city improvement standards shall be set at all angle and curve points on the exterior boundaries of the subdivision, at all street intersections, at all angle points of the street lines, and at all curve points, both simple and compound, of street lines. Monuments in street intersections and at angle and curve points of street lines shall be set on

street centerlines, unless otherwise directed by the city engineer; provided, however, such permanent monuments need not be set at angle and curve points on the exterior boundaries of the subdivision when such points have been previously monumented and accepted by the city.

B.

The developer's engineer or surveyor shall set at all lot corners a marker in conformance to city improvement standards not less substantial and enduring than a two (2) inch by two (2) inch by 12-inch redwood stake, or a 3/4-inch pipe eighteen (18) inches long with a noncorroding material registered engineer's or licensed land surveyor marker on the head thereof.

C.

Any monument, as required by the provisions of this title, which is disturbed or destroyed before the acceptance of all improvements shall be replaced by the subdivider.

D.

Monuments shall be set before the acceptance of the improvements by the Council unless an exception is recommended by the City.

(Ord. No. 642, § 3, 5-23-2022)

16.30.120 - Form of improvement plans.

Improvement plans, profiles, and detail sheets shall meet the following requirements:

A.

Improvement plans, profiles, and detail sheets shall be legibly drawn, printed, or reproduced on at least 24inch by 36-inch sheets. A border shall be made on each sheet providing at least one-half (½) inch at the top, bottom, and right side and a minimum of one and one-half (1 ½) inch on the left side.

B.

A suitable title block shall be placed in the lower right corner or along the right edge and provide adequate space for approval by the city engineer and for the approval of plan revisions.

C.

Plans and profiles shall be drawn to the scale of one-inch equals forty (40) feet or larger, unless otherwise approved by the city engineer. Details shall be drawn to such scale that clearly shows the facility being constructed. The scales for various portions of the plans shall be shown on each sheet.

D.

A vicinity map shall be shown on the first sheet of all sets of plans.

E.

A north arrow shall be shown on each sheet when applicable.

F.

Plans shall be laid out to orient north to the top or right edge of the sheet, unless otherwise approved by the city engineer.

G.

All lettering shall be one-twelfth inch minimum.

H.

If the plans include three (3) or more sheets, a cover sheet showing the streets, lots, easements, index and vicinity map shall be included.

I.

The form of all plans shall conform to additional requirements as may be established by the city engineer. The final form of all plans shall be approved by the city engineer.

J.

The improvement plans shall show complete plans, profiles and details for all required improvements to be constructed, both public and private, including common areas. Reference may be made to city improvement standards in lieu of duplicating the drawings.

K.

Hydrology, hydraulic plans and calculations, soils reports, bond estimates, and any structural calculations as may be required shall be submitted with the improvement plans to the city engineer. All calculations shall be legible and systematic and signed, stamped, and dated by a registered civil engineer, geotechnical engineer, or structural engineer licensed by the State and in a form approved by the city engineer.

(Ord. No. 642, § 3, 5-23-2022)

A.

After completing all required revisions, the subdivider's engineer shall transmit the originals and two (2) copies of the improvement plans to the city engineer for signature.

B.

Upon finding that all required revisions have been made and that the plans conform to all applicable city laws, design review requirements, and conditions of approval of the tentative map, the city engineer shall sign and date the plans. The originals will be returned to the subdivider's engineer. The subdivider's engineer shall submit four (4) sets of the signed plans to the city engineer prior to beginning construction.

C.

Approval by the city engineer shall in no way relieve the subdivider or the subdivider's engineer from responsibility for the design of the improvements or for any deficiencies resulting from the design or from any required conditions of approval of the tentative map.

(Ord. No. 642, § 3, 5-23-2022)

A.

Requests by the subdivider or the engineer for revisions to the approved plans appearing necessary or desirable during construction shall be submitted in writing to the city engineer and shall be accompanied by revised drawings showing the proposed revision. if the revision is acceptable, the originals shall be submitted to the city engineer for initialing. The originals shall be returned to the subdivider's engineer, and four sets of the revised plans shall be immediately transmitted to the city engineer. The construction of any proposed revision will not be permitted to commence until revised plans have been received by the city.

B.

When revisions are deemed necessary by the city engineer to protect the public health and safety, or as field conditions may require, a request in writing shall be made to the subdivider and the subdivider's engineer. The subdivider's engineer shall revise the plans and transmit the originals to the city engineer for initialing within the time specified by the city engineer. Upon the receipt of the initialed originals, the subdivider's engineer shall immediately transmit four (4) copies of the revised drawings to the city engineer. The construction of all or any portion of the improvements may be stopped by the city engineer until revised drawings have been submitted. The subdivider may appeal revisions required by the city engineer to the council by filing an appeal with the city clerk within ten (10) working days following the receipt of the request to revise the plans.

C.

Costs incurred by the city for the checking of plans or calculations or inspections as a result of revisions to the approved plans shall be borne by the subdivider at actual cost. A deposit, when required, shall be submitted with the revised prints and be applied toward the actual costs.

(Ord. No. 642, § 3, 5-23-2022)

Improvement agreements shall be prepared and signed by the city engineer and be approved as to form by the city attorney. At the request of the subdivider, the council may renew this agreement at the expiration. Such agreements shall provide for:

A.

The construction of all improvements according to the approved plans and specifications on file with the city engineer.

B.

The completion of improvements within the time limit.

C.

The right of the city to modify plans and specifications.

D.

A warranty by the subdivider that construction will not adversely affect any portion of adjacent properties.

E.

The payment of inspection fees in accordance with the city's resolution establishing fees and charges.

F.

The payment of development impact fees, including any fee credits.

G.

Improvement security as required by this chapter.

H.

The maintenance and repair of any defects or failures and causes thereof.

I.

The release of the city from all liability incurred by the development and the payment of all reasonable attorney's fees which the city may incur because of any legal action arising from the development.

J.

Any other deposits, fees or conditions as required by city ordinance or resolution and as may be required by the city engineer.

(Ord. No. 642, § 3, 5-23-2022)

16.30.160 - Improvement security.

A.

Any improvement agreement, contract, or act required or authorized by the Subdivision Map Act, for which security is required, shall be secured in accordance with Section 66499 of the Subdivision Map Act and as provided in this section. No final map or parcel map shall be signed by the city engineer or recorded until all the improvement securities required by this section have been received and approved.

B.

The form of security shall be one (1) or the combination of the following at the option and subject to the approval of the city:

1.

A bond or bonds by one (1) or more duly authorized corporate sureties.

2.

A deposit, either with the local agency or a responsible escrow agent or trust company, at the option of the local agency, of money or negotiable bonds of the kind approved for securing deposits of public moneys.

3.

An instrument of credit from one (1) or more financial institutions subject to regulation by the state or federal government in pledging that the funds necessary to carry out the act or agreement are on deposit and guaranteed for payment, or a letter of credit issued by such financial institution.

4.

A lien upon the property to be divided, created by contract between the owner and the local agency, if the local agency finds that it would not be in the public interests to require the installation of the required improvement sooner than two (2) years after the recordation of the map.

5.

Any form of security, including security interests in real property, which is acceptable to the local agency and specified by ordinance thereof.

C.

The provisions of such bonds shall be in accordance with Sections 66499.1 and 66499.2 of the Subdivision Map Act.

D.

A performance bond or security in the amount of one hundred (100) percent of the estimated construction cost to guarantee the construction or installation of all improvements shall be required for all subdivisions. An additional amount of 50 percent of the estimated construction cost shall be required to guarantee the payment to the subdivider's contractor, subcontractors and to persons furnishing labor, materials, or equipment for the construction or installation of improvements.

E.

The estimate of improvement costs shall be as approved by the city engineer and shall provide for:

1.

Not less than five (5) percent nor more than ten (10) percent of the total construction cost for contingencies.

2.

Increases for projected inflation computed to the estimated mid-point of construction.

3.

All utility installation costs or a certification acceptable to the city engineer from the utility company that adequate security has been deposited to insure installations.

4.

In addition to the full amount of the security, there shall be included costs and reasonable expenses and fees, including attorney's fees, incurred in enforcing the obligation secured.

F.

Upon the acceptance of the subdivision improvements by the city, the subdivider shall provide security in the amount as required by the city engineer to guarantee the improvements throughout the warranty period. The amount of the warranty security shall be not less than ten percent of the cost of the construction of the improvements and shall be retained for the one-year warranty period.

G.

The city engineer may authorize in writing the release of a portion of the security in conjunction with the acceptance of the satisfactory completion of a part of the improvements as the work progresses upon an application by the subdivider, but in no case shall the security be reduced to less than ten (10) percent of the total improvement security given for faithful performance. The amount of reduction of the security shall be determined by the City engineer; however, in no event shall the city engineer authorize a release of the improvement security which would reduce security to an amount below that required to guarantee the completion of the improvements and any other obligation imposed by this chapter, the Subdivision Map Act, or the improvement agreement.

H.

Release of Improvement Securities.

1.

The performance security shall be released only upon the acceptance of the improvements and recording of the notice of completion by the city and when an approved warranty security has been filed with the city engineer. If warranty security is not submitted, performance security shall be released twelve (12) months after the acceptance of the improvements and correction of all warranty deficiencies.

2.

45 days after completion and acceptance of the improvements and recording of the notice of completion by the city council, the security given to secure payment to the contractor, subcontractors and to persons furnishing labor, materials or equipment may be reduced to an amount equal to the amount of all claims filed with the city. The balance of the security shall be released upon settlement of all such claims and obligations for which the security was given.

The warranty security shall be released upon the satisfactory completion of the warranty period provided:

a.

All deficiencies appearing on the warranty deficiency list for the subdivision have been corrected.

b.

Not less than twelve (12) months have elapsed since the acceptance of the improvements and recording of the notice of completion by the council.

(Ord. No. 642, § 3, 5-23-2022)

Prior to the recordation of the final map of a subdivision containing any improved private roads, the subdivider shall have provided for their maintenance the formation of a permanent road district formed in the manner set forth by Section 1020 of the Streets and Highways Code. The Council may waive this requirement when it finds such permanent road district would not be in the public interest, in which event the Council may impose such other provisions for maintenance which it deems appropriate.

(Ord. No. 642, § 3, 5-23-2022)

A.

Land subject to flooding and land deemed by the city engineer to be uninhabitable shall not be platted for residential occupancy, nor for such other uses as may endanger health, life, or property, or aggravate the flood hazard; and shall be shown on the map as subject to inundation or otherwise uninhabitable.

B.

Such land may be filled or otherwise improved in a manner and to a degree approved by the city engineer, so it is no longer subject the restrictions of this subsection. The required improvements shall be completed or agreed to be completed in the improvement agreement prior to the approval of the final map.

C.

Lands included within areas designated by the Federal Flood Insurance Administration as flood-prone areas or shown on maps supplied by the U.S. Department of Agriculture, Soil Conservation Service, or the U.S. Corps of Engineers as being within flood-prone areas, shall not be divided until a plan provided by the subdivider is approved by the city engineer showing how all development within the subdivision will be floodproofed in a manner which will not adversely affect surrounding properties.

(Ord. No. 642, § 3, 5-23-2022)

16.30.190 - Lot design, area, and frontage.

A.

The area and dimensions of lots shall conform with the zoning regulations for the zoning district in which the proposed subdivision is located.

B.

All lots shall have frontage on at least one (1) public street or approved private road as required by the appropriate zoning district. The width of such frontage shall not be less than that prescribed by the zoning regulations for the zoning district in which the proposed subdivision is located.

C.

Lots where the rear or side lot line abuts an arterial or a collector street shall show a relinquishment of access rights on the final map.

(Ord. No. 642, § 3, 5-23-2022)

No lot shall be divided by the boundary line of a county, school district, or special district.

(Ord. No. 642, § 3, 5-23-2022)

Double frontage lots, other than corner lots, which abut two (2) roads and have a depth less than two

hundred forty (240) feet will not be approved, except where necessitated by topographical or other physical conditions, or where ingress and egress to and from one (1) of the roads is prohibited by law, or where direct access rights have been or will be waived.

(Ord. No. 642, § 3, 5-23-2022)

The side lot line of all lots, so far as possible, shall be roughly at right angles to the road which the lot faces, or radial or approximately radial if the road is curved.

(Ord. No. 642, § 3, 5-23-2022)

When a subdivision does not abut upon a public road, an access road may be required by the council to connect the subdivision with a public road. When required, the access road shall meet all requirements of this title.

(Ord. No. 642, § 3, 5-23-2022)

A.

An alley with adequate ingress and egress provided for truck traffic, may be required at the rear or side of lots where the property is to be used for multiple residential, commercial, or industrial uses.

B.

Intersecting alleys shall not be permitted.

C.

Alleys, when required, shall be a minimum of twenty (20) feet in width.

(Ord. No. 642, § 3, 5-23-2022)

Cul-de-sac roads shall be terminated by a permanent turnaround in accordance with city improvement standards. The length of the cul-de-sac road shall meet city improvement standards.

(Ord. No. 642, § 3, 5-23-2022)

16.30.260 - Road design - Frontage roads.

A.

Where lots in a subdivision front on any highway shown on the circulation element of the General Plan, the council may require the dedication and improvement of a frontage road for access to those lots.

B.

Frontage road intersections which open onto any highway shown on the General Plan, shall be through the bulb-type intersection as provided in the city improvement standards.

(Ord. No. 642, § 3, 5-23-2022)

16.30.270 - Road design - Intersections.

The centerlines of streets shall intersect one (1) another as nearly at right angles as practicable, shall not be excessively curved, and shall conform to the requirements for sight distance provided in the city improvement standards.

(Ord. No. 642, § 3, 5-23-2022)

16.30.280 - Road design - Layout.

Road layout shall conform as follows:

A.

Streets that are extensions of existing streets shall continue the centerline of the existing street, as far as practicable, either in the same direction or by adjustment curves.

B.

All opposing streets entering upon any given street shall have their centerlines directly opposite each other or separated by at least one hundred twenty-five (125) feet.

(Ord. No. 642, § 3, 5-23-2022)

The design of the subdivision shall be so that full-width local roads will be provided unless the requirement is waived in accordance with the provisions of this title. In no case shall a local street that provides for less than one (1) parking lane and two (2) travel lanes be provided.

(Ord. No. 642, § 3, 5-23-2022)

Access from abutting land, not part of a subdivision, shall not be permitted to a dedicated part-width or dead-end road over a restricted access strip.

A.

Restricted access strips shall be provided along and at the end of part-width and dead-end roads to separate them from abutting land not part of the subdivision.

B.

The restricted access strip shall be not less than one (1) foot in width and shall be offered for dedication to the city for road purposes.

C.

The restricted access strip shall be shown on the map and identified as a "Restricted Access Strip ___" (Insert, in alphabetical order, the appropriate letter designation.)

(Ord. No. 642, § 3, 5-23-2022)

A.

Stub roads shall be provided where necessary to give access to or permit a satisfactory future development of adjoining land. The road shall extend to the boundary line of the property, or within one (1) foot thereof where a restricted access strip is dedicated.

B.

Stub roads that are abutted by more than one (1) lot on either side shall be terminated by a temporary turnaround. The turnaround shall conform to the city improvement standards. A stub road may be approved by the council without a temporary turnaround when the road is less than one hundred fifty (150) feet in length, or its length equals the dimensions of the corner lot along the road, whichever is greater.

(Ord. No. 642, § 3, 5-23-2022)

Whenever the planning commission or the council has determined that a particular local road is not at this time warranted but is anticipated to be necessary in the future to serve local neighborhood traffic needs, the council may require that the location, width, and extent of such road be shown on the final map and offered for dedication for road purposes.

(Ord. No. 642, § 3, 5-23-2022)

If a parcel of land to be subdivided includes a portion of the right-of-way for a state highway, the right-ofway of which has been certified by the California State Highway Commission, the subdivider shall either dedicate or withhold from subdivision all the area included in the right-of-way.

(Ord. No. 642, § 3, 5-23-2022)

Where a subdivision or any part thereof is traversed by any watercourse, channel, stream, creek or canal, the subdivider shall, subject to riparian rights, indicate the physical limits thereof.

(Ord. No. 642, § 3, 5-23-2022)

A.

The construction methods and materials for all improvements shall conform to city improvement standards.

B.

Construction shall not commence until required improvement plans have been approved by the city engineer and all payments of construction fees have been received by the city.

(Ord. No. 642, § 3, 5-23-2022)

A.

All improvements shall be subject to inspection by the city engineer or authorized personnel in conformance to city improvement standards.

B.

Prior to commencing any construction, the subdivider shall attend a preconstruction conference with city staff.

C.

Final Inspections and Deficiency Lists.

1.

Upon the completion of the subdivision improvements, the developer shall apply in writing to the construction inspector for a preliminary final inspection. The construction inspector or authorized representative shall schedule a preliminary final inspection.

2.

A deficiency list shall be compiled during the inspection, noting all corrections or any additional work required. If the number of items is excessive or the subdivision appears incomplete, the preliminary final inspection may be rescheduled on a date as determined by the construction inspector or authorized representative.

3.

When the preliminary final inspection has been completed, a copy of the deficiency list shall be transmitted to the subdivider for correction.

4.

Upon having completed all corrections or additional work as set forth in the deficiency list, the subdivider shall certify in writing that all corrections have been completed satisfactorily and request a final inspection. The construction inspector or authorized representative shall then make a final inspection.

5.

Upon finding that all the items on the deficiency list have been corrected and the receipt of as-built improvement plans, the subdivision shall be placed on the council agenda for acceptance.

6.

The completion of the corrections indicated by the deficiency list shall not relieve the subdivider from the responsibility of correcting any deficiency not shown on the list which may be subsequently discovered.

(Ord. No. 642, § 3, 5-23-2022)

A.

Subdivisions of Five (5) or More Parcels. The subdivision improvements shall be completed by the subdivider within twenty-four (24) months, or such time as approved by the city engineer, not to exceed a period of 36 months, after the recording of the final map, unless an extension is granted by the council. The improvements shall be completed prior to the final building inspection or occupancy of any unit within the subdivision.

B.

Should the subdivider fail to complete the improvements within the specified time, the city council may cause any or all uncompleted improvements to be completed, and the parties executing the improvement security shall be firmly bound for the payment of all necessary costs.

(Ord. No. 642, § 3, 5-23-2022)

Upon completion of a deferment agreement made in accordance with Section 13.30.030, completion of improvements will not be required until such time as a permit or other grant approval for the development of any parcel within the subdivision is applied for. The completion of the improvements may be required by a specified date by the city when the completion of such improvements is found to be necessary for the public health or safety or for the orderly development of the surrounding area. This finding shall be made by the city engineer or authorized representative. The specified date, when required, shall be stated in the deferment agreement. The improvements shall be completed prior to the final building inspection or occupancy of any unit within the subdivision.

(Ord. No. 642, § 3, 5-23-2022)

A.

The completion date may be extended by the council for subdivisions of five (5) or more parcels and by the city engineer for subdivisions of four (4) or less parcels upon a written request by the developer and the submittal of adequate evidence to justify the extension. The request shall be made not less than thirty (30) days prior to the expiration of the subdivision improvement agreement.

B.

The subdivider shall enter into a subdivision improvement agreement extension with the city. For subdivisions of five (5) or more parcels the agreement shall be prepared and signed by the city engineer, approved as to form by the city attorney, executed by the subdivider and the issue of the improvement securities, and transmitted to the council for its consideration. If approved by the council, the mayor shall execute the agreement on behalf of the city.

C.

In consideration of a subdivision improvement agreement extension, the following may be required:

1.

The revision of improvement plans to provide for current design and construction standards and specifications when required by the city engineer.

2.

Revised improvement construction estimates to reflect current improvement costs as approved by the city engineer.

3.

The increase of improvement securities in accordance with revised construction estimates.

4.

Inspection fees may be increased to reflect current construction costs but shall not be subject to any decrease or refund.

D.

The council may impose additional requirements as recommended by the city engineer or as it may deem necessary as a condition to approving any time extension for the completion of improvements.

E.

The costs incurred by the city in processing the agreement shall be borne by the subdivider at actual cost.

(Ord. No. 642, § 3, 5-23-2022)

A.

When all improvement deficiencies have been corrected and required as-built improvement plans filed, the subdivision improvements shall be considered by the city for acceptance. Subdivisions of five (5) or more parcels shall be accepted by the council. The city engineer or authorized representative shall be responsible for the acceptance of subdivisions of four (4) or less parcels.

B.

If the subdivision has been accepted by the city, the city clerk shall cause to be filed with the county recorder a notice of completion.

C.

When requested by the subdivider in writing, the city may consider the acceptance of a portion of the improvements as recommended by the city engineer. The improvements will be accepted by the city only if it finds that it is in the public interest and such improvements are for the use of the general public.

D.

The acceptance of a portion of the improvements shall not relieve the subdivider from any other requirement imposed by this chapter.

(Ord. No. 642, § 3, 5-23-2022)