Chapter 16.70
IMPROVEMENTS REQUIRED
Sections:
16.70.010 Prerequisites to improvement construction and inspection.
16.70.020 Prerequisites to approval.
16.70.030 Acceptance of improvements.
16.70.040 Modification of improvements permitted.
16.70.050 Construction standards.
16.70.010 Prerequisites to improvement construction and inspection.
A. No person may begin construction of any improvement required under this chapter or Chapter 16.80 KIBC unless plans for such construction have been prepared by a professional engineer registered in the state of Alaska and have been approved by the engineering and facilities department director for subdivisions located outside cities, by the municipal clerk or municipal engineer for subdivisions located within a city, and an inspection agreement has been executed between the subdivider and the borough.
B. In addition, plans shall be reviewed and approved based on their operational design and compatibility with existing improvements by the respective agencies who have responsibility for any portion of the system which the improvement will impact.
C. Routine inspections are required during the construction of all improvements. At the discretion of the subdivider, a professional engineer registered in the state of Alaska may be employed to conduct the routine inspections as an alternative to borough inspections. Inspection schedules and reporting requirements will be approved by the borough and included as part of the executed subdivision agreement. The borough and responsible agencies reserve the right to inspect the construction of improvements at any stage of construction to ensure compliance with approved plans, including performance of a final inspection prior to accepting the improvements as provided for in KIBC 16.70.030. [Ord. 95-13 §2, 1995; Ord. 90-15 §2, 1990].
16.70.020 Prerequisites to approval.
A. The subdivider shall construct and install in the subdivision the improvements required by this chapter within two years of preliminary plat approval.
1. Street Improvements. All street and public ways shall be graded to their full width, and to the appropriate grade, and shall be surfaced in accordance with the applicable specifications. The cross-section of construction shall contain non-frost-susceptible material in accordance with the applicable specifications. Such construction shall comply with all applicable borough standards for construction as specified in Chapter 16.80 KIBC.
2. Sewer. If the property proposed for subdivision is located adjacent to an existing sewer main, the subdivider will not be required to provide stubouts to the individual lots created. All lots shall be provided with access to the sewer line. If the property proposed for subdivision is not located adjacent to an existing sewer main and/or one is needed to service the lots created, stubouts will be required to be provided to the individual lots created in areas where public sewer service is required.
3. Water. If the property proposed for subdivision is located adjacent to an existing water main, the subdivider will not be required to provide stubouts to the individual lots created. All lots shall be provided with access to the water line. If the property proposed for subdivision is not located adjacent to an existing water main and/or one is needed to service the lots created, stubouts will be required to be provided to the individual lots created in areas where public water service is required. Whenever water mains are installed, fire hydrants shall be installed and spaced according to the following table.
|
NUMBER AND DISTRIBUTION OF FIRE HYDRANTS |
|||
|
FIRE FLOW REQUIRED (gpm) |
MINIMUM NUMBER OF HYDRANTS |
AVERAGE SPACING BETWEEN HYDRANTS 1, 2, 5 (FEET) |
MAXIMUM DISTANCE FROM HYDRANT TO ANY POINT ON STREET OR ROADWAY FRONTAGE 3 (FEET) |
|
750 – 1,750 |
1 |
500 |
250 |
|
2,000 – 2,250 |
2 |
450 |
225 |
|
2,500 |
3 |
450 |
225 |
|
3,000 |
3 |
400 |
225 |
|
3,500 – 4,000 |
4 |
350 |
210 |
|
4,500 – 5,000 |
5 |
300 |
180 |
|
5,500 |
6 |
300 |
180 |
|
6,000 |
6 |
250 |
150 |
|
6,500 – 7,000 |
7 |
250 |
150 |
|
7,500 or more |
8 or more 4 |
200 |
120 |
1 Reduce by 100 feet for dead-end streets or roadways.
2 Where streets are provided with median dividers, which can be crossed by fire fighters pulling hose lines, or arterial streets are provided with four or more traffic lanes and have a traffic count of more than 30,000 vehicles per day, hydrant spacing shall average 500 feet on each side of the street and be arranged on an alternating basis up to a fire-flow requirement of 7,000 gpm and 400 feet or higher fire-flow requirements.
3 Reduce by 50 feet for dead-end streets or roadways.
4 One hydrant for each 1,000 gpm or fraction thereof.
5 Where new water mains are extended along streets where hydrants are not needed for protection of structures or similar fire problems, fire hydrants should be provided at not less than a 1,000-foot spacing to provide for transportation hazards.
4. Sidewalks. If the subdivision is located adjacent to an existing sidewalk, and the developer proposes to pave the abutting street, the commission may require that concrete sidewalks or approved asphaltic concrete sidewalks not less than four feet in width be constructed along at least one side of all streets.
5. Drainage. All necessary facilities, either underground pipe or drainage ditches, shall be installed to provide adequate disposal of surface water as are needed to maintain or reroute any natural water courses. Natural water courses shall not be blocked or impeded. Whenever any stream or important drainage is located in an area which is being subdivided, the subdivider shall provide an adequate easement along each side of the stream for the purpose of widening, deepening, sloping, improving, or protecting the stream for drainage purposes. The commission may require a drainage plan in order to identify required improvements as part of preliminary plat approval, as well as a letter of jurisdiction from the U.S. Army Corps of Engineers.
6. Other. The commission may require areas to be identified on the plat for the location of dumpster pads and neighborhood mail boxes. A street lighting plan for the subdivision may also be required by the commission.
7. In all subdivisions with nonpublic improvements, the subdivider will include a covenant on the recorded plat that when an improvement district is formed the real property involved will be a part of the improvement district without further action by the then-owner of the property in question.
8. Monumentation. All monumentation required by Chapter 16.50 KIBC shall be provided by the subdivider.
B. Lots that are larger than 40,000 square feet are exempt from the sewer and water improvements required in this chapter. These lots must meet the wastewater disposal standards of ADEC and each lot should have access to an adequate amount of potable water for domestic purposes.
C. Lots that are larger than 10 acres are exempt from the street improvements required in this chapter. Lots that are less than 10 acres may be exempt from the street improvements required in this chapter if they have little probability of connection to an existing road system. [Ord. 90-15 §2, 1990].
16.70.030 Acceptance of improvements.
A. No improvement shall be operated or maintained by the public and no security for the completion of an improvement shall be released until the improvement has been accepted by the engineering and facilities department director for subdivisions located outside cities and by the municipal clerk or municipal engineer for subdivisions located within a city.
B. The following items shall be provided to the engineering and facilities department director and/or responsible agencies prior to acceptance of the improvements:
1. A Mylar as-built of the improvements certified by a registered engineer;
2. Copies of all construction documents relevant to the construction of the improvement;
3. A record of installed materials including any warranties, catalog cuts, and operation and maintenance manuals; and
4. Any special tools, accessories, and/or spare parts needed for the operation of the improvement.
C. The subdivider shall provide an express warranty for workmanship and materials to cover the improvements during the first year of operation from the initial date of acceptance of the improvements. This warranty shall be secured by a performance bond in an amount equal to 10 percent of the cost of construction of the improvements if the value of all the improvements is less than or equal to $250,000; if the value of the improvements exceeds $250,000, the performance bond shall be in the amount of $25,000. [Ord. 90-15 §2, 1990].
16.70.040 Modification of improvements permitted.
Any city may, by ordinance, adopt different improvement standards. [Ord. 90-15 §2, 1990].
16.70.050 Construction standards.
All construction, other than roads, will be constructed in accordance to the latest edition of the city of Kodiak standard construction specifications. When city standard construction specifications do not exist, existing borough capital project specifications will apply to supplement the city standard construction specifications. [Ord. 95-14 §3, 1995].