Chapter 17.18IMPROVEMENTS

Sections:

17.18.005
Conditions of Approval and Construction of Subdivision Infrastructure.
17.18.010
Dedications.
17.18.020
Improvements Required.
17.18.030
Names and Numbers of Subdivisions, Streets, Blocks and Lots.
17.18.040
Control Monuments.
17.18.050
Bonds - Construction and Guarantee.
17.18.005Conditions of Approval and Construction of Subdivision Infrastructure.

The creation of new lots and building sites requires that certain infrastructure be provided to serve the planned development. In addition, provisions must be made for maintenance of common infrastructure and implementation of development controls. It is the responsibility of the subdivision developer to install the infrastructure to serve the subdivided land. Infrastructure will normally include roadways to serve the lots of the subdivision, utilities (including electricity, gas, water and sanitary sewage disposal), stormwater management, and fire protection. Additional improvements may be required to mitigate environmental or other impacts of a subdivision. Prior to the approval and recordation of the Final Map, the City will require that all of the conditions of approval for the preliminary plat be satisfied. (Ord. 591 § 42, 2015.)

17.18.010Dedications.

A. General. Dedication of land for road right-of-way and other purposes may be required. All dedications shall be clearly and precisely indicated on the face of the plat as approved by the City. Improvements and easements to maintain such improvements may be required to be dedicated.

B. Access to Public Waters. Plats of subdivisions containing land subject to the provisions of the Shoreline Management Act shall contain dedications of public access to, around or beside the regulated waterbody consistent with the City’s Shoreline Master Program, unless the Examiner determines the public use and interest will not be served thereby. Such dedications shall be of a size and nature as determined by the Examiner and shall be established when the preliminary plat is approved. Such dedications may be required only when in compliance with all standards governing regulatory takings.

C. Constructed to City Standards. All streets, bridges, drains, culverts and related structures and facilities which are dedicated shall be designed and constructed in accordance with current standards promulgated by the Engineering Manager and in effect at the time of construction. (Ord. 591 § 43, 2015; Ord. 60 § 1 (part), 1996.)

17.18.020Improvements Required.

A. Permits required. All subdivision improvements shall be constructed in accordance with an approved site development permit.

Prior to the construction of an improvement, the developer shall submit to the City Engineer, an application for a site development permit including copies of the plan, profiles and specifications for said streets, drainage, utilities and other proposed improvements to be constructed in the proposed subdivision. Plans and profiles shall be drawn upon standard 22" x 36" profile sheets or such other sheets as may be acceptable to the City Engineer. Prior to construction, the construction plans for any dedicated improvement must be approved by the City Engineer and construction plans for other improvements may be required to be approved. A site development permit or other appropriate permission shall be secured prior to commencement of construction.

B. Flood or Geological Hazard. If any portion of the land within the boundaries of a formal plat or short plat, is subject to flood hazard, inundation, geological hazard, mud slides or avalanches, as such conditions may be, but need not be, indicated in the most recent national flood insurance program, flood hazard boundary map (FHBM) for Pierce County, Washington or other authoritative data, and the probable use of the property will require structures thereon or nearby, the Hearing Examiner or departmental reviewer may disapprove the subdivision so affected, or require protective improvements to be constructed as approved by the City, as a condition precedent to final approval and recordation of the subdivision, short subdivision or binding site plan map. If any portion of a lot or parcel of a subdivision is subject to flood hazard, inundation, geological hazard, mud slides or avalanches, such fact and portion shall be clearly shown on the final map or parcel map by a prominent note on each sheet of such map whereon any portion is shown. No subdivision, short subdivision or binding site plan shall be approved by the Examiner or departmental reviewer which is situated wholly or partially within a flood control zone as provided in Chapter 86.16 RCW without the prior written approval of the Department of Ecology.

C. Storm Drainage Containment. The City shall, as a condition of approval of any division of land, whether formal subdivision or short subdivision or binding site plan, require the developer to construct storm drainage facilities in conformance with the City’s surface water design standards.

D. Fire Protection. The developer shall, at the developer’s expense, provide water sources or facilities as required by law. Subdivisions shall provide fire hydrants (or other adequate means) with adequate capacity and spacing to provide for fire protection.

E. Sanitary Sewer Pipe Installations. The City may condition the approval of any plat upon the developer's installation of sanitary sewer connections and pipes properly constructed according to City standards. (Ord. 591 § 44, 2015; Ord. 60 § 1 (part), 1996.)

17.18.030Names and Numbers of Subdivisions, Streets, Blocks and Lots.

A. General. In order to promote an orderly and coherent street and property location system, street names and numbers in subdivisions, short subdivisions and binding site plans shall be assigned in accordance with the procedures and guidelines established herein.

B. Subdivision Names and Numbers. Subdivision names shall be chosen by the applicant subject to approval by the Community Development Department. The Community Development Department shall approve the proposed name if it is reasonably distinguishable from previously established subdivision names. The legal identification of short plats and binding site plans, if any, shall be designated by number and assigned by the County Auditor at the time of recording.

C. Street Names and Numbers. All public and private streets established by subdivision, short subdivision or binding site plan shall have street names or numbers assigned and clearly shown on the plats prior to approval and recording. Street names and numbers shall be assigned by the Community Development Director. Private streets shall be clearly labeled on the face of the plat.

D. Blocks and Lots. Blocks and lots established for purposes of legal description of subdivided property shall be named and numbered in accordance with procedures and guidelines established by the City Engineer.

E. Addresses in new subdivisions shall be assigned by the Building Official pursuant to Section 501 of the International Building Code. (Ord. 591 § 45, 2015; Ord. 60 § 1 (part), 1996.)

17.18.040Control Monuments.

Except for subdivisions excluded under the provisions of RCW 58.17.040, as now or hereafter amended, and this Title, permanent control monuments shall be established at each and every controlling corner on the boundaries of the parcel of land being subdivided. The Engineering Manager shall determine the number and location of permanent control monuments within the plat, if any. All control monuments shall be tied to the State Coordinate System. (Ord. 60 § 1 (part), 1996.)

17.18.050Bonds - Construction and Guarantee.

The City, in lieu of actual construction of any improvement by the developer of any formal subdivision, short subdivision or binding site plan may accept a bond in an amount and with surety and conditions satisfactory to it or other secure methods providing for and securing to the City, the actual construction and installation of such improvements within a two year period. The City Engineer may refuse to accept a security in lieu of actual construction where redemption of the security is seen to be problematic, or where the improvements are required immediately to ensure public safety and proper functioning of the development. All improvements such as structures, streets, sewers, drainage facilities and water systems shall be designed and the construction certified by, or under the supervision of, a registered civil engineer prior to the acceptance of such improvements. Improvements must be completed prior to final building inspection approval and occupancy of any new structures within the subdivision.

The developer shall be responsible for correcting any defect in an improvement for a period of eighteen months after acceptance by the City Engineer.

The City shall require a bond to guarantee that the developer will correct any defect in a dedicated improvement caused by faulty design, construction or other reason as determined by the City Engineer. Said bond shall be in an amount equal to 125% of the estimated cost of the City completing the improvements, as determined by the City Engineer, and shall extend for a period of eighteen months after City acceptance of said improvement. (Ord. 591 § 46, 2015; Ord. 60 § 1 (part), 1996.)