Chapter 11.24 REQUIRED IMPROVEMENTS

In addition to other requirements, all improvements installed by the subdivider, either as a requirement of these regulations or at his own option, shall conform to the requirements of this title and any other improvement standards, specifications, inspections and procedures as set forth and administered by the city of Wenatchee, and shall be installed in accordance with the following procedures. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 600, 1994)

11.24.020 Approval by city engineer.

Upon receipt from the administrator of the approved preliminary plat decision issued pursuant to WCC 11.12.060 or 11.16.110, and associated improvement plans required by this chapter, the city engineer shall review the same and shall inform the subdivider of corrections to the data supplied which are required.

Prior to the construction of improvements, the city engineer shall indicate approval by signing final plans. Neither the approval of plans by the city nor any action or inaction by the city shall relieve the subdivider of any duty, obligation, or responsibility for the competent design, construction and installation of the required improvements. All construction shall be completed in accordance with the final plans approved by the city engineer and associated permits issued except in instances in which deviation may be allowed when approved in writing from the city engineer, or designee.

When the city engineer finds the data submitted to be sufficient, and that all provisions of the city engineer have been complied with, he shall then submit his certified approval to both the applicant and the administrator in accordance with Chapter 11.12 or 11.16 WCC, as applicable. (Ord. 2022-04 § 2; Ord. 2012-11 § 3 (Exh. A); Ord. 2010-24 § 1; Ord. 3080 § 602, 1994)

11.24.030 Inspection.

Improvements shall be constructed under the supervision, and to the satisfaction of the city engineer or, in the instance of subdivision containing 10 or more lots, and if authorized or required by the city engineer, the developer may be compelled to provide his own engineer for the purpose of inspecting and certifying that all public improvements have been accomplished according to city standards. The city engineer may require changes in typical sections and details in the public interest if unusual conditions arise during the construction to warrant such changes. The city may decline to accept any responsibility for the maintenance of streets and utilities until all improvements are completed and accepted in writing by the city engineer. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 608, 1994)

11.24.040 Utility installations.

All utilities shall be undergrounded where feasible. Sanitary sewers and storm drains installed in the street by the subdivider shall be constructed prior to the surfacing of the streets. Stubs for service connections for all underground facilities and sanitary sewers shall be placed to the property line. Private facilities encountered within proposed or newly dedicated right-of-way, including but not limited to private irrigation systems, may be required to be removed, except for crossings, by the city engineer if he determines that their existing location in any way interferes, or could potentially interfere, with the public’s full use and interest in lands so dedicated to the public. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 610, 1994)

11.24.050 Maps.

Maps showing all improvements as-built shall be filed with the city engineer upon completion of the improvements. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 612, 1994)

11.24.060 Clearing.

All streets and alleys shall have all standing trees, brush, downed timber, and snags cleared and removed from the right-of-way. However, this requirement shall not prohibit the city from allowing or requiring at the time of preliminary plat approval, that certain plant materials not be removed from the boulevard areas of particular streets. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 614.100, 1994)

11.24.070 Grubbing.

All streets and alleys shall be grubbed by the removal of all large rocks, roots, snags, brush, etc., upon the surface of the ground. All excavation and holes left by such grubbing shall be refilled. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 614.110, 1994)

11.24.080 Culverts, trestles, bridges and drainage channels.

All culverts, trestles or bridges over waterways, draws or gulches shall conform to the city engineer’s specifications for structures of this nature. Where streets or roads of subdivisions connect to, or intersect with, existing roadways, there shall be installed drains of metal or concrete pipe approved by the city engineer. Existing drainage channels draining Dry Gulch, Number One Canyon and Number Two Canyon shall be improved pursuant to the city engineer’s specifications so as to provide the following minimum flow capacities:

Dry Gulch: 150 cubic feet per second;

Number One Canyon: 100 cubic feet per second;

Number Two Canyon:100 cubic feet per second. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 614.120, 1994)

11.24.090 Monuments.

All lot corners, street intersections, boundary angle points, and points in curves in streets shall be marked by three-quarter-inch galvanized iron pipe 24 inches long or equivalent approved by the city engineer. Street monuments shall be set between six inches and one foot below finished street grades, and shall be enclosed in a standard monument case acceptable to the city engineer. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 614.130, 1994)

11.24.100 Grading and surfacing.

All streets and alleys shall be graded and surfaced from curb to curb, or roadbed widths specified in Chapter 11.20 WCC, and shall be crowned and surfaced to a depth complying with the standards of the city engineer. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 614.140, 1994)

11.24.110 Sidewalks.

Sidewalks shall be required by the city in accordance with Chapter 7.22 WCC, Sidewalk Construction Standards. (Ord. 2022-04 § 2; Ord. 3080 § 614.150, 1994)

11.24.120 Curbs and gutters.

Curbs and gutters shall be installed along both sides of each street within the proposed subdivision. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 614.160, 1994)

11.24.130 Water distribution.

All subdivisions shall be served by public, private or community water supply systems approved by and installed to meet the requirements and standards of the city of Wenatchee. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 614.170, 1994)

11.24.140 Sanitary sewers.

The proposed subdivision shall be provided with a complete sanitary sewer system designed to serve the subdivision, and to connect the subdivision with the existing trunk sanitary sewer system if engineeringly feasible. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 614.180, 1994)

11.24.150 Storm sewers.

Surface drainage from streets and other areas within the proposed subdivision shall be provided with a complete storm sewer system designed to serve the subdivision and to connect the subdivision with the existing trunk storm sewer system. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 614.190, 1994)

11.24.160 Capacity and dimension standards.

The capacities and dimensions of all improvements shall be adequate to provide for the future needs of other undeveloped properties in the general vicinity. The city 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 to serve the vicinity. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 614.200, 1994)

11.24.170 Traffic signs.

Traffic control and street name signs, as recommended by the city engineer, shall be installed by the subdivider. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 614.210, 1994)

11.24.180 Street lighting.

The undergrounding of electrical services for street lighting, light standards and approved illumination devices shall be installed by the subdivider as recommended by the city engineer. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 614.220, 1994)

11.24.190 Other improvements.

When special conditions are encountered in the plans for improvements, such as a fill section requiring the placement of guardrails, or ditches requiring planting such as trees, ground cover, sodding and/or seeding, the improvements of such special conditions shall be considered as an integral part of the improvement construction. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 614.230, 1994)

11.24.200 Improvement agreement.

The subdivider shall either install all required improvements and repair any existing streets or other facilities damaged in the development of a subdivision, or execute and file an agreement between himself and the city specifying the period acceptable to the city within which he shall complete all required improvement work to the satisfaction of both the city engineer and the administrator. Said agreement shall follow the performance security procedures identified and adopted in the most current edition of the Pre-Approved Plans and Policies on file with the public works department. The filing of the final plat by the subdivider constitutes the subdivider’s acknowledgment that such work is so guaranteed. The subdivider shall set all monuments and lot corner markers to the satisfaction of the city engineer. If the subdivider 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 or his surety. The agreement shall also provide for inspection of all improvements by the city. Such agreement may also provide:

(1) For the construction of all improvements in units;

(2) For the extension of time under conditions specified therein;

(3) For the termination of the agreement upon the completion of the construction of improvements deemed by the city engineer and administrator to be at least the equivalent of the improvements specified in such agreement and required to be constructed by the subdivider;

(4) For progressive remittances to the subdivider for any deposit money which the subdivider may have in lieu of providing a performance security, as provided in WCC 11.24.210; providing, however, that no such progress payments shall be made for more than 80 percent of the value of all installation work; and provided, that each installment of work shall be completed to the satisfaction of the city engineer and administrator. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 616, 1994)

11.24.210 Performance security.

The subdivider shall file with the improvement agreement required in WCC 11.24.200, a performance security in an amount deemed sufficient by the city engineer to cover the estimated costs of said improvements, and to cover the estimated costs of setting monuments and lot corner markers that are to be set after the improvements are completed. Said performance security shall be executed per the procedures identified in the most current edition of the adopted Pre-Approved Plans and Policies on file with the public works department. Upon completion of the improvements, the city engineer shall fix an amount deemed necessary to cover the costs of failure of any of the improvements or work done occurring within 18 months as required in WCC 11.24.240. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 618, 1994)

11.24.220 Forfeiture of performance security.

In the event the subdivider shall fail to complete all improvement work in accordance with the provisions of this title and improvement agreement, the city shall complete the same and shall call upon the performance security for reimbursement. If the amount of performance security shall exceed all costs and expenses incurred by the city, it shall release the remainder of such performance security, and if the amount of the performance security is less than the cost of expense incurred by the city, the subdivider shall be liable to the city for such difference. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 620, 1994)

11.24.230 Release of performance security.

No progress payments from such performance security shall be made except upon certification of the city engineer that work covered thereby has been satisfactorily completed. (Ord. 2022-04 § 2; Ord. 2010-24 § 1; Ord. 3080 § 622, 1994)

11.24.240 Maintenance security.

Whenever a subdivider installs public utility or right-of-way improvements or private storm drainage improvements exceeding $10,000 in value, the construction of the improvements shall be guaranteed to be free of defects for at least 18 months after final inspection by the city. The owner of the improvements shall post a maintenance security with the city of Wenatchee public works department per the procedures identified in the most current edition of the adopted Pre-Approved Plans and Policies on file with the public works department. (Ord. 2022-04 § 2)