[Ord. No. 1034, § 1.]
The subdivider shall construct all required improvements, both
on- and off-site, in accordance with the standard engineering specifications
and other approved standards as provided by this chapter and by the
city council's resolution or resolutions establishing such standards.
No final subdivision or parcel map shall be presented to the
city council for approval until the subdivider either completes the
required improvements, or enters into an agreement with the city agreeing
to do the work.
[Ord. No. 1034, § 1.]
(a)
General. All improvements as may be required as conditions of approval
of the tentative map or by city ordinance or resolution, together
with, but not limited to, the required improvements set forth below
shall be required of all subdivisions.
Requirements for construction of on-site and off-site improvements
for subdivisions of four or less parcels shall be d on the parcel
map, or waiver of parcel map or the subdivision improvement agreement
recorded prior to or concurrent with the parcel map.
Completions of improvements shall be in accordance with this
article.
(b)
Frontage improvements. The frontage of each lot shall be improved
to its ultimate adopted geometric section, including street structural
section, curbs, sidewalks, driveway approaches and transitions.
(c)
Storm drainage. Storm water runoff from the subdivision shall be
collected and conveyed by an approved storm drain system. The storm
drain system shall be designed for ultimate development of the watershed
and shall be capable of collecting and conveying runoff as required
by the city's adopted public works department Standard Specifications.
The storm drain system shall provide for the protection of abutting
and off-site properties that 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.
(d)
Sanitary sewers. Each unit or lot within the subdivision shall be
served by an approved sanitary sewer system in accordance with the
provisions of this Code.
(e)
Water supply. Each unit or lot within the subdivision shall be served
by an approved domestic water system, in accordance with the provisions
of this Code.
(f)
Utilities. Each unit or lot within the subdivision shall be served
by gas, electric, telephone and cable facilities.
(g)
Fencing. Each parcel or lot within the subdivision that is adjacent
to property containing a public facility shall have an approved fence
adequate to prevent unauthorized access between the properties.
(h)
Railroad crossings. Provision shall be made for any and all railroad
crossings necessary to provide access to, or circulation within, the
proposed subdivision. This shall include the preparation of all documents
necessary for application to the State Public Utilities Commission
and other applicable agencies, for the establishment and improvement
of such crossing. The cost of such railroad crossing shall be borne
by the subdivider.
(i)
Other improvements. Other improvements, including but not limited
to, grading, street lights, fire hydrants, signs, street lines and
markings, street trees and shrubs, landscaping, monuments, bicycle
facilities, fences, and public transit facilities, or fees in lieu
of any of the foregoing, shall also be required as determined by the
public works director in accordance with this Code, the General Plan,
any applicable specific plan, and city standards and specifications.
(j)
Off-site improvements. If the subdivider is required to construct
off-site improvements on land in which neither the subdivider nor
the city has sufficient title or interest to allow construction, the
city shall, within one hundred twenty days of recording the final
map, acquire by negotiation or commence condemnation of the land.
If the city fails to meet the one hundred twenty day time limit, the
condition for the construction shall be waived. Prior to approval
of the final subdivision map or parcel map, the city may require the
subdivider to enter into an agreement to complete the off-site improvements
at the time the city acquires title or an interest in the land. The
subdivider shall pay the cost of acquiring off-site land or an interest
in the land required to construct the off-site improvements.
(k)
Underground utilities. All underground utilities shall be installed
in conjunction with the construction of streets or alleys and shall
be completed before such streets and alleys are paved. Such underground
utilities shall be inspected by the appropriate utility or city representatives
prior to covering.
[Ord. No. 1034, § 1.]
(a)
Parcel map improvements may be deferred when deemed necessary by
the public works director. When improvements are deferred, the subdivider
and owner of the real property shall enter into an agreement with
the city, in form acceptable to the public works director and city
attorney, for the installation of all frontage improvements at a time
in the future as specified by the city, and approved by the city council.
The city clerk shall execute the agreement on behalf of the city.
The agreement shall provide for the following:
(1)
Construction of improvements shall commence within sixty days
of the receipt of the notice to proceed from the city and shall be
completed within the time specified.
(2)
That in the event of a default by the subdivider and owner,
the city is authorized to cause construction to be done and charge
the entire cost and expense to the subdivider and owner, including
interest from the date of notice of said cost and expense until paid.
(3)
That the agreement shall be recorded with the county recorder
at the expense of the subdivider and owner and shall constitute notice
to all successors and assigns of title to the real property of the
obligations set forth therein, and shall also constitute a lien in
such amount necessary to fully reimburse the city, including interest
as provided above, subject to foreclosure in the event of a default
in payment.
(4)
That in event of litigation occasioned by any default of the
subdivider and/or owner, the subdivider and owner shall agree to pay
all costs involved, including reasonable attorney's fees, and
that the same shall become a part of the lien against the real property.
Prevailing parties in any litigation shall be entitled to attorney's
fees as set by a court of law.
(5)
That the terms "subdivider" and "owner" shall include, respectively,
not only the subdivider and the present owner of the real property
but also heirs, successors, executors, administrators and assigns
thereof, it being the intent of the parties that the obligations undertaken
shall run with the real property and constitute a lien against it.
(6)
Any other provisions required by the city as reasonably necessary
to effectuate the purposes and provisions of the Subdivision Map Act
and this Code.
The agreement shall not relieve the subdivider and/or owner
from any other specific requirements of the Subdivision Map Act, this
Code or law. The construction of deferred improvements shall conform
to the provisions of this Code, this chapter, and all public works
standards and specifications in effect at the time of construction.
[Ord. No. 1034, § 1.]
Where a remainder is made part of a final subdivision map or
parcel map, the subdivider may enter into an agreement with the city
to construct improvements within the remainder at some future date
and prior to the issuance of a permit or other grant of approval for
the development of a remainder. The improvements shall be at the subdivider's
expense. In the absence of such an agreement, the city may require
fulfillment of the construction requirements within a reasonable time
following approval of the final subdivision map or parcel map and
prior to the issuance of a permit or other grant of approval for the
development of the remainder, upon a finding that fulfillment of the
construction requirements is necessary for reasons of:
[Ord. No. 1034, § 1.]
(a)
General. The design and layout of all required improvements, both
on and off-site, private and public, shall conform to generally accepted
engineering standards, standard engineering specifications, the Subdivision
Map Act, the General Plan, any applicable specific plan, and applicable
provisions of this Code.
(b)
Streets and highways. The street and highway design shall conform
both in width and alignment to any adopted streets and highways master
plan, or any applicable specific plan and the right-of-way for any
such street or highway indicated shall be dedicated.
(1)
The street and highway design shall conform to any proceedings
affecting the subdivision, which may have been initiated by the city
council or approved by the council upon initiation by other legal
constituted bodies of the city, county or state. If a parcel of land
to be subdivided includes a portion of the right-of-way to be acquired
for public freeway or parkway, and the council shall determine the
boundaries of the right-of-way to be acquired, the subdivider shall
either dedicate or withhold from subdivision all the area included
in the right-of-way.
(2)
The street system in the proposed subdivision shall relate functionally
to the existing streets in the area adjoining the subdivision.
(3)
The centerlines of all streets wherever practicable shall be
the continuation of the centerline of existing streets, or shall be
off-set at least one hundred fifty feet.
(4)
Street intersections shall be required to be as near to a right
angle as is practicable.
(5)
Cul-de-sac or dead-end streets shall not be more than five hundred
feet in length, measured from the centerline of the intersecting street.
Where necessary to give access to or permit a satisfactory future
subdivision of adjoining land, streets shall extend to the boundary
of the property, and the resulting dead-end streets may be approved
with a turnaround. In all other cases, a turnaround, having a minimum
curb radius of forty-five feet, or a comparable area in another form
shall be required, separated to a depth of one building lot from the
exterior boundary line or other topographical feature of the subdivision.
(6)
The centerline curve radius of all streets and highways shall
conform to accepted engineering standards of design and shall be subject
to the approval of the public works director.
(7)
No street or highway shall have a grade of more than six percent,
except when approved by the public works director.
(8)
All street names shall be reviewed by the community development
department. Duplication of existing names within the city will not
be allowed unless the streets are obviously in alignment with existing
streets and likely to sometime be a continuation of the other street.
(9)
No part width streets will be allowed in any subdivision.
(10)
Streets and highways not shown on any master streets and highways
plan, or applicable specific plan, or not affected by proceedings
initiated by the Council, shall not be of less width than those set
forth within public works standard specifications. Increased widths
may be required when streets are to serve commercial property or when
warranted by probable traffic conditions. Approval or determination
of the required width, in the absence of an approved streets and highways
master plan, or specific plan, shall be made by the public works director.
(c)
Alleys. Alleys of not less than twenty feet in width may be required
at the rear of all lots fronting on major or secondary highways, except
where service or frontage roads are provided abutting the highway
for ingress and egress for such lots abutting the highway. Such alleys,
may likewise be required at the rear of lots designed for business
or multiple family purposes.
(d)
Blocks.
(1)
Block lengths shall not exceed one thousand feet unless existing
conditions warrant a variance. Long blocks along major thoroughfares
and highways are desirable to reduce the number of intersections.
(2)
Block width shall be of sufficient width to permit the platting
of two tiers of lots, of normal depth.
[Ord. No. 1034, § 1.]
Private streets shall not normally be permitted. However, if
the planning commission, in the case of tentative subdivision maps,
or the subdivision committee, in the case of tentative parcel maps,
determines that the most logical development of the land requires
that lots be created with access to private streets, such a development
may be approved. The subdivider shall submit a development plan showing
the alignment width, grade, and material specifications of any proposed
private street, the topography and means of access to each lot, and
the drainage, sewer and water service and fire protection for the
lots served by such private street. The private street shall be constructed
in accordance with standard engineering specifications and any other
applicable plans and specifications of the city as approved by the
public works director. Construction of the private street shall be
completed prior to the completion of the construction and/or occupancy
of the lots. The subdivider shall be required to provide a feasible
method for the maintenance of such private streets, which method shall
be subject to the prior approval of the public works director and
city attorney.
[Ord. No. 1034, § 1.]
All lots or parcels created shall have access to an improved
public street, unless otherwise provided in this article.
When a subdivision is developed adjacent to a major thoroughfare
as designated in the General Plan, or any applicable specific plan,
the approving body may require the subdivider to dedicate and improve
a frontage road to provide controlled access points and limit curb
cuts, or to create back-up lots with frontage upon interior local
streets. In such cases, the approving body may require special landscaping
of pedestrian areas, and wall designs which reduce traffic noise,
enhance traffic safety, and improve neighborhood aesthetic conditions.
The specifications, dimensions and materials for such streetscaping
and wall treatments shall be determined on a project-by-project basis
subject to the streetscaping design guidelines available through the
community development department.
In all such projects, the improvements shall be in the public
right-of-way or subject to a permanent maintenance easement providing
for the city access. A benefit area will be established for each subdivision
in order to assess benefiting properties for provision of on-going
maintenance of the public improvements by the city.
Reserved strips, controlling the access to public ways or which
will prove taxable for special improvements, will not be approved
unless such strips are necessary for the protection of the public
welfare or of substantial property rights, or in no case except where
the control and disposal of the land comprising strips is placed definitely
within the jurisdiction of the city under conditions required by the
planning commission.
[Ord. No. 1034, § 1.]
The subdivider shall grant easements for the purpose of installing
utilities, planting strips, slope protection and for other public
purposes, and in conformance with the public works department Standard
Specifications.
[Ord. No. 1034, § 1.]
When the front of any lot proposed for commercial, office, or
industrial usage fronts on a major thoroughfare or any lot fronts
on a freeway, the subdivider may be required to dedicate and improve
a service road for use as off-street parking and provide ingress to
and egress from such lots.
[Ord. No. 1034, § 1.]
(a)
General. Improvement plans shall be prepared under the direction
of and signed by a registered civil engineer licensed by the State
of California.
Improvement plans shall include, but shall not be limited to,
all improvements required pursuant to the provisions of this article.
(b)
Form.
(1)
Plans, profiles and details shall be legibly drawn, printed
or reproduced on twenty-four inch by thirty-six inch sheets. A border
shall be made on each sheet providing one-half inch at top, bottom
and right side and one and one-half inch on the left side.
(2)
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 public works director and for approval of plan revisions.
(3)
Plans and profiles shall be drawn to the scale of one inch equals
forty feet or larger unless approved otherwise by the public works
director. 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.
(4)
A vicinity map shall be shown on the first sheet of all sets
of plans.
(5)
A north arrow shall be shown on each sheet when applicable.
(6)
Plans shall be laid out to orient north to the top or right
edge of the sheet unless approved otherwise by the public works director.
(7)
All lettering shall be one-eighth inch minimum.
(8)
If the plans include three or more sheets, a cover sheet showing
the streets, lots, easements, index and vicinity map shall be included.
The form of all plans shall conform to additional requirements
as may be established by the public works director. The final form
of all plans shall be approved by the public works director.
(c)
Contents. 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 of Oakdale or State Standards
Plans in lieu of duplicating the drawings.
(d)
Supplementary plans and calculations. Hydrology, hydraulic plans
and calculations, bond or other security estimates and any structural
calculations as may be required, shall be submitted with the improvement
plans to the public works director. All calculations shall be legible,
systematic and signed and dated by a registered civil engineer licensed
by the State of California and in a form approved by the public works
director.
(e)
Geotechnical reports.
(1)
Three copies of an engineering soils report and engineering
geology report, prepared by a civil engineer and engineering geologist
registered in the state and based upon adequate borings, shall be
submitted to the city building official for subdivisions of five or
more parcels. The city building official may require that such reports
be submitted for subdivisions of four or less parcels.
(2)
If the city has knowledge of, or the soils and geology reports
indicate, the presence of soil or geologic conditions which, if corrective
measures are not taken, could lead to structural defects, a soils
and/or geologic investigation of each lot in the subdivision may be
required by the city building official. Such soils and/or geologic
investigation shall meet State of California soil testing standards
and shall be done by a civil engineer and/or geologist registered
in the state who shall recommend regarding the adequacy of the sites
to be developed by the proposed grading and the effect of the soil
or geologic conditions on the proposed development. The city may approve
the subdivision, or portion thereof, where soils or geologic problems
exist if the city determines that the recommended actions provide
for procedures and design criteria for corrective measures as necessary
covering the structures and adequacy of the sites to be developed
by the proposed grading. A condition of the issuance of any building
permit may require that the approved recommended action be incorporated
in the grading plans and/or specifications and, if necessary, the
plans and specifications for the construction of each structure.
(3)
Geotechnical reports must also comply with applicable city administrative
policies and standards.
(f)
Review by the public works department. The subdivider shall submit
the improvement plans and all computations to the public works department
for review. Upon completion of the review, one set of the preliminary
plans, with any required revisions indicated, will be returned to
the subdivider.
(g)
Plan checking costs. Costs incurred by the city for the checking
of plans or calculations shall be borne by the subdivider. A deposit,
as determined by the public works director in accordance with the
charge rates set by city council resolution, shall be submitted to
the department at such time as the improvement plans and computations
are submitted.
(h)
Approval by the public works director. After completing any required
revisions, the subdivider shall transmit the originals of the improvement
plans to the public works director for signature.
Upon finding that any required revisions have been made and
that the plans conform to all applicable city ordinances and plans,
design requirements and conditions of approval of the tentative map,
the public works director shall sign and date the plans. The public
works director may make a reproducible set of the plans for use by
the city. The originals will be returned to the subdivider.
Approval of the improvement plans shall not be construed as
approval of the gas, electric, telephone and cable television service
construction plans.
Approval by the public works director shall in no way relieve
the subdivider or the subdivider's engineer from responsibility
for the design of the improvements and for any deficiencies resulting
from the design or from any required conditions of approval of the
tentative map.
(i)
Revision to approved plans.
(1)
By subdivider. Requests by the subdivider for revisions to the
approved plans appearing necessary or desirable during construction
shall be submitted in writing to the public works director or authorized
representative and shall be accompanied by revised drawings showing
the proposed revisions. If the revision is acceptable to the public
works director and consistent with the tentative subdivision map or
tentative parcel map, the originals shall be submitted to the public
works department for initialing. The originals shall be returned to
the subdivider and the revised plans shall be immediately transmitted
to the public works director. Construction of any proposed revision
will not be permitted to commence until revised plans have been received
and approved by the public works director.
(2)
By public works director. When revisions are deemed necessary
by the public works director to protect the public health and safety,
or as field conditions may require, a request in writing shall be
made to the subdivider. The subdivider shall revise the plans and
transmit the originals to the public works director for initialing
within the time specified by the public works director.
Upon receipt of the initialized originals, the subdivider shall
immediately transmit revised drawings to the public works director.
Construction of all or any portion of the improvements may be stopped
by the public works director until revised drawings have been submitted.
The subdivider may appeal revisions required by the public works
director to the city council by filing an appeal in writing with the
city administrator within ten days following receipt of the request
to revise the plans.
(3)
Plan checking and inspection costs for revisions. Costs incurred
by the city for the checking of plans or calculations or inspection
as a result of revisions to the approved plans shall be borne by the
subdivider. A deposit, as determined by public works director in accordance
with the charge rates set by city council resolution, shall be submitted
with the revised plans and applied toward the actual costs.
[Ord. No. 1034, § 1.]
The improvement agreement shall be prepared by the public works
director and approved as to form by the city attorney. The agreement
shall provide for:
(a)
Construction of all required on-site and off-site improvements according
to the approved plans and specifications on file with the public works
director.
(b)
Completion of improvements within the time specified by this article.
(c)
Right of the city to modify plans and specifications and to require
the subdivider to pay for modifications.
(d)
Warranty by the subdivider that construction will not adversely affect
any portion of adjacent properties.
(e)
Payment of inspection deposit in accordance with the city's
resolution establishing applicable charge rates.
(f)
Payment of in-lieu fees for undergrounding of utilities on peripheral
streets.
(g)
Payment of planned drainage facility fees.
(h)
Improvement security.
(i)
Maintenance and repair of any defects or failures and their causes.
(j)
Release and indemnification of the city from all liability incurred
in connection with the development and payment of all reasonable attorneys'
fees that the city may incur because of any legal action or other
proceeding arising from the development.
(k)
Proof of insurance in the form of general liability coverage, automobile
liability, workers compensation insurance, employer's liability,
and course of construction coverage.
(l)
Any other deposits, reimbursements, fees or conditions as required
by city ordinance or resolution and as may be required by the public
works director.
(m)
Any other provisions required by the city as reasonably necessary
to effectuate the purposes and provisions of the Subdivision Map Act
and this Code.
[Ord. No. 1034, § 1.]
(a)
General. Any improvement agreement, contract or act required or authorized
by the Subdivision Map Act or this chapter, for which security is
required, shall be approved by the public works director and city
attorney and secured in accordance with the Subdivision Map Act and
as provided below.
No final map or parcel map shall be signed by the public works
director or recorded until all improvement securities required by
this section have been received and approved. Prior to the construction
of improvements identified within a deferred improvement agreement,
all improvement security shall be first received and approved.
(b)
Form of security. The form of security shall be one or the combination
of the following at the option and subject to the approval of the
city:
(1)
Bond or bonds by one or more duly authorized corporate sureties.
(2)
A deposit, either with the city or a responsible escrow agent
or trust company, at the option of the city, of money or negotiable
bonds of the kind approved for security deposits of public monies.
(3)
An instrument of credit or letter of credit from one or more
financial institutions subject to regulation by the state or federal
government and pledging that the funds necessary to carry out the
act or agreement are on deposit and guaranteed for payment.
(4)
Any other form of security as provided in the Subdivision Map
Act.
(c)
Amount of security. A performance bond or other security in the amount
of one hundred percent of the total estimated construction cost to
guarantee the construction or installation of all improvements shall
be required of all subdivisions. An additional amount of fifty percent
of the estimated construction cost shall be required to guarantee
payment to subdividers contractor, subcontractors, and to persons
furnishing labor, materials or equipment for the construction or installation
of improvements. In addition, a warranty bond in the amount of twenty-five
percent of total construction cost shall be provided to guarantee
the improvements against any defective work, or labor done, or defective
materials used in the performance of the improvements during and following
completion and acceptance of the improvements.
As a part of the obligation guaranteed by the security and in
addition to the full amount of the security, there shall be included
costs and reasonable expenses and fees, including attorneys'
fees, incurred by the city in enforcing the obligations secured.
The estimate of the improvements costs shall be as approved
by the public works director and shall provide for:
(1)
Not less than ten percent of the total construction cost for
contingencies.
(2)
Increase for projected inflation computed to the estimated midpoint
of construction.
(3)
All utility installation costs or a certification acceptable
to the public works director from the utility company that adequate
security has been deposited to ensure installation.
(d)
Off-site security. The subdivider shall deposit with the city an
amount as required by the public works director, not to exceed one
percent of the total estimated construction cost. The deposit may
be used at the discretion of the city to correct deficiencies and
conditions caused by the subdivider, contractor or subcontractors
that may arise during or after the construction of the subdivision.
Any unexpended amount will be returned to the subdivider at the time
all bonds and other security are released.
(e)
Warranty security. Prior to the public works director signing the
final subdivision map or parcel map, or recordation thereof, the subdivider
shall provide security in the amount of twenty-five percent of the
cost of the construction of the improvements to guarantee the improvements
against any defective work or labor done or defective materials used
in the performance of the improvements throughout the warrant period.
The warrant period shall be the time during which construction is
taking place and shall be extended for a period of one year following
completion and acceptance of the improvements.
(f)
Reduction in performance security. Upon the request of the developer,
the public works director may authorize in writing the release of
a portion of the security in conjunction with the acceptance or the
satisfactory completion of a part of the improvements as the work
progresses upon application by the subdivider, but in no case shall
the security be reduced to less than ten percent of the total improvement
security given for faithful performance. The amount of reduction of
the security shall be determined by the public works director; however,
in no event shall the public works director 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 the Subdivision Map Act, this
Code or the improvement agreement.
(g)
Release of improvement security.
(1)
Performance security. The performance security shall be released
only upon acceptance of the improvements by the city and when an approved
warranty security has been filed with the public works director. If
a warranty security is not submitted, performance security shall be
released twelve months after acceptance of improvements and correction
of all warranty deficiencies.
(2)
Material and labor security. Security given to secure payment
to the contractor, subcontractors and to persons furnishing labor,
materials or equipment may, six months after the completion and acceptance
of the improvements by the city, be reduced to an amount equal to
the amount of all claims therefor filed and of which notice has been
given to the city council. The balance of the security shall be released
upon the settlement of all claims and obligations for which the security
was given.
(3)
Warranty security. The warranty security shall be released upon
satisfactory completion of the warranty period, provided:
The construction methods and materials for all improvements
shall conform to the standard engineering specifications and all other
standard plans and specifications of the city.
Construction shall not commence until all required improvement
plans have been approved by the public works director and all deposits
have been paid. All improvements are subject to inspection by the
public works director or authorized personnel in accordance with the
city 's approved specifications.
(a)
Inspection costs. Costs incurred by the city for the inspection of
on- and off-site construction shall be borne by the subdivider. A
deposit, as determined by the public works director in accordance
with the charge rates set by city council resolution, shall be submitted
to the department prior to the commencement of construction.
[Ord. No. 1034, § 1]
(a)
Improvement completion. Improvements shall be completed by the subdivider
within twelve months, or such later time as approved by the public
works director, not to exceed thirty-six months, from the recording
of the final subdivision or parcel map, unless an extension is granted
by the city council.
Should the subdivider fail to complete the improvements within
the specified time, the city may, by resolution, cause any or all
uncompleted improvements to be completed and the parties executing
the security or securities shall be firmly bound for the payment of
all necessary costs.
(b)
Extensions. The completion date may be extended by the city council,
upon written request by the subdivider and the submittal of adequate
evidence to justify the extension. The request shall be made not less
than thirty days prior to expiration of the subdivision improvement
agreement.
The subdivider shall enter into a subdivision improvement agreement
extension with the city. The agreement shall be prepared by the public
works director, approved as to form by the city attorney, executed
by the subdivider and surety and transmitted to the city council for
its consideration. If approved by the city council, the city clerk
shall execute the agreement on behalf of the city.
In consideration of a subdivision improvement agreement extension,
the following may be required:
(1)
Revision of improvement plans to provide for current design
and construction standards when required by the public works director;
(2)
Revised improvement construction estimates to reflect current
improvement costs as approved by the public works director;
(3)
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.
The city council may impose additional requirements as recommended
by the public works director or as it may deem necessary as a condition
to approving any time extension for the completion of improvements.
The developer shall pay all costs incurred by the city in processing
the agreement in accordance with the fees required by city council
resolution.
(c)
As-built plans. Upon completion of the improvements, the subdivider
shall submit to the public works director an approved reproducible
set of as-built improvement plans.
[Ord. No. 1034, § 1.]
[Ord. No. 1034, § 1.]
(a)
General. With respect to all subdivisions, when all improvement deficiencies
have been corrected and as-built improvement plans submitted, the
completed subdivision improvements shall be considered by the public
works director for acceptance.
Acceptance of the improvements shall imply only that the improvements
have been completed satisfactorily and that public improvements have
been accepted for public use.
(b)
Acceptance. If the subdivision improvements have been accepted by
the public works director, and public improvements have been dedicated
on the final subdivision map or parcel map, the city clerk shall file
an acceptance of public improvements with the county recorder.
(c)
Acceptance of a portion of the improvements. When requested by the
subdivider in writing, the public works director may consider acceptance
of a portion of the improvements. Such improvements will be accepted
by the public works director only if the public works director finds
that it is in the public interest to do so and such improvements are
for the use of the general public.
Acceptance of a portion of the improvements shall not relieve
the subdivider from any other requirements imposed by this article.
