After the City Council has approved the preliminary plat, but prior to submission of the final plat, the subdivider shall furnish four (4) copies of the plans and specifications for all improvements to be installed within or in conjunction with the proposed subdivision to the ACO for review. These plans and specifications shall be signed and sealed by the registered professional engineer responsible for their preparation. Until the ACO certifies in writing that the proposed improvements conform to generally accepted engineering practices and to the standards imposed in this Title: the ACO shall not issue any permit to allow construction of said improvements; and the City Council shall not act upon the application for final plat approval.
A. Information Required: Improvement plans shall consist of black or blue line prints not larger than thirty six inches by twenty four inches (36" x 24"). These plans and the related specifications shall provide all of the following information:
1. Topography of the tract, both before and after development at the same scale as required in the preliminary plat;
2. Existing and proposed elevations along the center lines of all streets;
3. Radii of all curves and lengths of tangents on all streets;
4. Locations and typical cross section of street pavements including curbs/gutters and catch basins;
5. Locations and typical cross section of sidewalks and driveway aprons;
6. Locations, sizes, and invert elevations of all existing and proposed sanitary sewers, storm sewers, and fire hydrants, showing connections to any existing or proposed utility systems;
7. Locations and sizes of all water, gas, electric, and other utilities;
8. Locate area(s) for removal of trees six inches (6") or larger;
9. All proposed measures to control erosion and sedimentation;
10. High water elevations of all lakes/streams adjoining or within the tract; and
11. Such other information as the ACO may reasonably require to perform his duties under this Section.
B. Inspections Required: The subdivider/developer shall notify the ACO of both the start and completion of construction of approved improvements.
1. The ACO shall inspect said improvements while they are under construction. If he determines that they are being built in violation of this Title, he shall promptly notify the Administrator who, in turn, shall issue a stop order. All public improvements proposed to be made under the provisions of this Chapter shall be inspected during the course of construction by the ACO or a duly designated deputy selected and retained by the subdivider and approved by the City. All fees and costs connected with such inspection and in reviewing the plan and specifications for such improvements shall be paid by the subdivider. The fees and cost shall be set at the prevailing rate.
2. In addition to the detailed requirements listed below, the inspector shall maintain a daily diary in a standard format acceptable to the ACO . Copies of the daily diary entries shall be provided to the ACO on a weekly basis during construction.
a. Content: The daily entries shall include at least the following information:
(1) Weather conditions.
(2) Site conditions.
(3) Contractor's working hours.
(4) Inspector's hours on the site.
(5) An explanation of the actual work performed by the contractor that day.
(6) Specific information about material tests taken.
(7) Description of any problems.
b. Purpose: The purpose of the diary is to provide backup information for the developer's engineer and the ACO to recommend acceptance of the improvements by the City Council and provide actual construction records of any problems that may develop.
c. Format: The general format of the diary must be approved by the ACO before construction begins.
3. The inspector shall make and document the following inspections:
a. Storm And Sanitary Sewer And Water Main Improvements:
(1) Inspect all materials and documents pertinent items such as pipe manufacturer, class, and size.
(2) Reject any defective material and ensure that it is not used on the job.
(3) Observe the actual pipe laying operation to ensure that all joints are properly made, the pipes are true to line and grade, and the bedding and backfill are done according to the specifications.
(4) Document the depth and type of bedding, trench conditions, location of all service laterals, backfilling, and location of all utilities installed and encountered. Location measurements shall be of the accuracy and type required by the ACO .
(5) Observe and document all final acceptance testing required by the specifications.
b. Street Improvements:
(1) Perform and document subgrade, subbase, base, and embankment compaction tests.
(2) Inspect the alignment and condition of the paving forms.
(A) Check and document subgrade depth checks.
(B) Check and document the paving machine adjustments.
(3) Furnish the asphalt or PC concrete mix design to the ACO for approval prior to connecting paving operations.
(4) Inspect all concrete pours.
(A) Perform and document an appropriate number of air content and slump measurements.
(B) Cast compression cylinders or beams and document the results of the tests.
(5) Inspect the placement of all asphalts.
(A) Perform and record asphalt compaction tests.
(B) Perform at least one asphalt extraction test and one sieve analysis from an asphalt sample taken on the job site.
4. The ACO shall also inspect required improvements upon their completion. The City shall not accept any improvement until the Municipal Engineer has certified that it complies with this Title.
C. Filing "As Built" Records: The improvements will not be recommended for acceptance until the following is provided for the ACO :
1. Copies of all daily diary entries.
2. Copies of all material test results.
3. Detailed reproducible cloth or polyester reproducible "as- built" improvements construction plans of all public improvements.
4. Certification by the developer's engineer that all construction was accomplished within reasonably close conformance to the plans and specifications, and that the "as-built" plans accurately reflect actual field conditions.
5. A labor and material payment and maintenance bond posted prior to construction by the contractor of a subdivider for the installation of all public improvements, using forms provided by the ACO .
6. Permanent easements or agreements granted to the City for all public improvements that are not constructed in dedicated right of way, using forms provided by the ACO .
7. Accurate triangular measurements for sewer and water laterals to permanent items, e.g., fire hydrants or manholes. The sewer and water services shall be marked with a four inch by four inch (4" x 4") marking, that stands five or six feet (5 or 6') tall including a curb notch.
D. Privately Developed And Operated Facilities: Where the subdivision is to contain sewers, sewage treatment plants, water supply systems, park areas, or other physical facilities which will not be maintained by existing public agencies, provision should be made by trust agreement, which is a part of the deed restrictions and which is acceptable to the proper public agencies, for jurisdiction over the continuous maintenance, supervision, operation and reconstruction of such facilities by the lot owners in the subdivision. (Ord. 99-01, 1-25-1999)