A. General Requirements: All improvements shall be constructed at the subdivider's expense in accordance with the requirements of this Chapter.
B. In A Subdivision For Which A Final Map Is Required: As a condition of approval of a tentative map for which a final map is required, the subdivider shall agree to construct, install, or provide all improvements as set forth in this Chapter.
C. In A Subdivision For Which A Parcel Map Is Required: As a condition of approval of a tentative map for which a parcel map is required, improvements as set forth in this Chapter may be required. The extent of such improvements shall be determined by the Planning Commission pursuant to section 66411.1 of the Subdivision Map Act. The Planning Commission may defer improvements until development of proposed division of land occurs. Improvements shall not be waived in any developed area.
D. Standards And Design Criteria:
1. The criteria and standards used for the design and construction of improvements shall be in accordance with the following:
a. "City of Corcoran Standard Specifications", copies of which are available for examination by the public in the offices of the City Engineer;
b. All the applicable provisions of Section 12-1-13 of this Chapter;
c. All other requirements set forth in this Chapter.
2. Exceptions: The City Engineer or other designated City official may make minor changes in typical sections and details if unusual conditions apply to the subdivision or arise during construction to warrant such change.
E. Plans:
1. Improvement plans shall include all drawings and specifications necessary for the orderly construction of improvements for the subdivision.
2. All such plans shall be prepared by a civil engineer licensed in the State of California in keeping with standard engineering practices. All plans shall be stamped and signed by a licensed engineer.
3. All such plans shall be drawn on tracing paper or polyester base film in ink or pencil capable of producing a legible print.
4. All sheets shall be twenty four inches by thirty six inches (24" x 36") and shall be incorporated into one complete set of plans. When more than three (3) sheets of drawings are required, an index to drawings shall be ascribed on the first sheet of the set.
5. Elevations of all improvements shall be based on City of Corcoran datum.
F. Required Improvements; Generally: The improvements set out in City of Corcoran Standard Specifications shall be clearly set forth in the improvement plans and shall be constructed or installed in accordance therewith. The following improvements shall also be required:
1. Plan Check And Inspection Fees: Subdivider shall be required to pay plan check and inspection fees which shall include all charges for engineering and inspection services rendered by the City, including cost of recording maps in an amount prescribed by resolution of the City Council;
2. Street Drainage: Grading, curbs and gutters, paving, drainage structures necessary for the proper use and drainage of streets and pedestrianways and for the public safety;
3. Site Grading: Site grading and drainage taking into consideration the drainage pattern of adjacent improved and unimproved property and treating upstream areas, where appropriate as though fully improved;
4. Street Grading And Surfacing: All streets and pedestrianways shall be graded and surfaced to widths and grades shown on the improvement plans and profiles signed by the City Engineer, and approved by the City Council or as established by law;
5. Extension Improvements: The subdivider shall improve the extension of all subdivision streets and pedestrianways to the intercepting paving line of any County road, City street or State highway;
6. Sidewalk Installation: Sidewalks shall be installed as shown on the improvement plans and profiles signed by the City Engineer;
7. Sanitary Sewer Facilities: Sanitary sewer facilities connecting with the existing City sewer system shall be installed in accordance with the requirements of the City Engineer and shall serve the subdivision with a separate private lateral for each lot and to grades and sizes shown on the plans signed by the City Engineer. No septic tanks or cesspools will be permitted;
8. Storm Water Drains: Storm water drains shall be installed as shown on the plans signed by the City Engineer. Existing installations and facilities to be utilized for storm drainage shall be piped in accordance with the requirements of the City Engineer;
9. Water Mains And Fire Hydrants: Water mains and fire hydrants connection to the water system serving the City shall be installed as required by the City Engineer and shown on the plans signed by the City Engineer. Mains and individual lot services shall be of sufficient size to furnish an adequate water supply for each lot or parcel in the subdivision and to provide adequate fire protection;
10. Street Signs: Street signs shall be installed by the subdividers;
11. Barricade Installation: Any required barricades to prevent traffic access at dead-end streets shall be provided by the subdivider in accord with the standard specifications;
12. Street Trees: Street trees, if required, shall be of a type approved by the City Council and planted in locations approved by it;
13. Monuments, Barricades And Safety Devices: Permanent monuments, barricades and traffic safety devices shall be placed as required by the City Engineer;
14. Street Lights: Street lighting facilities shall be provided in accordance with the City Council's policy for the area of the City where the subdivision is located. Lighting shall be adequate to permit proper policing of the subdivision;
15. Pavement Markings: Pavement markings shall be provided as required by the City Engineer;
16. Underground Utilities: All utility distribution facilities including, but not limited to, electric, communication, and cable television lines installed in and for the purpose of supplying service to any subdivision, shall be placed underground in accordance with the utility's rules and regulations on file with the California Public Utilities Commission;
17. Underground Facilities Equipment: Equipment appurtenant to underground facilities such as surface-mounted transformers, street light poles, pedestal-mounted terminal bases and meter cabinets and concealed ducts may be installed above the surface of the ground and in a manner so as to avoid any adverse impact on the aesthetics of the subdivision. The subdivider is responsible for complying with the requirements of this Section and shall make the necessary arrangements with the utility companies involved for the installation of said facilities;
18. Construction Of Underground Utilities: All underground utilities, sanitary sewers, and storm drains installed in streets, service roads, alleys, or highways shall be constructed in accordance with the standard specifications prior to the surfacing of such street, service road, alley or highway. Service connections for all underground utilities and sanitary sewers shall be placed in such length as will avoid the necessity for disturbing the street or alley improvements when service connections thereto are made;
19. Railroad Crossings: Provisions shall be made for any railroad crossings necessary to provide access to or circulation within the proposed subdivision, including the preparation for all documents necessary for application to the State Public Utilities Commission or the establishment and improvement of such crossings;
20. Landscaping: Landscaping in accordance with subsection 12-1-13(H) of this Chapter;
21. Lot Corners: The subdivider's engineer or surveyor shall set at all lot corners a marker consisting of one inch (1") diameter iron pipe twenty four inches (24") long with the engineer's marker thereon;
22. Other Improvements: Where deemed necessary by the City Council for the public health, safety or welfare, other improvements may be required.
G. Supplemental Improvements Required: The subdivider may be required to install improvements for the benefit of the subdivision which may contain supplemental size, capacity or number for the benefit of property not within the subdivision as a condition precedent to the approval of a subdivision or parcel map, and thereafter to dedicate such improvements to the public. Supplemental size, capacity or number shall mean that size capacity or number in excess of the minimum standard City requirements.
H. Supplemental Improvements; Reimbursement Agreement: The City may enter into an agreement for reimbursement to the subdivider of the cost of the supplemental capacity, size or number. However, the subdivider shall be reimbursed only for that portion of the cost of such improvements equal to the difference between the amount it would cost the subdivider to install improvements to serve the subdivision only and the actual cost of oversize improvements.
I. Utility Fees And Off-Site Charges: The subdivider shall pay utility and off-site charges as may be required by Council resolution or ordinance in effect at the time of approval of the tentative subdivision map. The schedule of charges shall terminate at the time the tentative map expires or is reapproved by the City Council. Utility and off-site charges in effect at the time of reapproval of a tentative subdivision map shall apply to the subdivision. These charges shall be paid prior to the approval of the subdivision agreement by the City Council or included in the instrument of credit if such is the form of security for the subdivision agreements.
J. Completion Of Subdivision Improvements: A subdivision for which a final or parcel map is required shall not be approved and subsequently recorded until improvements required as a condition of approval of the tentative map have been completed or an agreement to complete the improvements has been entered into pursuant to section 66462 of the Subdivision Map Act. Such agreement to complete improvements shall be guaranteed by security in the amount, type, form and content as set forth in this Chapter. (Ord. 527, 8-4-1997)