A. Streets And Alleys: All streets and alleys within the subdivision shall be graded, drained and surfaced to cross sections, grades, standards, and profile approved by the City. If there are existing streets adjacent to the subdivision, proposed streets within the subdivision shall be fully improved to the intercepting paving line of the existing streets. Temporary dead end streets serving more than four (4) lots shall be designed and constructed with a graded all-weather, temporary turning circle, subject to any additional requirements imposed by the City based upon site conditions. The subdivider shall construct adequate permanent culverts and bridges at all points within the subdivision where watercourses are crossed by streets or alleys. Culverts and bridges shall, without limitation, conform to all applicable requirements of this Code and be constructed to the full width of the dedicated street or alley.
B. Curbs: Curbs shall be constructed of Portland cement concrete. The construction of curbs, gutters and valley gutters shall be subject to any additional standards required by the City, which standards may be imposed based on site conditions.
C. Sidewalks: Sidewalks shall be four feet (4') wide in all locations adjacent to residential or local streets, and five feet (5') wide in all locations adjacent to streets classified as collector, minor arterial, arterial, or major arterial. Sidewalks shall be constructed on both sides of all streets unless the requirement is waived pursuant to a specific provision of this Code permitting such a waiver.
D. Pedestrianways: Pedestrianways shall be constructed of Portland cement concrete or asphalt. All pedestrianways shall be constructed to a width, line and grade approved by the City based on site conditions.
E. Street Name Signs: The subdivider shall install street name signs at all street intersections before the time the street pavement is ready for use. Design, construction, location and installation of street name signs shall conform to all applicable standards adopted by the City.
F. Stormwater Drainage: The design and construction of public streets and alleys, and the grading of private properties, shall provide for adequate disposal of stormwater. Existing major drainage courses shall be maintained and dedicated as public drainageways. The type, extent, location and capacity of drainage facilities shall be designed by the subdivider's engineer and approved by the City. The subdivider shall install stormwater drainage facilities to the grade, in the locations, to the depths and of the materials shown on plans and specifications approved by the City. Storm and surface water drain pipes and mains, together with catch basins, shall be designed and constructed to provide discharge in a manner and at a place approved by the City. The design and construction of stormwater drainage facilities shall conform to all applicable requirements of this Code, to include the requirements of title 9, chapter 8, "Postconstruction Runoff Control And Water Quality Management", of this Code.
G. Sanitary Sewerage:
1. The subdivider shall install public sanitary sewers in the subdivision. Sanitary sewers shall be connected to a public sewer system. Sewers, connections and related apparatus shall be constructed in accordance with plans, profiles, and specifications approved by the Nevada Division of Environmental Protection and the City, and in accordance with approved City standards and State of Nevada requirements. The subdivider shall install sanitary sewers to the grade, in the locations, to the depth and of the material shown on plans and specifications approved by the City. The subdivider shall connect each lot in the subdivision to sanitary sewer mains at locations specified by the City.
2. The subdivider shall install manholes in conjunction with the installation of sanitary sewer mains at the points, in the manner and according to specifications approved or provided by the City.
H. Water Supply:
1. The subdivider shall design and construct the water supply system in such a manner as to ensure that each lot is supplied with safe, pure and potable water in sufficient volume and pressure for domestic use and fire protection, and that conforms to all applicable State and City standards and requirements. The subdivider shall install, to grade, all water mains and lines with the materials that are shown on plans and specifications approved by the City. Connections from said mains and lines shall be installed to each lot in said subdivision. The construction plans shall show the locations of shutoff valves to each block and lot. All proposed water systems shall connect to the City Municipal water system.
2. Water meter boxes and water meters shall be installed on all lots. Water meter boxes shall conform to all applicable standards and specifications set by the City, and shall be subject to approval by the City.
I. Fire Hydrants: Fire hydrants shall conform to all applicable standards and specifications set by the City (to include, without limitation, the Fire Code, section 6-1-1 of this Code), and shall be subject to approval by the City.
J. Power, Communications, And Gas Utilities:
1. The subdivider shall install or arrange for the installation of the following utilities: electric power and communication lines. These utilities shall be installed in all subdivisions. All electric distribution facilities shall be installed underground, except in unusual situations involving short extensions of overhead facilities existing on abutting subdivisions, which extensions are only permitted if approved by the City Council. All underground electric distribution lines and communication lines shall be installed in accordance with General Order no. 9 issued by the Public Utilities Commission of Nevada. A minimum of two (2) one and one-half inch (1 ½") conduits are required for current and future communication infrastructure.
2. In addition to the utilities listed in subsection J1, above, the subdivider shall install or arrange for the installation of natural gas unless waived by the Development Manager or other person designated by the City Council based on the following criteria:
a. The utility that provides natural gas is not required to supply natural gas to the subdivision; and
b. All other required utilities are shown on the approved construction plans for the subdivision.
A waiver granted under this subsection J2 shall not prohibit the future installation of natural gas infrastructure to any property located within the development and the subdivider shall reserve sufficient easements to permit such future installations by either the natural gas provider or individual property owners.
K. Survey Monuments: Permanent monuments shall be installed in accordance with standards set by the City at all corners, angle points, points of curve and street intersections. After all improvements in the subdivision have been installed, the subdivider shall have a registered land surveyor check the locations of monuments and certify their accuracy. Monuments shall be at or near boundary corners. Monuments shall be set at intermediate points of approximately one thousand feet (1,000') or at such lesser distances as may be necessary by reason of topography or culture to ensure accuracy in the reestablishment of any point or line without unreasonable difficulty. All monuments shall be permanently and visibly marked with the license number of the registered land surveyor under whose supervision the survey was made, and a description of such monument shall be shown on the final map. The subdivider shall set monuments at street intersections and at the beginning and ending of each curve, unless the intersection of tangents of said centerline falls within the street right-of-way, in which event the City may permit the subdivider to establish a monument at the intersection in lieu of monuments at the beginning and end of the curve.
L. Lot Corner Staking: Five-eighths inch (5/8") reinforcing steel with a cap having a mark for the exact point and stamped "PLS" followed by the number of the professional land surveyor's license shall be set at all corners, angle points and points of curve for each subdivision lot prior to final acceptance of the subdivision. The cost for lot corner staking, under the direction of a professional land surveyor, shall be included as part of the public improvements and shall be a line item on the "engineer's estimate of the costs of the public improvements".
M. Street Lighting: Street lighting shall be installed on all streets and at all locations designated by the City within the subdivision in conformity with section 3-3-16 of this chapter, to include City standards for materials, design and construction. The subdivider will bear all costs for the design and installation of streetlights.
N. Stormwater Discharge And Land Disturbance: All construction activities that have the potential to create a land disturbance of greater than one acre shall comply with State construction site stormwater general permit requirements and the City's National Pollutant Discharge Elimination System general permit for discharges from small Municipal separate storm sewer systems. This requires developers and/or contractors to obtain a State stormwater discharge permit and City grading permit for these projects. The subdivider shall provide construction site stormwater erosion protection for all construction. Permanent stormwater erosion measures meeting the minimum requirements of the City stormwater management plan will be enforced.
O. Full Frontage: The subdivider must construct and install all required public utilities across the full frontage of property at the time of development of the subdivision.
P. Site Grading: The subdivider shall:
1. Ensure that the subdivision is constructed with sufficient site grading for the required improvements;
2. Ensure that each lot area is buildable; and
3. Ensure that there is adequate site drainage control. (Ord. 834, 11-27-2018; amd. Ord. 871, 6-28-2022)