16.30.010 Construction plan review.
(1) Purpose. The purpose of this section is to establish procedures for reviewing site construction plans for site improvements. Site construction drawings are engineering documents that are required for improvements to a particular site.
(2) Public Works Construction Plan Approval.
(a) Upon receipt of approval of a land use permit or preliminary subdivision, the applicant is required to apply for construction plan approval relating to following elements: on-site and off-site stormwater management, erosion control measures, public road and frontage improvements, dedication or deeding of right-of-way, street trees and other required landscaping elements, utilities, and any other improvement related to the development.
(b) The application for construction plan approval shall include a completed construction plan review application form, plans and materials as outlined in the construction plan submittal checklist, and fee as set by council.
(c) The applicant is required to obtain approvals from the postmaster and utility purveyors.
(d) Following approval of the construction plans and prior to any site work, the applicant shall schedule a preconstruction meeting with the public works department. All contractors, subcontractors and utility representatives are to meet to discuss and identify how they will address any issues related to the construction activity and minimizing impacts to the neighborhood and nearby facilities.
(e) Pursuant to SMC 16.30.030(2), the public works director may require a performance security to be in place before construction activities are commenced. Any performance security shall be based on the public works director and/or designee project cost estimate.
(3) Public Improvements Required Before Occupancy. No final plat approval or certificate of occupancy shall be issued unless the required public improvements have been installed and accepted by the public works department or the applicant has provided a completion security pursuant to SMC 16.30.030(3) to ensure that all required public improvements will be completed and accepted within 12 months after final plat approval. Replacement trees to be located on public property must be planted prior to final plat approval. Replacement trees to be located on a private lot must be installed prior to issuing a final inspection or certificate of occupancy for that lot.
(4) Dedication of Public Stormwater Facilities. Stormwater facilities shall be dedicated to the city at the time of final plat approval. Multifamily and commercial stormwater facilities remain the responsibility of the property owner(s).
(5) Maintenance of Dedicated Facilities until Acceptance. Facilities intended to be dedicated to the city shall be maintained by the owner until such time as the dedication is accepted by the city.
(6) Protection against Defects.
(a) Whenever public improvements are to be dedicated to the city, the developer shall post a maintenance bond or other sufficient surety pursuant to SMC 16.30.030(4) to guarantee that the developer will correct all defects in such facilities or improvements that occur within two years after the acceptance of dedication of the improvements.
(b) An architect or engineer retained by the developer shall certify to the city that all facilities and improvements to be dedicated to the city have been constructed in accordance with the approved construction plan and the requirements of this chapter. This certification shall be a condition precedent to acceptance by the city of the offer of dedication of such facilities or improvements.
(c) For purposes of this section, the term “defects” refers to any condition that requires repairs over and above the normal amount of maintenance required for a particular improvement.
(7) Authorizing Use and/or Occupancy before Completion of Development under Land Use Permits. When weather conditions or other factors beyond the control of the applicant (exclusive of financial hardship) make it unreasonable for the applicant to comply with all of the requirements of the permit (exclusive of subdivision approvals), the planning director may authorize the commencement of the intended use or the occupancy of buildings, if the permit recipient provides a performance bond or other security to ensure that all of these requirements will be fulfilled within a reasonable period (not to exceed 12 months) and if the building official finds that such occupancy will not result in a safety or health hazard. (Ord. 1398 § 3, 2015).