(1) Improvement work shall not be commenced until plans and specifications have been reviewed and approved by the City. To the extent necessary for evaluation of an Application, the plans may be required before approval of a Site Plan or Land Division Tentative Plan.

(2) All required improvements shall be provided and approved by the City prior to approval of the final Plat or the owner may propose an agreement in conformance with Section 7.510 and a form of Security in conformance with Section 7.520 subject to acceptance by the City.

(3) A Pre-construction Conference in conformance with the Tangent Public Works Design Standards, TPWDS 1.12 shall be scheduled before issuance of a public utility permit. The Developer shall be responsible for notification to all public and private utility providers.

(4) Improvement work shall not commence until after the City is notified, and if work is discontinued for more than 7 working days, for any reason, it shall not be resumed until after the City is notified.

(5) Improvements shall be constructed under the inspection of the City. The City may require changes in the design and construction in the public interest, or if unusual conditions arise during construction to warrant a change. The cost of City inspections shall be paid by the developer or land divider.

(6) Underground utilities, water lines, sanitary sewers and storm drains installed in streets shall be constructed prior to the surfacing, or resurfacing, of the streets. Stubs for service connections for underground utilities and sanitary sewers shall be located to prevent the necessity for disturbing the street improvements when service connections are made.

(7) "As-built" drawings and specifications of the installed public improvements shall be filed with the City upon completion of the improvements.

(8) In the event the City determines it is not currently necessary to provide some of the required improvements, the City may authorize an agreement to pay for future improvements in the form of a Waiver of Remonstrance and an Agreement to pay a fair share of the required improvements when they are provided, or the improvements may be installed in the area under special assessment financing or other facility extension policies of the City. CC&R,s shall be attached to the deed of each property specifying this commitment as an obligation of the property owner.

(1) Streets: Public or private streets, adjacent to, or within the development or land division shall be improved. Catch basins shall be installed and connected to drainage tile leading to storm sewers or drainage ways. Upon completion of the street improvement, monuments shall be re-established and protected.

(2) Railroad Crossings: Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements shall be borne by the developer or land divider unless an equitable means of cost distribution is approved by the City.

(3) Street Name Signs: Street name signs shall be installed at all street intersections to City standards.

(4) Street Lights: Street lights shall be installed to City standards and shall be served from an underground utility.

(5) Traffic Signals: Where a proposed intersection will result in the need for street signals to serve the increased traffic generated by the proposed development, the signals shall be provided by the developer or land divider and the costs shall be born by the developer or land divider unless an equitable means of cost distribution is approved by the City.

(6) Mail Boxes: Joint mail boxes may be provided in residential developments. Joint mail box structures shall be placed adjacent to roadway curbs as directed by the Post Office and shall be noted on the Site Plan. The cost shall be borne by the developer or land divider.

(7) Surface Drainage & Storm Sewer System: Drainage facilities shall be provided within the development or land division and connected to drainage ways or storm sewers outside the land division. Design of drainage within a development area shall accommodate the capacity and grade necessary to maintain unrestricted flow from areas draining through the property and shall accommodate extension of the drainage system beyond the property.

(a) It is the obligation of the property owner to provide proper drainage and protect all runoff and drainage ways from disruption or contamination. On-site drainage is required and downstream improvements may be required to accommodate flows. The Owner shall provide proper drainage and shall not direct drainage across another property except within a continuous drainageway. Maintaining proper drainage is a continuing obligation of the property owner.

(8) Sanitary Sewers: Sanitary sewers shall be installed to serve the development or land division and to connect the properties to existing mains. Connection to City mains may entail installation of pump stations and larger mains to serve the proposed development at the developer's or land divider's expense. System design shall provide increased size and grades to accommodate extension of the system beyond the property or land division. If required sewer facilities will, without further sewer construction, directly serve property outside the subdivision, the following arrangements may be made to equitably distribute the cost:

(9) Water System: Individual or community water systems are required to serve each building site.

(10) Sidewalks: Sidewalks are required on both sides of a public street and in any pedestrian way extending through a development or land division, except that in the case of primary or secondary arterials, or special type industrial districts, the Planning Commission may approve a development or land division without sidewalks if alternative pedestrian routes are available.

(11) Bicycle routes: Consistent with the TTSP Policies to provide extension of existing or planned bicycle routes, the Planning Commission may require the installation of separate bicycle lanes within proposed developments. Bicycle routes may be located on proposed internal streets or abutting streets, or may be located on separate bicycle paths that extend through the development.

(12) Utilities: The developer shall make necessary arrangements with serving utility companies for the installation of underground lines and facilities.

(1) Within or adjacent to a residential subdivision, a parcel of land of not less than 10 percent of the gross area of the subdivision shall be set aside and dedicated to the public by the subdivider for park or open space use to serve the residents of the proposed development. The parcel shall be approved by the Planning Commission as being suitable and adaptable for park and open space uses. In the event no such area is suitable for park and open space purposes, the subdivider shall, in lieu of setting aside land, pay into a public land acquisition and park development fund a sum of money equal to 10 percent of the Real Market Value of the property for the proposed use. The sums so contributed shall be used to aid in securing suitable areas for park and open space purposes or to develop existing nearby parks to serve the area containing the subdivision. If the nature of the subdivision is such that over 34 per cent of the tract to be subdivided is being dedicated to the public for streets and other public purposes, the requirements of this section shall be reduced so that the total obligation of the subdivider does not exceed 40 per cent.

(2) If the City or other public agency indicates it desires to acquire a portion of a proposed land division for a public purpose not already dedicated as a condition of approval, or if the City has been advised of such interest by a school district or other public agency, and there is reasonable assurance that steps will be taken to acquire the land, then the Planning Commission may require that those portions of a land division be reserved for public acquisition

(1) Repair of existing streets and other public facilities damaged during the specified construction shall be a part of any Improvement Agreement.

(2) The agreement shall also provide for reimbursement of the City's cost of inspection in accordance with Section 7.100 (3).

(1) The developer or land divider shall file with the agreement, to assure full and faithful performance thereof, a form of financial security acceptable to the City Attorney.

(2) Such assurance of full and faithful performance shall be for a sum approved by the City as sufficient to cover the cost of the improvements and repairs, including related engineering and incidental expenses, and to cover the cost of City inspections and other costs.

(3) The security shall only be released upon authorization of the City Administrator.

(4) The performance guarantee and security shall remain in effect for one year after the improvements have been installed to correct any defects that may have occurred.

(1) If the developer or land divider fails to carry out provisions of the agreement, the City shall provide written notice to the developer or land divider and the surety specifying the details of noncompliance. Unless the City allows more time for compliance because of circumstances beyond the developer or land divider's control, within 30 days after receiving the notice, the developer or land divider or the surety shall make substantial efforts to comply with the agreement.

(2) If the developer or land divider or the surety does not make substantial efforts to comply within the 30 days or the additional time allowed by the City, or compliance is not completed within the time specified in granting the land division approval, the City may take the following action:

(3) If the required security is not sufficient to compensate the City for expenses incurred to fulfill the obligation, the amount due to the City for the obligation is a lien in favor of the City upon the entire contiguous real property of the owner of the land subject to the obligation.

(4) The lien attaches upon the filing with the City Administrator of notice of the claim for the amount due for the fulfillment of the obligation. The notice shall demand the amount due, allege the insufficiency of the security to compensate the City fully for the expense of the fulfillment of the obligation, and allege the developer or land divider's failure to fulfill the required obligation.

(5) The lien may be foreclosed in the manner prescribed by law for foreclosing other liens on real property.

(6) The remedies set forth for non-compliance are cumulative. In addition to the remedies set forth above, non-compliance by the developer or his surety with any term of a performance guarantee shall entitle the City to pursue any civil remedy permitted by law.