21.9 IMPROVEMENTS AND IMPROVEMENTS STANDARDS

21.9.1.    Once the Town Council has given approval of a final map and a bond or other financial security is in place in accordance with Section 21.10 of this chapter, the applicant and/or the applicant’s contractor may schedule a pre-construction meeting with the Town Planner and/or Town Engineer and the Joint Utility Committee.  Upon receipt of written notice to proceed from the Town, construction of the subdivision may proceed.  No construction shall be permitted prior to receipt of written notice to proceed.  21.9.2.    The cost of all improvements in any form including but not limited to inspections, testing, material, equipment, permits, filing fees, fines, disposing of material, etc., shall be the responsibility of the developer with no cost incurred by the Town. 21.9.3.    Where improvements are required that are not covered by the Leeds Standard Specification for Design and Construction they shall be developed by the Town Engineer and approved by the Town Council.  If the developer observes such a condition he shall immediately report it to the Mayor and Town Engineer. 21.9.4.    All improvements shall comply with the Leeds Standard Specification for Design and Construction requirements, Leeds Ordinances, Federal Codes and State Codes.  If conflicts exist between the various codes, ordinances and requirement the higher requirement shall apply. 21.9.4.1.    The subdivider as a condition of approval of Preliminary Map (tentative map), shall provide and install adequate sanitary sewer facilities, either within and/or outside the subdivision, in compliance with the policies and procedures of the Town Engineer, General Plan, Land Use and subdivision Ordinances.  The plan for a sanitary sewer system shall be approved in writing by the Town Engineer, and shall be constructed throughout the entire subdivision and shall be connected to an adequate sewer outfall line.  The developer shall provide a service line to each lot within the subdivision, except where conditions will permit the use of septic tanks.  This paragraph becomes effective immediately following the Town’s approval of a sewer system plan. 21.9.5.    Fences and Guards. The following may be required if recommended by the Planning Commission and approved by the Town Council. 21.9.5.1.    In locations where land subdivision abuts or is adjacent to public or private grazing land, a fence of material and quality satisfactory to the Planning Commission shall be affected around the outer limits of the subdivision as it is shown on the subdivision map.  The Planning Commission may also require the installation of cattle guards on any street entering the proposed subdivision from other existing streets. 21.9.5.2.    An applicant, as a condition of approval, for a subdivision located within an area subject to high wind erosion may be required to comply with the following standards. 21.9.5.2.1.    A solid masonry wall with a height of six (6) feet and subject to design and materials recommended by the Planning Commission and approved by the Town Council shall be constructed on the peripheral boundary of the subdivision to protect it from the prevailing wind.  Where the required wall extends over a future street opening, a fence, six (6) feet in height, and subject to design and materials approval by the Planning Commission and Town Council, may be substituted for the masonry wall. 21.9.5.2.2.    Lots within and/or outside the subdivision that have had soil disturbed during construction shall be covered with protective landscaping material, subject to the approval of the Planning Commission. 21.9.5.2.3.    Prior to and during construction, streets and disturbed open areas within and/or outside of the subdivision shall be treated by water or other approved method to prevent fugitive dust. 21.9.6.    Temporary Rock Crushing Operations Temporary rock crushing operations in any Zoning District within the Town require a conditional use permit according to Section 7 of the Leeds Land Use and Subdivision Ordinance 2008-04. 21.9.7.    As Built Drawings. Within thirty (30) days following completion of the subdivision project and prior to release of any bond, the developer or his engineering firm shall provide to the Town the Drawings of Record which show all improvement dimensions as they were constructed in the field.  The developer or his engineering firm may request a reasonable time extension from the Town Representative if appropriate justification is given as determined at the Town’s sole discretion.  The Drawings of Record shall be submitted on two (2) twenty-four (24) inch by thirty-six (36) inch Mylar sheets and in electronic format in AutoCAD .dxf or .dwg format.   The drawings at a minimum shall include all infrastructure items (roads, drainage, waterlines and controls, electrical, phone, internet, television, sewer, etc.), complete dimensions of each lot identifying the allowed building areas and areas that are not to be disturbed, all open areas and trails. 21.9.8.    Infrastructure Report. The developer shall hire an agency qualified to witness, examine, test, and authorize continuation/stop work, of any infrastructure within or being performed in conjunction with the development of the subdivision.  Copies of all test results will be provided to the Town Engineer and to the Town weekly.  Delivery of the test results to be within seven days of the test.  The Town may hire an inspector to monitor all tests, the fee for this inspector will be paid by the developer.  If this is done, the developer or testing agency hired by the developer are required to notify the Town inspector two (2) days prior to any testing.