Chapter 8.15
PUBLIC IMPROVEMENTS
Sections:
8.15.020 Local minimum standards and specifications.
8.15.030 Other general standards.
8.15.010 Design standards.
The design of the final subdivision plat in relation to streets, blocks, lots, open spaces and other design factors shall be in harmony with design standards recommended by the Planning Commission and by other departments and agencies of City government. Design standards shall be approved by the City Council and shall include provisions as follows which are hereby approved by the City Council:
(A) Blocks shall not exceed 1,320 feet in length.
(B) Dead-end streets which exceed 150 feet in length, measured from the front of curb (or edge of pavement if there is no curb and gutter) of the intersecting road, must meet one or more of the following requirements:
(1) A temporary 120-foot diameter all-weather surface cul-de-sac acceptable to the City constructed in a temporary easement outside the boundary of the subdivision. Temporary cul-de-sacs are not permitted within any of the lots being subdivided.
(2) A temporary turnaround meeting the minimum requirements set forth in the International Fire Code and approved by the Fire Department shall be constructed at the end of the dead-end road. Any lot being subdivided containing a temporary turnaround cannot have a dwelling constructed on it until the road no longer meets the criteria for a dead-end street or a temporary cul-de-sac has been constructed outside the subdivision boundary.
(C) Blocks shall be wide enough to adequately accommodate a minimum of two lots.
(D) The Planning Commission may require pedestrian walkways to be constructed within a development, to facilitate access to designated points of interest. Such walkways increase pedestrian safety, reduce travel time, improve neighborhood connectivity, and encourage walking. Points of interest may include, but are not limited to: churches, civic destinations, schools, adjoining neighborhoods, parks, and commercial areas. The Planning Commission shall designate points of interest that will require a pedestrian walkway connection during the preliminary plat or site plan approval stage of entitlement.
(1) Walkways shall be designed to be a minimum of six feet in width to allow adequate two-way passing but may be required to be wider where determined necessary by the Planning Commission or City administrative land use authority based on estimated usage. The developer shall surface the full width of the walkway with either concrete or asphalt.
(2) Fencing is not required; however, if fencing is installed next to the walkway the following conditions must be met:
(a) An additional six inches of concrete is required on each side of the walkway to embed the base of the fencing posts.
(b) All fencing installation, maintenance, and ownership responsibilities will be that of the adjacent landowner including graffiti cleanup and damage repair.
(c) Fencing shall not encroach upon or restrict movement within the walkway.
(d) Fencing along walkways is otherwise regulated by fencing rules found in SCC 10.30.060(A).
(3) Maintenance of the walkway will be the responsibility of either the subdivision HOA, or the City, if an HOA does not exist. Snow removal is not necessary for walkways, and signage notifying pedestrians of the lack of winter maintenance shall be prominently placed at the entrances to the walkways.
(4) Please refer to the following image for the walkway dimensions:
(E) Blocks intended for business or industrial use shall be designated specifically for such purposes with adequate space set aside for off-street parking and delivery facilities.
(F) The lot arrangement and design shall be such that lots will provide satisfactory and desirable sites for buildings, and be properly related to topography, to the character of surrounding development and to existing requirements.
(G) All lots shown on the preliminary and final plats must conform to the minimum requirements of the zoning ordinance for the zone or proposed zone in which the subdivision is located, and to the minimum requirements of the county Board of Health for water supply and sewage disposal.
(H) Each lot shall abut on a street shown on the subdivision plat or on an existing publicly dedicated street. Double frontage lots shall be prohibited except where unusual conditions make other designs undesirable.
(I) Side lines of lots shall be approximately at right angles, or radial to the street lines.
(J) In general, all remnants of lots below minimum size must be added to adjacent lots, rather than allowed to remain as unusable parcels.
(K) Subdivision boundaries shall include all property; no protection or holding strips will be allowed. All improvements shall be installed to the boundary of the subdivision.
(L) Cul-de-sacs (a street having only one outlet that terminates at the other end by a vehicle turnaround) shall be no longer than 500 feet from the centerline of the adjoining street to the center of the turnaround. Each cul-de-sac must be terminated by a turnaround of not less than 110 feet in diameter, measured to the property lines.
(M) When a dead-end street reaches its maximum block length of 1,320 feet, it shall not be extended except to connect to another street which provides a second point of independent access.
(N) Private streets shall only be permitted in PRD and cluster subdivisions. Private streets shall meet the minimum construction standards established for publicly dedicated streets with the standard right-of-way requirement. Pavement widths less than 35 feet may be permitted, when the private street ties into a minor collector street or greater, and does not terminate in a cul-de-sac. Private streets shall be perpetually maintained by a professionally managed homeowners’ association as established within an approved development agreement. The purpose of a private street is not to provide a street which is substandard in construction to public streets, but one that allows for private gated access and maintenance for the exclusive use and benefit of the residents residing on said private street. [Ord. 22-06 § 1 (Exh. A); Ord. 20-23 § 1 (Exh. A); Ord. 20-14 § 1 (Exh. A); Ord. 18-01 § 1 (Exh. A); Ord. 16-16 § 1 (Exh. A); Ord. 15-06 § 1 (Exh. A); Ord. 14-23 § 1 (Exh. A); Ord. 13-02 § 1 (Exhibit); Ord. 12-10 § 1; Ord. 03-10; Code 1971 § 8-3-1.]
8.15.020 Local minimum standards and specifications.
Standards for design, construction specifications, and inspection of street improvements, curbs, gutters, sidewalks, storm drainage and flood control facilities shall be prepared by the City Engineer; standards for water distribution and sewage disposal facilities by the Board of Health; and similar standards for fire protection by Insurance Services Office. All developers shall comply with the standards established by such departments and agencies. These standards in addition to the general standards listed below shall be used by all developers. [Ord. 14-23 § 1 (Exh. A); Ord. 13-02 § 1 (Exhibit); amended 1997; Code 1971 § 8-3-2.]
8.15.030 Other general standards.
(A) Irrigation Ditches and Canals. Open ditches or canals shall not be allowed within a subdivision or within an existing street right-of-way adjacent to a subdivision. The developer shall work with the irrigation, drainage or ditch companies, or other private ditch owner to determine:
(1) Methods of covering, realigning or eliminating ditches or canals.
(2) The size of pipe and culverts required.
(3) The responsibility for the periodic inspection, cleaning and maintenance of such ditches, pipes and culverts.
In any case where canals or ditches are within public or proposed public rights-of-way, specifications and grades for pipe or culvert must be approved by the City Engineer.
When an irrigation ditch or canal is adjacent to subdivision development the developer must construct a continuous chain link fence on the property line of at least five feet in height.
(B) Buffering. In addition to fencing ditches and canals the developer shall be required to provide adequate buffering as outlined in the City’s zoning ordinance.
(C) Trees. Wherever feasible and practical and upon recommendation of the City Forester, the developer shall incorporate existing landscape features, especially established trees, into the design of the subdivision. [Ord. 14-23 § 1 (Exh. A); Ord. 13-02 § 1 (Exhibit); amended 1997; Code 1971 § 8-3-3.]
8.15.040 Severability.
If any provision of this chapter or its application to any person or circumstance is held to be invalid by a court of competent jurisdiction, the invalidity does not affect other provisions or applications of this chapter which can be given independent effect. To this end, the provisions of this chapter are severable. [Ord. 14-23 § 1 (Exh. A); Ord. 13-02 § 1 (Exhibit).]