Chapter 16.28
IMPROVEMENTS, DESIGN STANDARDS AND DEDICATIONS*
Sections:
16.28.010 General improvements—Conformance to applicable rules and regulations.
16.28.020 Naming of subdivisions.
16.28.030 Surveying and monumenting.
16.28.050 Streets—General requirements.
16.28.060 Drainage and storm sewers.
16.28.080 Sanitary sewer facilities.
16.28.090 Public utilities and easements.
16.28.100 Curbs and sidewalks.
16.28.120 Plat within irrigation district.
16.28.125 Dedication of public park.
16.28.130 Mitigation for development impacts.
* Code reviser’s note: Ord. 652 adopts construction standards for the city’s storm drainage, water, sanitary sewer, and streets.
16.28.010 General improvements—Conformance to applicable rules and regulations.
In addition to the requirements established herein, all subdivision plats including short plats, shall comply with the following laws, rules and regulations:
A. The zoning code of the city and all other applicable laws of the city;
B. Any and all requirements of the Chelan-Douglas County health district;
C. Any rules of the Washington State Department of Transportation if the proposed subdivision, in part or total, abuts a state highway;
D. Standards or regulations specified by the licensed engineer acting on behalf of the city;
E. The public works superintendent, the city engineer and/or a licensed engineer acting on behalf of the city shall be responsible for the supervision, inspection and acceptance of all subdivision improvements. Any costs incurred as a result of inspections by the city engineer or a licensed engineer acting on behalf of the city shall be borne by the subdivider. Final plat approval shall be withheld pending the payment of any required inspection fees. (Ord. 493 (part), 1998: Ord. 382 § 1 (Exh. A (part)), 1990)
16.28.020 Naming of subdivisions.
The proposed name of a subdivision shall not duplicate, or closely approximate phonetically, the name of any other subdivision in the county. The planning commission shall have the authority to approve the name of the subdivision prior to approval of the preliminary plat. (Ord. 493 (part), 1998: Ord. 382 § 1 (Exh. A (part)), 1990)
16.28.030 Surveying and monumenting.
All surveying and monumenting shall comply with the city surveying standards contained in Chapter 16.16 of this title, as now exist or as hereafter amended. (Ord. 493 (part), 1998: Ord. 382 § 1 (Exh. A (part)), 1990)
16.28.040 Lot improvements.
Lots within a subdivision or short subdivision shall conform to the following criteria:
A. Lot Arrangement. The arrangement of lots shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in securing building permits to build on all lots in compliance with the city zoning ordinance codified in Title 17 of this code and all other rules and regulations and in providing driveway access from an approved street.
B. Lot Dimensions. Lot dimensions shall conform with the minimum standards established in the city zoning ordinance. Where lots are more than twice the minimum required area for the zone in which the lot is located, the planning commission may require that such lots be arranged so as to allow further subdivision and street construction at a future date.
C. Lot Access. Every lot shall be provided with frontage on and usable access to a public street or with access to an approved access corridor. Access from lots to existing or proposed arterials as designated in the comprehensive plan may be limited as provided in Section 16.28.050(D).
D. Soil Preservation and Gradings. Except in areas where the grade has not been changed or the natural vegetation has not been seriously damaged, all lots and planting strips between curbs and sidewalks, if applicable, shall be recovered with topsoil prior to the filing of the final plat or release of any required performance bond.
E. Lot Drainage. A drainage plan must be submitted and approved in accordance with Title 14, BMC, as currently exists or is hereafter amended. Lots shall be laid out so as to provide positive drainage away from the building area and individual lot drainage shall be coordinated with the general storm drainage pattern for the area. Drainage shall be designed so as to avoid concentration of storm drainage water from each lot to adjacent lots.
F. Debris and Waste. No waste materials of any kind shall be buried under any area of the subdivision or left or deposited on any lot, street or other area of the subdivision at the time of expiration of the performance bond or dedication of public improvements, whichever is sooner. (Ord. 493 (part), 1998: Ord. 382 § 1 (Exh. A (part)), 1990)
16.28.050 Streets—General requirements.
A. No subdivision shall be approved unless the area to be subdivided has frontage on and access from a street approved by the planning commission and city engineer. Such a street shall be suitably improved by the subdivider as required by the city engineer, or be secured by a performance bond as provided in Section 16.16.090 of these subdivisions regulations, with pavement width and right-of-way width as required by these subdivision regulations.
B. Topography and Arrangement.
1. Streets shall be related to the topography of the site. All streets shall be arranged to obtain as many as possible of the building sites at or above the grades of the streets. However, a combination of steep grades and sharp curves should be avoided. The specific standards for design of streets are contained in subsection (H) of this section.
2. All streets shall be integrated with the existing and proposed system of traffic circulation as contained in the comprehensive plan.
3. Streets shall be properly designed relative to heavy traffic generators such as industries, business districts, schools, churches and shopping centers; to population densities; and to the existing and proposed land use patterns.
4. Rectangular grid street patterns need not necessarily be adhered to, and the use of curvilinear streets shall be encouraged when such a pattern will result in a more desirable layout.
5. Proposed streets shall be extended to the boundary lines of the tract to be subdivided, unless prevented by physical characteristics of the site, or unless in the opinion of the planning commission such extension is unnecessary or undesirable. Dead end streets shall meet the requirements of Section 16.28.050(G).
C. Blocks.
1. Blocks shall have sufficient width to provide for two tiers of lots of appropriate depths. Exceptions to this prescribed block width may be permitted in blocks adjacent to arterials, railroads, waterways or other similar situations.
2. The lengths, widths and shapes of blocks shall be such as are appropriate for the location and contemplated development, but block lengths in residential zones shall not be less than three hundred feet in length. When practical, blocks with frontage on principal or minor arterials should not be less than one thousand feet in length.
3. The subdivider may be required to provide an easement or an alley through the block to accommodate utilities, drainage facilities or pedestrian traffic. Required width of alleys or easements shall be determined by the planning commission based upon the proposed use of the alley or easement and the recommendations of the appropriate city department heads. The minimum width of easements or alleys for sewer, water and storm drainage facilities shall be twenty feet.
4. Blocks for industrial or commercial use shall be of such design as determined suitable by the planning commission for the prospective use.
D. Access to Arterials. Where a subdivision borders on or contains an existing or proposed arterial, the subdivider may be required to provide:
1. Reverse frontage lots where access shall not be provided to the arterial and where screening may be required along the side or rear property line of such lots;
2. A marginal access or service road (separated from the arterial by a grass strip and having access thereto at suitable points).
E. Naming of Streets. The planning commission shall review proposed names of all streets at the time of preliminary plat approval. Names shall be sufficiently different in sound and spelling from other streets in the city to avoid confusion. A street which is planned as a continuation of an existing street shall bear the same name.
F. Signs and Lighting.
1. Signs identifying the street names shall be placed at all intersections within or abutting the subdivision, the type and locations thereof to be determined by the city public works superintendent.
2. The city engineer shall determine the type and location of all traffic management signs. The city shall install all signs prior to the issuance of certificate of occupancy for any building within the subdivision.
3. The subdivider shall deposit with the city at the time of final plat approval the amount of the actual cost of each sign required in the subdivision.
4. Installation of street lights shall be required in accordance with design and specifications approved by the city engineer.
G. Street Construction and Dead End Streets.
1. The arrangement of streets shall provide for the continuation of principal streets between adjacent properties for the convenient movement of traffic, for effective fire protection, for efficient provision of utilities and in conformance with the comprehensive plan. If the property adjacent to a subdivision is undeveloped, and a street must be a dead end street temporarily, the right-of-way shall be extended to the property line. A temporary T-shaped or L-shaped turnaround shall be provided on all temporary dead end streets, with a notation of the final plat that land outside the normal street right-of-way shall revert to the abutting property owners when the street is continued.
2. A cul-de-sac turnaround shall be provided at the end of a permanent dead end street in accordance with the standards and specifications of Section 16.28.050(H).
H. Design Standards. In order to provide for streets of suitable location, width and improvements to accommodate prospective traffic and afford satisfactory access to police, firefighting, snow removal, sanitation and street maintenance equipment, and to coordinate streets so as to compose a convenient system and avoid undue hardships to adjacent properties, the following design standards are established (street classification shall be as shown in the comprehensive plan except if a street is not classified therein, the classification shall be determined by the planning commission in consultation with the city engineer).
1. Street Specifications.
|
Street Classification |
Local or Residential |
Collector |
Arterial |
|---|---|---|---|
|
Required right-of-way |
60' |
60' |
80' |
|
Required pavement width |
26' |
26' |
30' |
|
Maximum grade |
8% |
6% |
5% |
|
Minimum radius of curve |
100' |
200' |
300' |
|
Design speed |
25 MPH |
30 MPH |
35 MPH |
|
Length of cul-de-sacs |
Not less than 180' |
NA |
NA |
|
Not more than 420' |
NA |
NA |
|
|
Minimum radius of turnaround for cul-de-sacs |
60' |
NA |
NA |
|
Minimum length of vertical curves |
100' |
200' |
250' |
|
Minimum length of tangents between reserve curves |
150' |
150' |
200' |
2. Road Surfacing and Improvements.
a. After sewer and waste utilities have been installed, the subdivider shall construct streets to the width prescribed above. Unless otherwise specified by the city engineer, streets shall have a minimum of four inches of two and one-half inch ballast material, four inches of five-eighths inch minus top course material and two inches of Class B plant mix asphalt or better. Adequate provision shall be made for culverts, drains and bridges as determined by the city engineer.
b. Construction materials and methods shall be in accordance with “Standards and Specifications for Municipal Public Works Construction” prepared by the American Public Works Association (APWA) unless otherwise approved by the city engineer.
3. Excess Right-of-way. Right-of-way widths in excess of those specified in these regulations may be required, when, due to topography, additional width is necessary to provide adequate earth slopes. Such slopes shall not be in excess of three to one.
4. Intersections.
a. Streets shall be designed so as to intersect as nearly as possible at right angles. A proposed intersection of two streets at an angle of less than seventy degrees shall not be permitted. No more than two streets shall intersect at any point unless specifically approved by the planning commission and city engineer.
b. Proposed new intersections along one side of an existing street shall, whenever practicable, coincide with any existing intersection on the opposite side of such street. Street jogs with center line offsets of less than one hundred twenty-five feet shall not be permitted without specific approval of the planning commission and city engineer. Where an intersection occurs at a principal or minor arterial, street alignment shall be continued and such intersections shall be at least eight hundred feet apart unless otherwise approved by the planning commission and city engineer.
c. Intersections shall be designed with a flat grade wherever practicable. In areas of variable topography, a leveling area shall be provided having no greater than two percent rate of slope at a distance of sixty feet, measured from the nearest right-of-way line of the intersecting street.
d. Where any intersection will involve earth banks or existing vegetation inside any lot that would create a potential traffic hazard by obstructing visibility, the subdivider shall cut such earth banks and/or vegetation in connection with the grading of the public right-of-way to conform to the “sight visibility triangle” as described in the city zoning ordinance codified in Title 17.
5. Access Corridors.
a. If access corridors are permitted, the minimum corridor width to serve one or two lots shall be twenty feet, and to serve three or four lots, shall be thirty feet. Greater width may be required at the discretion of the public works director and the planning commission if such greater width is deemed necessary to provide emergency ingress/egress.
b. If access by corridor in the same ownership as the lots served is permitted, the area of such corridor shall not be included in the lot areas in determining conformance with zoning requirements.
c. Permitted maximum length of an access corridor shall be three hundred feet, except as recommended by the planning commission and approved by the city council, it may be longer; provided, that if a lesser length serves the lots in the subdivision, such shorter length shall be the maximum permitted.
d. Access corridors may have official city street designations, provided the private nature shall also be indicated.
I. Street Dedications and Reservations.
1. New Perimeter Streets. Street systems in new subdivisions shall be designed to eliminate or avoid new half-streets. Where an existing half-street is adjacent to a new subdivision, the other half of the street lying within the boundaries of the property being subdivided shall be improved and dedicated by the subdivider. The planning commission may permit a new perimeter street when the subdivider improves and dedicates the entire required street right-of-way width within the subdivision boundaries.
2. Widening and Realignment of Existing Streets. Where a subdivision borders an existing narrow street or when the comprehensive plan indicates plans for realignment or widening of a street that would require use of some of the land in the subdivision, the applicant may be required to improve and dedicate at his expense such areas for widening or realignment of such streets. Such streets shall be improved and dedicated to the full width as required by these subdivision regulations.
3. Sharing of Expenses. Sharing of expenses for the improvement of a street which is not of primary benefit to the subdivider shall be fixed by special agreement between the city council and the subdivider. If it is determined that the necessary improvements are due solely to the proposed subdivision, the subdivider shall insure that required improvements are made at his own expense. (Ord. 493 (part), 1998: Ord. 382 § 1 (Exh. A (part)), 1990)
16.28.060 Drainage and storm sewers.
A. Storm Sewer System. An adequate storm sewer system including necessary pipes, culverts, catch basins and any other necessary appurtenances shall be provided for the proper drainage of surface water in accordance with Title 14, BMC. The inflow of storm waters into sanitary sewers shall be prohibited.
B. Maps of Storm Sewer System Installation. A minimum of two copies of a map(s) showing the storm sewer installation as built shall be filed with the city engineer upon completion of the installation. The map(s) shall show information required by the city engineer including, but not limited to, sewer main size and location, catch basin location. The city shall withhold final acceptance of the storm sewer system installation until the as-built drawings are filed. (Ord. 493 (part), 1998: Ord. 382 § 1 (Exh. A (part)), 1990)
16.28.070 Water facilities.
In addition to the requirements specified herein, all water utility installations including fire hydrants shall be designed in accordance with the American Public Works Association (APWA) Standards or as required and approved by the American Water Works Association (AWWA) approved.
A. General.
1. The subdivider shall insure that necessary improvements and extensions are made so as to provide water sufficient for domestic water and fire protection. All water extensions shall be approved by the city engineer, and all water supply equipment and fire hydrant locations shall be shown on the preliminary plat or short plat application, and the cost of installing same shall be included in the performance bond to be furnished by the subdivider.
2. Except as set forth in Section 12.09.080, all subdivisions (including short plats) shall be connected to the city water system. If water cannot be adequately supplied by the city, a proposed subdivision may be rejected until such time as necessary modifications and improvements to the city water system are made as will allow an adequate water supply or the subdivider complies with Section 12.09.080. If the subdivider desires to connect to the city water system, then the city may require that the costs of modification and improvement to the city water system be borne by the subdivider as a condition of subdivision approval.
3. No water main shall be less than six inches in diameter. Should the subdivider be required to install water mains larger than eight inches in diameter to implement the development of the comprehensive plan for trunk mains to serve areas other than the subdivision, the city may reimburse the subdivider for the additional cost of the larger water main. If bids are required as a result of participation by the city, a percentage of cost will be determined prior to bid award.
B. Fire Hydrants. Fire hydrants shall be required in all subdivisions. Fire hydrants shall be spaced at distances not to exceed six hundred sixty feet in single-family residential areas, and at distances not to exceed three hundred feet in multi-family residential, commercial and industrial areas, and shall be approved by the city fire chief and city engineer. Fire hydrants, together with all water supply improvements or extensions, shall be installed prior to the paving of any street shown on the final plat.
C. Maps of Water Utility Installations. A minimum of two copies of a map(s) showing the water utility installation as built shall be filed with the city public works department upon completion of the installation. The map(s) shall show information required by the city engineer including, but not limited to, main size and location, valves, and fire hydrants. The city shall withhold final acceptance of the water utility installation until the as-built drawings are filed. (Ord. 600 § 2, 2009; Ord. 493 (part), 1998: Ord. 382 § 1 (Exh. A (part)), 1990)
16.28.080 Sanitary sewer facilities.
The subdivider shall install or cause to be installed sanitary sewer facilities in accordance with the American Public Works Association (APWA) Standards or as required and approved by the city engineer and any other appropriate agencies.
A. General Requirements. Sanitary sewers shall be installed to serve every residence. No individual disposal systems or treatment plants shall be permitted. If sewer facilities cannot practicably be installed, a proposed subdivision may be rejected until such time as necessary modifications to the city sewer system are made as will allow for the proper sewer service. As a condition of subdivision approval, the city may require the costs of modifications be borne by the subdivider.
B. Size and Location.
1. No sewer main shall be less than eight inches in diameter unless justified and approved by the city engineer and the Washington State Department of Ecology. In deciding the size of a new sewer main, the planned growth of the surrounding area, as shown in the comprehensive plan, shall be used as a reference.
2. Should the subdivider be required to install sewer mains larger than eight inches in diameter to implement the development of the comprehensive plan for trunk mains to serve areas other than the subdivision, the city may reimburse the subdivider for the additional cost for the larger sewer main. If bids are required as a result of participation by the city, a percentage of cost will be determined prior to bid award.
3. All sewer lines shall be laid with straight alignment between manholes.
4. Manholes shall be installed in such a manner as to meet the approval of the city engineer. The distance between manholes shall not exceed three hundred fifty feet.
C. Relation of Sewer to Water Main.
1. There shall be no physical connection between public water supply system and a sewer which will permit the passage of any sewage or polluted water into a potable supply. All parallel water and sewer lines shall be a minimum of ten feet apart.
2. The location of sewer lines in relation to water lines shall be approved by the city engineer and shall comply with standards specified in appropriate state and federal rules and regulations.
D. Maps of Sewer Utility Installation. A minimum of two copies of a map(s) showing the sewer utility installation as built shall be filed with the city public works department upon completion of the installation. The map(s) shall show information required by the city engineer including, but not limited to, sewer grades, wyes and manholes. The city shall withhold final acceptance of the sewer utility installation until the as-built drawings are filed. (Ord. 493 (part), 1998: Ord. 382 § 1 (Exh. A (part)), 1990)
16.28.090 Public utilities and easements.
A. All utilities facilities including, but not limited to, gas, electricity, telephone and TV cable lines shall be located underground throughout a subdivision. Underground service connections to the property line of each platted lot shall be installed at the subdividers’ expense.
B. All utility easements and alleys, existing and proposed, throughout the subdivision shall be shown on the preliminary plat. Proper coordination shall be established between the subdivider, the city and various utility companies of the establishment of alleys or easements with the subdivision. (Ord. 493 (part), 1998: Ord. 382 § 1 (Exh. A (part)), 1990)
16.28.100 Curbs and sidewalks.
A. Concrete curbs and sidewalks shall be constructed in accordance with the American Public Works Association (APWA) Standards or as required and approved by the city engineer. The subdivider shall install or cause to be installed curbs and sidewalks at his own expense, in accordance with the following criteria:
1. Concrete curbs six inches high measured from the finished pavement shall be installed and approved by the city engineer.
2. Subject to the provisions of Section 16.28.100(B), sidewalks shall be included within the dedicated nonpavement right-of-way of all streets and when possible allowing a four-foot buffer strip between curb and sidewalk in residential zones.
3. Sidewalks in residential zones shall be a minimum of four feet in width except as provided in subdivision (4) of this subsection.
4. Sidewalks along a collector, minor arterial or principal arterial in a residential zone shall be a minimum of five feet in width.
5. Sidewalks in commercial zones shall be a minimum of ten feet in width on both sides of the street.
6. Sidewalks in industrial zones shall be a minimum of five feet in width.
B. Sidewalk Location.
1. The planning commission will review each preliminary plat and recommend when and where sidewalks should be required based on the following criteria:
a. Design of street;
b. Unusual and/or restrictive terrain;
c. Expected pedestrian and/or traffic volume along arterials and major collectors;
d. Expected routes used by students to travel to and from schools.
2. Sidewalks shall be required for the following areas:
a. Central business district;
b. As designated in the city curb and sidewalk plan.
3. In instances where sidewalks are not required on both sides of a street, the planning commission may recommend the side of the street upon which the sidewalk shall be constructed based upon any of the following:
a. Expected route of pedestrian circulation;
b. Existing sidewalk location;
c. As designated in the city curb and sidewalk plan;
d. Other conditions that warrant an alternate location. (Ord. 493 (part), 1998: Ord. 382 § 1 (Exh. A (part)), 1990)
16.28.110 Flood plain areas.
A. The city council shall consider the physical characteristics of a proposed subdivision site and may disapprove a proposed plat because of flood, inundation or swamp conditions. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat.
B. No plat shall be approved by the city council covering any land situated in a flood control zone as provided in Chapter 86.16 RCW, as now exists or as may hereafter be amended, without prior written approval of the Department of Ecology of the state of Washington. (Ord. 493 (part), 1998: Ord. 382 § 1 (Exh. A (part)), 1990)
16.28.120 Plat within irrigation district.
The city council shall not approve a short plat or final plat for any subdivision, short subdivision, lot, tract, parcel or site which lies in whole or in part in an irrigation district organized pursuant to Chapter 87.03 RCW, unless an irrigation water right-of-way for each parcel of land in such district has been provided. Rights-of-way shall be evidenced by the respective plats submitted for final approval to the appropriate legislative authority. (Ord. 493 (part), 1998: Ord. 382 § 1 (Exh. A (part)), 1990)
16.28.125 Dedication of public park.
If a plat includes a dedication of a public park with an area of less than two acres and the donor has designated that the park be named in honor of a deceased individual of good character, the city shall adopt the dedicated name. (Ord. 493 (part), 1998)
16.28.130 Mitigation for development impacts.
Dedication of land to the city, provision of public improvements to serve the subdivision, and/or impact fees imposed under RCW 82.02.050 through 82.02.090 may be required as a condition of subdivision approval. The subdivider may be required to mitigate impacts which are as a direct result of the proposed subdivision or short subdivision in accordance with RCW 82.02.020, as now exists or as may hereafter be amended. (Ord. 493 (part), 1998: Ord. 382 § 1 (Exh. A (part)), 1990)