Chapter 16.16
DESIGN STANDARDS
Sections:
16.16.020 Conformance to applicable rules and regulations.
16.16.050 Lot size and improvements.
16.16.060 Streets – General requirements.
16.16.070 Curbs, sidewalks, and planter strips.
16.16.100 Drainage and storm sewers.
16.16.110 Sanitary sewer facilities.
16.16.120 Public utilities and easements.
16.16.130 Dedication of parks and recreation.
16.16.140 Maintenance of incomplete land division improvements.
16.16.010 General provisions.
A. The proposed name of a land division shall not duplicate, or closely approximate phonetically, the name of any other subdivision in the county. A street which is planned as a continuation of an existing street shall bear the same name. The planning commission shall have the authority to approve the name of land subdivision prior to the approval of the preliminary plat.
B. If a property owner has covenants or deed restrictions in a proposed subdivision, the recording data of said covenants and deed restrictions shall be on the face of the plat.
C. If a subdivider is required to install utilities that are greater than the minimum provided in this title to implement the development of the comprehensive plan to serve areas other than the land division, the city may reimburse the subdivider for the additional cost of the larger facility; however, if said piping is included in the water/sewer system plan, the cost shall be borne by the developer. If bids are required as a result of participation by the city, a percentage of cost will be determined prior to bid award.
D. For the purposes of allowing the construction of model homes in a subdivision, the city may allow up to two lots to be built upon after preliminary plat approval; provided, that the lots to be developed have access to an existing public street and that a bond for all required improvements has been executed.
E. All surveying and monumenting shall comply with the city surveying standards or as hereafter amended.
F. No waste materials of any kind shall be buried under any area of the land division or left or deposited on any lot, street, or other area of the land division at the time of expiration of the performance bond or dedication of public improvements, whichever is sooner.
G. Except in areas where the grade has not been changed or the natural vegetation has not been seriously damaged, all planting strips between curbs and sidewalks, if applicable, shall be recovered with quality topsoil prior to the filing of the final plat or release of any required performance bond. (Ord. 1488 NS § 4, 2012; Ord. 1159 NS § 1, 1997).
16.16.020 Conformance to applicable rules and regulations.
In addition to the requirements established herein, all land division plats shall comply with the following laws, rules and regulations:
A. CMC Title 17, Zoning, and all other applicable laws of the city;
B. Any and all requirements of the N.E. Tri-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 city street superintendent, city water/ sewer superintendent, and 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 a licensed engineer acting on behalf of the city shall be withheld pending the payment of any required inspection fees. (Ord. 1159 NS § 1, 1997).
16.16.030 Floodplain areas.
A. The city shall consider the physical characteristics of a proposed land division site and may deny 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, without prior written approval of the Department of Ecology of the State of Washington. (Ord. 1159 NS § 1, 1997).
16.16.040 Block size.
A. Blocks shall have sufficient depth to provide for two tiers of lots which meet the development standards of the district in which the property is located. Exceptions to this prescribed block width may be permitted in blocks adjacent to arterials, railroads, waterways, or other similar situations.
B. 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 300 feet in length. When practical, residential blocks with frontage on principal or minor arterials should not be less than 1,000 feet in length.
C. Where possible, block length, width, and layout shall be consistent with that of adjacent layouts unless topographical conditions justify variation.
D. The subdivider may be required to provide an easement through a block to create pedestrian connectivity at a mid-block point when determined to be essential to provide circulation or access to schools, parks, retail areas, or other destination points. Minimum width of a pedestrian walkway placed in the easement shall be four feet.
E. The subdivider may be required to provide an easement or an alley through the block to accommodate utilities or drainage. Minimum widths of easements for sewer, water or storm drain facilities shall be 20 feet. The minimum width of an easement for an alley shall be 20 feet.
F. Blocks for industrial or commercial use shall be of such design as determined suitable by the planning commission for the prospective use. (Ord. 1159 NS § 1, 1997).
16.16.050 Lot size and improvements.
Lots within a land division shall conform to the following criteria:
A. 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 CMC Title 17, Zoning, and all other rules and regulations and in providing driveway access from an approved street.
B. Lot dimensions shall conform with the minimum standards established in CMC Title 17, Zoning. Where lots are more than twice the minimum required area for the zone in which the lot is located, the city may require that such lots be arranged so as to allow further subdivision and street construction at a future date.
C. Every lot shall be provided with frontage on a usable access to a public street or with access to an approved private street. Access from lots to existing or proposed arterials as designated in the comprehensive plan may be limited as provided in CMC 16.16.060(D).
D. All lots shall have a minimum lot frontage of 20 feet.
E. Flag lots shall not be approved unless the frontage and lot width standards are met. No more than two lots may be accessed from a single flag stem. (Ord. 1159 NS § 1, 1997).
16.16.060 Streets – General requirements.
A. No land division shall be approved unless the area to be subdivided shall have frontage on and access from a street approved by the city. Such a street shall be suitably improved by the subdivider, as required by the city, or be secured by a performance bond as provided Chapter 16.32 CMC, with pavement width and right-of-way width as required by these land division regulations.
B. Wherever the area to be subdivided is to utilize existing street frontage, such street may be required to be improved as provided for in subsection (F)(3) of this section and CMC 16.16.070.
C. 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 subsections E and F 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 their classification and the standards for that classification in the comprehensive plan, and considering heavy traffic generators such as industries, business districts, schools, churches and shopping centers, population densities, and existing and proposed land use patterns.
4. Rectangular grid street patterns are encouraged, but need not necessarily be adhered to, when such a pattern will adversely affect sensitive natural resources.
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 city such extension is unnecessary or undesirable. Dead-end streets shall meet the requirements of subsection E of this section (Street Construction and Dead-End Streets).
D. Access to Arterials. Where a land division borders on or contains an existing or proposed arterial, the subdivider may be required to limit access to such streets by one of the following means:
1. The division of lots so as to back onto the arterial and front onto a local street, no access shall be provided from the arterial, and screening may be required along the rear property line of such lots;
2. Inclusion of a series of cul-de-sacs, U-shaped streets, or short loops entered from and designed generally at right angles to such an arterial street, with the rear lines of lots adjacent to said street abutting the arterial;
3. Provision of a marginal access or service road (separated from the arterial by a grass strip and having access thereto at suitable points).
E. 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- or L-shaped turnaround shall be provided on all temporary dead-end streets, with a notation on 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 subsection F of this section.
F. Design Standards. In order to provide for streets of suitable location, width, and improvements to accommodate prospective traffic and afford satisfactory access to police, fire-fighting, 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 hereby established (street classification shall be as shown in the comprehensive plan, except if a street is not classified, the classification shall be determined by the planning commission in conjunction with the city street superintendent).
1. Street Specifications.
|
Street Classifications |
Local or Residential |
Collector |
Minor Arterial |
Principal Arterial |
|---|---|---|---|---|
|
Required right-of-way |
56 feet |
64 feet |
72 feet |
80 – 100 feet |
|
Required pavement width |
36 feet |
44 feet |
52 feet |
60 feet |
|
Maximum grade |
8% |
6% |
5% |
4% |
|
Minimum radius of curve |
100 feet |
200 feet |
300 feet |
500 feet |
|
Design speed |
25 mph |
30 mph |
35 mph |
40 mph |
|
Length of cul-de-sacs |
Not less than 180 feet nor more than 420 feet |
Not allowed |
Not allowed |
Not allowed |
|
Minimum radius of turnaround for cul-de-sacs |
60 feet |
NA |
NA |
NA |
|
Minimum length of vertical curves |
100 feet |
200 feet |
250 feet |
300 feet |
|
Minimum length of tangents between reserve curves |
150 feet |
150 feet |
200 feet |
250 feet |
2. Private Streets.
a. Private streets may be permitted, as approved, for residential proposals only, and meet the standards based on the proposed type of access (partially adapted from the Stevens County Code, Title 3, standards for private roads):
i. Divisions of land with four or fewer parcels, with no public access, may be constructed as a private driveway.
(A) There must be a perpetual access easement granted at a width approved by the city. Applicable city development standards will apply, as measured from the edge of the easement.
(B) The surfaced area must be developed at a minimum of 20 feet, using crushed or screened gravel top course over base rock and crowned for surface water runoff control.
ii. Divisions of land with five or more parcels shall be constructed to minimum standards to accommodate public access and possible upgrade to full city standards if public dedication should occur.
(A) There must be a perpetual access easement granted at a width approved by the city. Applicable city development standards will apply, as measured from the edge of the easement.
(B) The surfaced area must be developed with base rock and covered with asphaltic concrete pavement (ACP), concrete, or bituminus surface treatment (BST); crowned with drainage ditches to channel surface water runoff; and culverts installed, where existing streambeds traverse the access easements.
iii. All other design standards must meet the specific elements as outlined for local or residential in subsection (F)(1) of this section.
3. Road Surfacing and Improvements.
a. After sewer and water utilities have been installed, the subdivider shall construct streets to the width prescribed above. Streets shall have 12 inches of bank-run ballast and four inches of top course and two inches Class B plant-mix asphalt or better. Adequate provision shall be made for culverts, drains and bridges, as determined by the city.
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.
4. 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.
5. 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 70 degrees shall not be permitted. No more than two streets shall intersect at any point unless specifically approved by the city.
b. Proposed new intersections along one side of an existing street shall, whenever practicable, coincide with any existing intersection on the opposite side of said street. Street jogs with centerline offsets of less than 125 feet shall not be permitted without specific approval of the city (see Figure 1).* Where an intersection occurs at a principal or minor arterial, street alignment shall be continued and such intersections shall be at least 800 feet apart unless otherwise approved by city.
c. Intersections shall be designed with a flat grade wherever practical. In areas of variable topography, a leveling area shall be provided having not greater than a two percent rate of slope at a distance of 60 feet, measured from the nearest right-of-way line of the intersecting street.
d. Where any intersection will involve earth bank or existing vegetation inside any lot that would create a potential traffic hazard by obstructing visibility, the subdivider shall cut each earth bank and/or vegetation in connection with the grading of the public right-of-way to conform to the “sight visibility triangle,” as described in CMC 17.64.010.
G. Street Dedications and Reservations.
1. Street systems in new land divisions shall be designed to eliminate or avoid new half-streets. Where an existing half-street is adjacent to a new land division, the other half of the street lying within the boundaries of the property being divided 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 land division boundaries.
2. Where a land division 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 land division, the applicant may be required to improve and dedicate at his/her 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 land division regulations.
3. 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 the required improvements are made at his/her own expense. (Ord. 1488 NS § 5, 2012; Ord. 1159 NS § 1, 1997).
*Code reviser’s note: Figure 1 may be found on file in the city of Colville building and planning department.
16.16.070 Curbs, sidewalks, and planter strips.
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. Curbs and sidewalks shall be installed by the subdivider at his/her own expense, as designated in the city pedestrian and bicycle plan and in accordance with the following criteria:
1. Concrete curbs six inches high shall be installed and approved by the city street superintendent.
2. Sidewalks shall be included within the dedicated nonpavement right-of-way of all streets and shall include a five-foot buffer strip between curb and sidewalk in residential zones as follows:
a. Sidewalks in residential zones shall be a minimum of four feet in width unless along a collector, minor arterial, or principal arterial in a residential zone where the sidewalk shall be a minimum of five feet in width.
b. Sidewalks in commercial zones shall be a minimum of 10 feet in width on both sides of the street.
c. Sidewalks in industrial zones shall be a minimum of five feet in width.
3. Sidewalk location shall be reviewed with the preliminary plat and shall be required, based on the following criteria:
a. Design of street.
b. Unusual and/or restrictive terrain.
c. Expected pedestrian and/or traffic volume.
4. 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 pedestrian and bicycle plan.
d. Other conditions that warrant an alternate location.
5. Alternate surface materials, as appropriate for the proposed use, may be considered and approved by the city. (Ord. 1488 NS § 6, 2012; Ord. 1159 NS § 1, 1997).
16.16.080 Street amenities.
A. The subdivider shall deposit with the city at the time of final plat approval the amount of the actual cost for each sign required by the city street superintendent. The city shall install all signs prior to the issuance of a certificate of occupancy for any building within the subdivision. 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 street superintendent.
B. Installation of street lights shall be required in accordance with design and specifications approved by the city.
C. One street tree shall be planted within the planting strip of the public right-of-way for every 40 feet of lot frontage along the existing or proposed road. A waiver may be granted by the planning commission if there are trees growing along the right-of-way or on the abutting property which, in the judgment of the planning commission, comply with this regulation. (Ord. 1159 NS § 1, 1997).
16.16.090 Water facilities.
A. All subdivisions 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 to the city water system are made as will allow an adequate water supply. As a condition of subdivision approval, the city may require that the costs of modifications be borne by the subdivider.
B. 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 city. All materials used shall be American Water Works Association (AWWA) approved.
C. 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 water/sewer superintendent, and all water supply equipment and fire hydrant locations shall be shown on the preliminary plat, and the cost of installing same shall be included in the performance bond to be furnished by the subdivider.
D. Water mains shall be a minimum of eight inches in diameter or as acceptable to the water/sewer superintendent. In deciding the size of a new water line, the size shown in the water system master plan and the planned growth of the surrounding area shall be considered.
E. Fire hydrants shall be required in all subdivisions. Fire hydrants shall be spaced at distances not to exceed 660 feet in single-family residential areas, and at distances not to exceed 330 feet in multifamily residential, commercial and industrial areas, and shall be approved by the city fire chief and water/sewer superintendent. 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. (Ord. 1159 NS § 1, 1997).
16.16.100 Drainage and storm sewers.
A. 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.
B. Drainage shall be designed so as to avoid concentration of storm drainage water from each lot to adjacent lots.
C. An adequate storm sewer system, including necessary pipes, culverts, catchbasins and any other necessary appurtenances, shall be provided for the proper drainage of surface water. The inflow of stormwaters into sanitary sewers shall be prohibited.
D. All new development shall provide on-site detention and treatment of stormwater so that the volume of water leaving the site is not increased and the quality decreased as a result of development.
E. Erosion and sediment control plans shall be incorporated into the development plan as approved by the city. Plans shall include best management practices, which are physical, structural, and managerial practices that prevent or reduce erosion. (Ord. 1488 NS § 7, 2012; Ord. 1159 NS § 1, 1997).
16.16.110 Sanitary sewer facilities.
A. The subdivider shall install sanitary sewer facilities to all lots in accordance with the American Public Works Association (APWA) Standards, or as required and approved by the city and any other appropriate agencies.
B. Sanitary sewers shall be installed to serve every lot. No individual disposal systems or treatment plants shall be permitted. If sewer facilities cannot practically 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.
C. No sewer main shall be less than eight inches in diameter unless justified and approved by the city water/sewer superintendent 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.
D. All sewer lines shall be laid with straight alignment between manholes.
E. Manholes shall be installed in such a manner as to meet with the approval of the city water/sewer superintendent. The distance between manholes shall not exceed 350 feet.
F. There shall be no physical connection between a 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 10 feet apart.
G. The location of sewer lines in relation to water lines shall be approved by the city water/sewer superintendent, and shall comply with standards specified in appropriate state and federal rules and regulations. (Ord. 1159 NS § 1, 1997).
16.16.120 Public utilities and easements.
A. All utility facilities including, but not limited to, gas, electricity, telephone, and television 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 subdivider’s 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 for the establishment of alleys or easements within the subdivision. (Ord. 1159 NS § 1, 1997).
16.16.130 Dedication of parks and recreation.
A. The subdivider may be required to dedicate land, or contribute money in lieu of land, for park and recreation purposes in accordance with the following provisions established under RCW 82.02.020:
1. The city may require the dedication of land within the subdivision for park or recreation purposes upon a demonstration that the required dedication is reasonably necessary as a direct result of the proposed subdivision to which the dedication of land is to apply.
2. Voluntary agreements between the subdivider and the city that allow payment in lieu of a dedication of land or to mitigate a direct impact that has been identified as a consequence of a proposed subdivision are permitted; provided, that such voluntary agreement shall be subject to the following provisions:
a. The payment shall be held in a reserve account and may only be expended to fund a capital improvement agreed upon by the parties to mitigate the identified, direct impact;
b. The payment shall be expended in all cases within five years of collection; and
c. Any payment not so expended shall be refunded with interest at the rate applied to judgments to the property owners of record at the time of the refund; however, if the payment is not expended within five years due to delay attributable to the developer, the payment shall be refunded without interest.
d. The city shall not require any payment as part of such voluntary agreement which the city cannot establish as being reasonably necessary as a direct result of the proposed subdivision.
B. In the event that the planning commission determines that a dedication of land is reasonably necessary as a direct result of the proposed subdivision, such dedication shall be of suitable size, dimension, topography and general character for the purposes determined necessary by the planning commission, and shall be shown on the preliminary plat prior to approval.
1. Dedication of Land.
a. When land within a residential subdivision is required to be dedicated to the city for park or recreation purposes, such land shall be dedicated in accordance with the following standards:
|
Number of Lots Within Subdivision |
Area Required to Be Dedicated |
|---|---|
|
Less than 5 |
None |
|
5 – 10 |
1,000 square feet per lot |
|
11 – 20 |
1,000 square feet per lot |
|
21 – 30 |
8 percent of total area of subdivision but not less than 25,000 square feet |
|
31 – 40 |
8 percent of total area of subdivision but not less than 35,000 square feet |
|
41 – 50 |
8 percent of total area of subdivision but not less than 1 acre |
|
More than 50 |
8 percent of total area of subdivision but not less than 2 acres |
b. When the area required to be dedicated is less than two acres, the city may require the dedicated land be located at a suitable location on an edge of the subdivision so that additional land may be added at such time as the adjacent land is subdivided.
2. When an existing park is located within one-quarter mile of a proposed subdivision, the subdivider may be required to contribute money to a park improvement fund in lieu of dedication of land. The moneys contributed shall be used by the city in accordance with the requirements of subsection B of this section. Money contributed shall be based on the following formula:
The assessed value, as determined by the Stevens County Assessor, of 1,000 square feet of undeveloped land suited to homesite development in the area of the subdivision, multiplied by the number of times the total area of the subdivision is divisible by the required minimum lot size of the zone in which it is located, less a credit for land actually dedicated for recreational purposes, if any. Example:
Area of Land Division in Square Feet:
10 acres x 43,560 square feet = 435,600 square feet
Area Divided by Minimum Lot Size in Zone:
435,600 square feet/7,200 square feet = 60.5
Area Times Assessed Value:
60.5 x Assessed Value = Required Money Contribution
3. The provisions and standards in this section are minimum standards. None of the subsections or paragraphs above shall prohibit a subdivider from dedicating land for recreation purposes in excess of the requirements of this title. (Ord. 1159 NS § 1, 1997).
16.16.140 Maintenance of incomplete land division improvements.
The city may decline to accept responsibility for the maintenance of streets and utilities until the improvements are completed and accepted in writing by the city street superintendent and/or city water/sewer superintendent. (Ord. 1159 NS § 1, 1997).