Chapter 16.24 DESIGN STANDARDS

All subdivisions shall conform to the Goldendale comprehensive plan and all zoning regulations in effect at the time any plat of a subdivision is submitted for approval. Lots shall be of sufficient area, width and length to satisfy zoning requirements. (Ord. 1259 §2(part), 1999)

16.24.020 Streets.

The street layout of every subdivision shall be in conformance with any adopted comprehensive plan or circulation element and shall provide for the continuation of major streets which serve property contiguous to the subdivision.

A. Street networks shall provide ready access for fire and other emergency vehicles and the council, may require additional access points if necessary to protect public safety.

B. Street intersections shall be as nearly at right angles as is practicable and street jogs with offsets of less than one hundred twenty-five feet between centerlines should be avoided.

C. Gradients shall meet the requirements of the city engineer or no more than seven percent for collector or arterial streets.

D. Connecting street centerlines deflecting from each other at any one point more than ten degrees shall be connected by a curve with a radius approved by the city engineer.

E. A street lying along the boundary of a subdivision may be dedicated less than the required width if it is practical to require the dedication of the remaining portion when the adjoining property is subdivided. To insure that this occurs, a one-foot reserve block shall be required on the subdivision boundary along the street for the purpose of withholding access from the unsubdivided property to such street until such time as a complete street is constructed. This same procedure will be required when a street dead-ends at the boundary of any subdivision.

F. Streets designed to have one end closed or in the form of a cul-de-sac shall be provided at the closed end with a turnaround having a minimum right-of-way radius of not less than fifty feet. Such streets in excess of six hundred feet in length shall be avoided. (Ord. 1259 §2(part), 1999)

16.24.030 Principal arterials.

Proposed and existing principal arterials located within or adjacent to the subdivision as designated by the Goldendale comprehensive plan shall be dedicated to the city and constructed or improved to meet all city standards and specifications by the subdivider or their agent, and shall include, but not be limited to, the following:

A. Right-of-way width shall be a minimum of sixty to eighty feet;

B. Pavement width (curb to curb) shall be a minimum of forty feet;

C. Sidewalks shall be provided on both sides of the arterial and shall be a minimum of four feet wide each in an area designated for industrial or residential uses, and shall be a minimum of six feet wide each in an area designated for commercial uses;

D. Radii of curvature on the centerline shall be no less than three hundred feet;

E. A tangent of at least two hundred feet in length shall be provided between reverse curves; and

F. At intersections the street right-of-way shall be rounded by a minimum radii of thirty-five feet with the curb radii a minimum of forty feet. (Ord. 1259 §2(part), 1999)

16.24.040 Secondary arterials.

Proposed and existing arterials located within or adjacent to a subdivision, as designated by the city engineer in consultation with the Goldendale comprehensive plan, shall be dedicated to the city and constructed or improved to meet all city standards and specifications including, but not limited to, the following:

A. Right-of-way width shall be a minimum of sixty feet;

B. Pavement width (curb to curb) shall be a minimum of thirty-six feet;

C. Sidewalks shall be provided on both sides of the arterial and shall be a minimum of four feet wide each in an area designated for industrial or residential uses, and shall be a minimum of six wide each in an area designated for commercial uses;

D. Radii of curvature on the centerline shall be no less than three hundred feet;

E. A tangent of at least two hundred feet in length shall be provided between reverse curves; and

F. At intersections the street right-of-way shall be rounded by a minimum radii of thirty-five feet with the curb radii a minimum of forty feet. (Ord. 1259 §2(part), 1999)

16.24.050 Residential arterials.

Proposed and existing arterials located within or adjacent to the subdivision, as designated by the city engineer in consultation with the Goldendale comprehensive plan, shall be dedicated to the city and constructed or improved to meet all city standards and specifications including, but not limited to, the following:

A. Right-of-way width shall be a minimum of sixty feet;

B. Pavement width (curb to curb) shall be a minimum of thirty-two feet;

C. Sidewalks shall be provided on both sides of the arterial and shall be a minimum of four feet wide each;

D. Radii of curvature on the centerline shall be no less than two hundred feet;

E. A tangent of at least one hundred fifty feet in length shall be provided between reverse curves; and

F. At intersections the street right-of-way shall be rounded by a minimum radii of thirty feet with the curve radii a minimum of thirty-five feet. (Ord. 1259 §2(part), 1999)

16.24.060 Large lot residential arterials.

A. Right-of-way width shall be a minimum of sixty feet;

B. Pavement width (curb to curb) shall be a minimum of twenty-four feet;

C. If sidewalks are not provided as specified in Section 16.24.050 (C), then a hard surfaced pedestrian pathway shall be provided on one side of the arterial and shall be a minimum of four feet in width;

D. Radii of curvature on the centerline shall be no less than two hundred feet;

E. A tangent of at least one hundred fifty feet in length shall be provided between reverse curves; and

F. At intersections the street right-of-way shall be rounded by a minimum radii of thirty feet with the curve radii a minimum of thirty-five feet. (Ord. 1259 §2(part), 1999)

16.24.070 Dead-end streets.

A. All dead-end streets shall terminate in a circular turnaround having a minimum right-of-way diameter of one hundred ten feet and a minimum pavement diameter of ninety feet;

B. Dead-end streets or cul-de-sacs shall not be more than five hundred feet in length;

C. Existing dead-end streets should be lined to other streets whenever the opportunity arises, unless it can be demonstrated that such connections would lead to a substantial rerouting of through traffic onto the street;

D. Right-of-way width for a dead-end street shall be a minimum of sixty feet for neighborhood streets and sixty-six feet for other streets; and

E. Street ends shall be extended at full right-of-way width to the boundary of such property and shall be provided with a temporary cul-de-sac. Such cul-de-sac streets shall be paved with a temporary turn-around having a roadway radius of at least thirty-five feet on a temporary easement. The temporary easement shall be released upon the extension and construction of said street beyond the boundary of the original subdivision. (Ord. 1259 §2(part), 1999)

16.24.080 Alleys.

Alleys may be provided to the rear of lots zoned for commercial or residential purposes. Alleys shall be at least sixteen feet and not greater than thirty feet wide and shall be paved to their full right-of-way width with asphalt concrete or cement concrete. Adequate storm drainage shall be provided as approved by the city engineer. (Ord. 1259 §2(part), 1999)

16.24.090 Access.

Every lot shall be provided with satisfactory access to an existing public road. A subdivision containing forty lots or more shall contain at least two ingress-egress routes. (Ord. 1259 §2(part), 1999)

16.24.100 Limited access.

Lots adjacent to a road which has been designated an arterial on the comprehensive plan shall be provided with access other than the arterial. (Ord. 1259 §2(part), 1999)

16.24.110 Grading and surfacing.

All streets and alleys shall be graded and surfaced to widths specified in Sections 16.24.020 through 16.24.060 of the GMC and shall be crowned and surfaced to a depth complying with the standards of the city engineer. (Ord. 1259 §2(part), 1999)

16.24.120 Length.

In general, blocks shall be as long as is reasonable and consistent with the topography and the needs for access, circulation, traffic control and safety, and the type of proposed land use. For residential subdivisions the block length ordinarily shall not exceed one thousand three hundred twenty feet or be less than three hundred feet. (Ord. 1259 §2(part), 1999)

16.24.130 Width and depth of residential lots.

All single-family residential lots shall have a minimum width and depth sufficient to meet the zoning ordinance lot width and depth requirements for the particular zone the property is in. (Ord. 1259 §2(part), 1999)

16.24.140 Corners at street intersections.

At street intersections in residential areas lot corners shall be rounded by an arc, the minimum radius of which shall be twenty feet. (Ord. 1259 §2(part), 1999)

16.24.150 Lot size related to slope.

As slope increases residential lot sizes shall increase to partially or completely avoid the problems of drainage, siltation, flood control, potential landslides and accessibility which frequently are attributable to over development of slope areas. (Ord. 1259 §2(part), 1999)

16.24.160 Reverse frontage lots.

No residential lots shall have street frontage along two opposite boundaries unless topographical features or the need to provide separation of lots from arterioles, railways, commercial activities or industrial activities justify the designing of reverse frontage lots. (Ord. 1259 §2(part), 1999)

16.24.170 Lot line angles.

Side lot lines shall be straight lines running within twenty degrees of perpendicular to the road upon which the lots front. Side lot lines on curved roads should run at or near radially to the curve. (Ord. 1259 §2(part), 1999)

16.24.180 Public utilities.

Where alleys are not provided, easements for public utilities shall be provided along lot lines and shall be a minimum of ten feet in width. Where possible the width of lot line easements shall be continuous and aligned from block to block within the subdivision and with adjoining subdivisions. (Ord. 1259 §2(part), 1999)

16.24.190 Utility installation.

Subdivisions shall provide underground utility lines, including but not limited to those for electricity, communications and street lighting. Where topography, soil or other conditions make underground installations impracticable and the council, upon recommendation from the planning commission, upon written evidence presented by the supplier of such utilities may waive this requirement for underground utilities. (Ord. 1259 §2(part), 1999)

16.24.200 Public sewer and water systems.

All subdivision activity regardless of location must provide a central domestic water system and a central domestic sewage treatment facility if within one thousand feet of a central sewage treatment system. (Ord. 1259 §2(part), 1999)

16.24.210 Watercourses.

Where a subdivision is traversed by a watercourse, a drainage right-of-way conforming substantially to the line of such watercourse, drainage way, or stream will be maintained as determined by the city engineer and the planning commission. (Ord. 1259 §2(part), 1999)

16.24.220 When required.

All subdivisions containing lots of less than one acre shall be required to provide water supplies for fire protection in addition to those water supplies required for domestic purposes. Water supplies for fire protection of lots over one acre in size may be required by the council upon recommendation of the planning commission or the responsible fire authority in the area concerned. (Ord. 1259 §2(part), 1999)

16.24.230 Provision of water.

Water distribution mains on which fire hydrants are located shall be a minimum of eight inches in diameter in commercial zones and six inches in residential zones. Minimum fire flows shall be seven hundred fifty gallons per minute for two hours duration in all cases where water supplied for fire protection is required by the council. (Ord. 1259 §2(part), 1999)

16.24.240 Hydrants.

In all subdivisions, fire hydrant spacing shall meet Uniform Fire Code. The size, type and location of fire hydrants shall meet the approval of the responsible fire authority in the area. (Ord. 1259 §2(part), 1999)