Chapter 16.10
STANDARDS
Sections:
16.10.010 Land division names.
16.10.030 Exceptions to lot standards.
16.10.090 Underground utilities.
16.10.100 Water and sewer standards.
16.10.120 Boundary street right-of-way and improvement standards.
16.10.150 On-site recreation and trail corridors.
16.10.170 Clearing and grading.
16.10.010 Land division names.
No land division shall be approved which bears a name using a word which is the same as, similar to or pronounced the same as a word in the name of any other subdivision in the county, except for the words “town,” “city,” “place,” “court,” “addition,” “acres,” “heights,” “villa,” or similar words, unless the land so divided is contiguous to the land division bearing the same name. All land divisions must continue the block numbers of the land division of the same name last filed. (Ord. 08-029 § 2).
16.10.020 Lot standards.
(1) Suitability for Intended Use. All lots shall be suitable for the general purpose for which they are intended to be used. No lot shall be of such size or design as to be detrimental to the health, safety or sanitary needs of the residents of the subdivision or such lot.
(2) No lot shall be established which is in violation of any provisions of the Kittitas Municipal Code.
(3) Lot shapes shall be designed to avoid awkward configuration or appendages.
(4) Each lot shall have sufficient width, area and frontage to comply with the minimum site requirements as set forth in KMC Title 17, Zoning Code.
(5) As much as possible, where topography and natural features permit, side lot lines should run at right angles to the street upon which the lot faces, except that on curved streets they shall be radial to the curve.
(6) Where watercourses, topography, geology and soils, vegetation, utilities, lot configuration, or other unique circumstances dictate a different building envelope than that set by KMC Title 17, Zoning Code, building setback lines may be required to be shown on the final plat and observed in the development of the lot.
(7) Where the land division will result in a lot one-half acre or larger in size which is likely to be further divided in the future, it may be required that the location of lot lines and other details of layout be such that future division may readily be made without violating the requirements of this section and without interfering with orderly extension and connection of adjacent streets. It is intended that the lot lines and other details of future land divisions be advisory only, and shall not be final or binding on the applicant unless further application is made; however, any restriction of buildings within future street locations may be imposed and may require such restrictions to be set forth on the final plat. (Ord. 08-029 § 2).
16.10.030 Exceptions to lot standards.
A lot of record created prior to the effective date of the Kittitas Municipal Code that does not meet the minimum area or dimensional requirements of the land use district in which located shall be considered a conforming lot of record if no adjoining lots of record with continuous boundary(ies) in the same ownership to which the substandard lot can be merged in title, or with which the lot lines can be adjusted to create lots of record which would comply with the KMC. (Ord. 08-029 § 2).
16.10.040 Easements.
Wherever feasible, all city-owned and non-city-owned utilities and capital facilities shall be located within the established rights-of-way. As determined by the city, where location within the public rights-of-way is not feasible or practical, the following provisions shall be adhered to. Public easements for the construction and maintenance of utilities and public facilities shall be granted, as determined by the city, to provide and maintain adequate utility service to each lot and adjacent lands.
(1) The widths of the public easements shall be the minimum necessary as determined by the utility, unless the administrator determines a smaller or larger width is appropriate based on site conditions. Whenever possible, public easements shall be combined with driveways, pedestrian access ways and other utility easements.
(2) Where authorized by the city, private easements for the construction and maintenance of utilities within the land division shall be granted so that individual lots gain access to public facilities. The widths of the private easements shall be the minimum necessary as determined by the utility, unless the administrator determines a larger width is appropriate based on the site conditions.
(3) Where authorized by the city, easements for utility mains or lines shall be held to prohibit the placement of any building on or over the easement, but shall not preclude landscaping of an appropriate variety as determined by the city. Restoration shall be required of the site following any excavation or other disturbance permitted by the easement.
(4) Easements required by this section shall be granted by the terms and conditions of such easements being shown on the final plat or short subdivision or by separate instrument. (Ord. 08-029 § 2).
16.10.050 Water supply.
All lots shall be served by the city’s water system. Water distribution systems shall be designed and constructed according to all applicable provisions of the Kittitas Municipal Code, the standards and specifications of the city and the applicable rules and regulations of the state. (Ord. 08-029 § 2).
16.10.060 Sewage disposal.
(1) All lots shall be served by the sanitary sewer system as approved by the city of Kittitas. Except for private side sewers, any common sanitary sewer system serving more than one lot shall be provided by the applicant and dedicated to the city. Such sewer systems shall be designed and constructed according to all applicable provisions of the Kittitas Municipal Code and the standards and specifications of the service purveyor.
(2) Developments within the city’s urban growth area shall hook up to the municipal sewer system if the system is as provided by the KMC. No new on-site septic systems will be allowed within the city limits of the city of Kittitas except where a temporary exception is granted by the city, upon the recommendation of the city engineer. (Ord. 08-029 § 2).
16.10.070 Storm drainage.
(1) All lots shall be provided with adequate stormwater facilities approved by the city.
(2) Where a public street is to be dedicated or improved by the applicant as a condition of preliminary approval, the applicant shall provide and dedicate any required storm drainage system in the street.
(3) When appropriate, storm drainage facilities shall include suitable on-site detention and/or retention facilities.
(4) Storm drainage shall be provided in accordance with city of Kittitas standards and specifications approved by the city engineer.
(5) Easements shall be dedicated as provided within this title. (Ord. 08-029 § 2).
16.10.080 Watercourses.
When required by the city, the developer of a land division shall enhance any major or minor watercourse which traverses or abuts the land division in accordance with the specifications and standards approved by the city and Chapter 18.20 KMC, Critical Areas Protection. (Ord. 08-029 § 2).
16.10.090 Underground utilities.
All permanent utility service to lots shall be provided from underground facilities as set forth in the Kittitas Municipal Code regulating underground wiring. The applicant shall be responsible for complying with the requirements of this section, and shall make all necessary arrangements with the utility companies and other persons or corporations affected by installation of such underground facilities in accordance with the rules and regulations of the Public Utility Commissioner of the state of Washington. (Ord. 08-029 § 2).
16.10.100 Water and sewer standards.
All city water and sewer facilities shall be designed and constructed in compliance with KMC Title 12, the city’s construction specifications, and all applicable local, state and federal regulations. (Ord. 08-029 § 2).
16.10.110 Street standards.
(1) All street improvements, grades and designs shall be designed and constructed in compliance with KMC Title 12, the city’s construction specifications, and all applicable local, state and federal regulations.
(2) When required by the city to mitigate anticipated impacts of a new land division, the developer shall incorporate features into the layout of the street circulation system to minimize cut-through traffic of the proposed development and/or surrounding neighborhoods.
(3) Proposed single-access subdivision streets ending in cul-de-sacs, hammerheads or loop roads shall not exceed 250 lineal feet in length.
(4) Design and construction shall adhere to the International Fire Code, as applicable.
(5) Where topographical requirements necessitate either cuts or fills for the proper grading of the streets, additional right-of-way widths or slope easements may be required. (Ord. 08-029 § 2).
16.10.120 Boundary street right-of-way and improvement standards.
(1) The street right-of-way along the boundary of a land division shall conform to the provisions set forth in KMC Title 12, including the construction specifications. If an existing right-of-way abutting the subject property, on the outside boundary of a proposed land division, does not conform to the required width, based on the street classification as identified in the comprehensive plan, the applicant shall dedicate right-of-way to one-half of the needed total width. If the comprehensive plan identifies a planned street that abuts the subject property, on the outside boundary of a proposed land division, the applicant shall dedicate right-of-way to one-half of the needed total width. Where 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 undivided property to such street until such time as a complete street is constructed. This same procedure will also be required when a street dead-ends at the boundary of any subdivision.
(2) Boundary streets shall meet the following minimum improvement standards, which shall be installed according to the city’s determination as to overall benefit for both vehicle and pedestrian circulation:
(a) Curb, gutter and sidewalks according to the standards of KMC Title 12; and
(b) Minimum pavement width of 24 feet, and a graveled shoulder opposite the required curb gutter and sidewalk of five feet. (Ord. 08-029 § 2).
16.10.130 Street lights.
All subdivisions shall include underground electric service, light standards, wiring and lamps for street lights according to city and appropriate utility purveyor requirements. (Ord. 08-029 § 2).
16.10.140 Monuments.
Permanent survey control monuments shall be provided for all final land divisions as follows:
(1) All controlling corners on the boundaries of the land divisions;
(2) The intersection of centerlines of roads within the land divisions;
(3) The beginnings and ends of curves on centerlines or points of intersections on tangents;
(4) Permanent survey control monuments shall be the standard concrete monuments as required by Kittitas County or city-approved equivalent. Permanent survey control monuments within a street shall be marked by a two-inch diameter by 24-inch-long galvanized iron pipe with a cap identifying the surveyor or survey company that placed the monument and shall be set after the street is paved. Every lot corner shall be marked by rebar at least one-half-inch diameter by 24 inches long with a cap identifying the surveyor or survey company that placed the monument. Said pipe or city-approved equivalent shall be driven into the ground. If any land in a land division is contiguous to a meandered body of water, the meander line shall be reestablished by survey and shown on the final plat. (Ord. 08-029 § 2).
16.10.150 On-site recreation and trail corridors.
All subdivisions shall provide on-site recreation and trail corridors in compliance with applicable provisions of KMC 17.44.050. (Ord. 08-029 § 2).
16.10.160 Public access ways.
(1) When necessary for public convenience or safety, the developer shall improve and dedicate to the public access ways to connect to cul-de-sac streets, to pass through oddly shaped or unusually long blocks, to provide for networks of public paths creating access to schools, parks, shopping centers, transit stops, trails, or other community services.
(2) The access way shall be of such design, width and location as reasonably may be required to facilitate public use and shall comply with KMC Title 12 regulating walkways, sidewalks, and trails as well as any other specifications and standards of the city. Where possible, said dedications may also accommodate utility easements and facilities. (Ord. 08-029 § 2).
16.10.170 Clearing and grading.
All clearing and grading shall be conducted in compliance with the provisions set forth in the KMC applicable to clearing and grading. (Ord. 08-029 § 2).
16.10.180 Survey required.
The survey of every proposed land division shall be made by or under the supervision of a registered land surveyor. All surveys shall conform to standard practices and principles for land surveying as set forth in the laws of the state of Washington and the submittal requirements of the KMC. Land division control and staking traverses shall close within an error of one foot in 5,000 feet for residential and subdivision lots, and one foot in 10,000 feet for commercial and industrial development. Primary survey control points shall be referenced to section corners and monuments. (Ord. 08-029 § 2).