Chapter 16.02
DESIGN STANDARDS
Sections:
16.02.010 Design standards established.
16.02.020 Conformance with city plans, policies and regulations.
16.02.030 Access and utilities to adjacent properties.
16.02.100 Critical areas and natural vegetation.
16.02.170 Roadway buffer/cutting preserves.
16.02.200 Maximum street grades.
Legislative history: Ords. 91-262, 92-274, 94-339, 95-349 and 97-406.
16.02.010 Design standards established.
All development of land shall comply with the following policies and standards of design, construction and development except as specifically exempted in this title or in Chapter 17.34 MCMC, Design Review. (Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)
16.02.020 Conformance with city plans, policies and regulations.
All development shall be in accordance with plans, policies and regulations of the city of Mill Creek, including but not limited to the comprehensive plan and its elements, MCMC Title 14, Development Code Administration; MCMC Title 15, Buildings and Construction; MCMC Title 16, Subdivisions and Plats; MCMC Title 17, Zoning; MCMC Title 18, Environment; and the current adopted transportation improvement program and capital facilities program. (Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)
16.02.030 Access and utilities to adjacent properties.
Where appropriate, all development shall be designed to accommodate the future subdivision of adjoining lands by providing for safe and adequate future access and utility service. Safe pedestrian and bicycle access to schools, parks, shorelines, recreation areas and open space shall be provided by walkway, trail or sidewalk. (Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)
16.02.050 Minimum lot size.
Lots or tracts shall be not less than the minimum size required in the zoning district except as otherwise allowed by this title. (Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)
16.02.060 Lot size averaging.
Lots may be reduced below the minimum lot size of the zone district, provided:
A. The total number of lots in the development shall not exceed the maximum density of the land use designation of the comprehensive plan.
B. The average lot size shall not be less than that required in the zone district. In computing the average lot size, no lot shall be credited with more than 1.25 times the minimum lot size.
C. No lot shall be less than 0.75 times the minimum lot size. (Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)
16.02.080 Lot access.
The city engineer shall approve the location of all new access points on a roadway. Access onto all roadways shall be regulated by its classification, following the general principle that a higher classification road will have more restricted access than a lower classification road. New access points shall be considered under the following criteria:
A. Access points on all roadway classifications shall be located to minimize traffic flow disruptions and meet appropriate operational and safety standards.
B. Development shall be configured in a manner that provides for access to future development, internal circulation and minimizes the number of intersections and access points.
C. Only one access point shall be allowed per developed parcel or lot unless otherwise approved by the city engineer. If a parcel has multiple frontages on different streets, one access point shall be allowed on each roadway frontage.
D. To improve traffic flow and reduce potential vehicular conflicts, reciprocal access shall be provided between commercial, industrial, business park, single-family or multi-family land parcels when deemed appropriate.
E. Access to SR 527 or SR 96 shall be regulated in accordance with the Revised Code of Washington, RCW Title 47.50, and the Washington Administrative Code, Chapters 468-51 and 468-52 WAC.
F. Direct access to major arterials shall only be allowed at intersections with minor arterials, collectors, or properties where no other reasonable alternative access can be provided.
G. Direct access to minor arterials shall only be allowed at intersections with collectors, or with residential roadways or properties where no other reasonable alternative access can be provided.
H. Direct access to collector streets shall only be allowed by local or residential roadways, other collector roadways, controlled commercial access or properties where no other reasonable alternative can be provided.
I. Direct access to local streets shall only be allowed for individual parcels. Access points should be appropriately aligned and spaced for the nature of the development. (Ord. 2015-803 § 2 (Exh. A); Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)
16.02.090 Lot building sites.
Each lot shall have an adequate building area as provided in MCMC Title 17 and shall be served by utilities and vehicular access unless dedicated or restricted by covenant for open space, park, recreation or other public use. (Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)
16.02.100 Critical areas and natural vegetation.
In accordance with Chapters 15.12 and 18.06 MCMC, critical areas and valuable natural features such as trees and wildlife habitat shall be preserved to the maximum extent. (Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)
16.02.110 Grading.
Grading shall be minimized, including but not limited to the use of site design, use of shared access driveways and the location of streets and building sites. Grading, excavation and land filling regulations are located at Chapter 15.12 MCMC and MCMC Title 18. All streets should be designed to conform to the topography of the site. (Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)
16.02.130 Hazards.
Where subdivision or development of land may pose a hazard to any subdivision or nearby properties because of steep slopes, unstable soils, excessive stormwater runoff or soil erosion, or other reason, the developer shall have the burden of presenting evidence satisfactory to the director of adequate hazard avoidance, abatement or mitigation. Excavation, grading or filling is prohibited on slopes greater than 40 percent and is otherwise regulated under Chapters 15.10, 15.14, and 18.06 MCMC. (Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)
16.02.150 Roadway design.
All roads shall be designed and constructed in accordance with the current edition of the American Association of State Highway and Transportation Officials “Geometric Design of Highways and Streets” and the city of Mill Creek “Design and Construction Standard Plans” in effect on the date a notice of complete application is issued for a complete development application.
The current edition of the Federal Highway Administration “Manual on Uniform Traffic Control Devices” shall be used as the design and operational regulatory guideline for all traffic control devices on public roads.
LID best management practices, such as permeable paving and bioretention facilities, are required when site and soil conditions make LID feasible. Permeable pavement is applicable to low traffic volume surfaces. LID facilities shall be designed and constructed in accordance with the LID Technical Guidance Manual for Puget Sound (current edition) and the city of Mill Creek “Design and Construction Standard Plans” and the 2019 Stormwater Management Manual for Western Washington. (2021-881 § 2 (Exh. A(6)); Ord. 2017-814 § 2; Ord. 2015-803 § 3 (Exh. A); Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)
16.02.160 Cul-de-sacs.
A. Streets ending in cul-de-sacs shall not exceed 1,000 feet in length as measured from the nearest intersection or serve more than 15 single-family lots, unless special circumstances exist, as described in subsection B of this section.
B. Streets ending in cul-de-sacs may extend beyond 1,000 feet where there are special circumstances that cause the conformance with subsection A of this section to be impractical, and upon approval by the directors of community development and public works, and the fire marshal. Approval of streets extending beyond 1,000 feet must meet all of the following criteria:
1. The presence of special circumstances, including natural landforms/topography, adjacent parcel configuration, and the lack of secondary access to a parcel.
2. The provision of safety measures, such as approved fire suppression systems, sufficient to ensure the adequate provision of fire flow, fire prevention, and emergency vehicle access as determined by the fire marshal.
3. The installation of landscaped traffic circles. The quantity and location of the traffic circles shall be reviewed on a case-by-case basis by the fire marshal, city engineer, and director of community development. Said traffic circle shall have a minimum outside turning radius of 40 feet and a maximum inside turning radius of 20 feet. The use of LID techniques in the design and construction of traffic circles and cul-de-sacs is encouraged where site and soil conditions make LID feasible. Permeable pavement is applicable to low traffic volume surfaces. LID facilities shall be designed in accordance with the LID Technical Guidance Manual for Puget Sound (current edition) and Mill Creek “Design and Construction Standard Plans” and the 2019 Stormwater Management Manual for Western Washington.
C. Streets ending in cul-de-sacs shall have a turnaround at the terminus with a minimum outside radius of 40 feet. An interior landscaped traffic circle with a maximum inside radius of 20 feet, or a “T” or “Y” or “hammerhead” configuration may be approved instead if warranted by special conditions and approved by the city engineer and the fire marshal. (2021-881 § 2 (Exh. A(7)); Ord. 2017-814 § 2; Ord. 2015-803 § 3 (Exh. A); Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2; Ord. 2002-550 § 1)
16.02.170 Roadway buffer/cutting preserves.
A roadway buffer/cutting preserve shall be provided along the rights-of-way of arterial and collector roads as specified in the comprehensive plan (streetscape element) and Design and Construction Standard Plans manual. The landscape treatment of the roadway buffer/cutting preserve shall be consistent with the streetscape element of the comprehensive plan, and shall be reviewed and approved by the design review board prior to installation. Every roadway buffer/cutting preserve shall be designated as a separate tract, shall be clearly shown on the face of all plats and binding site plans, and shall be recorded as a covenant running with the land. An easement may be used in lieu of a separate tract subject to the review and approval of the director. (Ord. 2015-803 § 6 (Exh. A); Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)
16.02.175 Property buffers.
Property buffers shall be required as determined necessary by the director to achieve tree preservation, wildlife habitat, and/or to adequately separate contiguous developments, and/or as regulated by the development code and comprehensive plan. (Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)
16.02.180 Street signs.
Street signs shall be installed by the developer in accordance with the public works department current “Design and Construction Standard Plans.” (Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)
16.02.200 Maximum street grades.
Maximum street grades shall be in accordance with the current edition of the “Design and Construction Standard Plans” and shall be approved by the city engineer. (Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)
16.02.210 Street names.
All streets shall be named or numbered as specified by the city engineer and shall be consistent with the southeast Snohomish County address grid system. (Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)