Chapter 11.17 STREET DESIGN STANDARDS

Chapter 11.17
STREET DESIGN STANDARDS

Sections:

11.17.010 General requirements.

11.17.020 Standard specifications.

11.17.030 Inspection and fees.

11.17.040 Minimum required improvement standards.

11.17.050 Clearing and grading.

11.17.060 Monuments.

11.17.070 Street and block layout.

11.17.080 Right-of-way requirements.

11.17.090 North Whidbey Enterprise Area street standards.

11.17.100 Street geometry.

11.17.110 Other standards.

11.17.120 Variance.

11.17.010 General requirements.

(1) These street standards shall apply to all development within the city of Oak Harbor. The improvements specified under this chapter are necessary prior to issuance of a building permit for any lot, parcel or tract which has access to such street. Bond or equivalent assurances pursuant to the Oak Harbor Municipal Code (OHMC) may be provided in lieu of construction so long as the required improvements are in place prior to occupancy of the premises for which the building permit is provided.

(2) Building permits may be issued without complying with the provisions of this chapter:

(a) For lots or parcels with frontage on streets that:

(i) Were constructed and dedicated to the city prior to October 1, 2004; and

(ii) Met minimum street standards at the time of construction.

(b) Building permits for remodeling, repair or restoration of existing buildings not exceeding 60 percent of the assessed valuation of the structure may be issued without compliance with this chapter.

(3) Exception authorized under subsection (2) of this section shall not apply when:

(a) Street improvements are required by concurrency requirements of the Oak Harbor Municipal Code or by SEPA analysis;

(b) The regulations under the Oak Harbor Municipal Code require sidewalks as a pedestrian amenity for the development; or

(4) If street improvements are required by this chapter or Chapter 11.16 OHMC and before any building permit is issued, the property owner shall submit to the city engineer to obtain city approval of plans and profiles of the proposed street, drainage plans and profiles, sewer and water plans and profiles, and right-of-way section drawings, including utility line placement. All design drawings and construction inspections shall be completed under the supervision of the developer’s engineer, as defined in this title. (Ord. 1613 § 1, 2011; Ord. 1430 § 1, 2005).

11.17.020 Standard specifications.

The adopted DOE standards and standard specifications for municipal public works construction prepared by the Washington State chapter of the American Public Works Association and standard specifications in accordance with the latest edition of the Oak Harbor water systems plan, comprehensive Oak Harbor sewer system plan and Oak Harbor comprehensive plan shall be hereinafter referred to as the “standards” and said standards together with the laws of the state of Washington and the ordinances of the city of Oak Harbor, so far as applicable, shall apply except as amended or superseded by special provisions. (Ord. 1613 § 1, 2011; Ord. 1430 § 1, 2005).

11.17.030 Inspection and fees.

The engineering department shall be responsible for approving all engineering drawings, the final inspection and acceptance of all street improvements. A charge for staff review, inspection and administrative time shall be prepared by the city engineer and billed to the developer. The charge shall be based on the city’s hourly cost plus fringe benefits as a percentage of the hourly labor rate. (Ord. 1613 § 1, 2011; Ord. 1430 § 1, 2005).

11.17.040 Minimum required improvement standards.

(1) Minimum improvements along contiguous arterials and one-half of all other abutting streets shall consist of paved streets, curbs, gutters, sidewalks, monuments, sanitary and storm sewers, street lights, water mains, street name signs and all appurtenances thereto in accordance with specifications approved by the city engineer or adopted by OHMC 11.17.020.

(2) The city engineer shall determine the minimum required improvements. At a minimum, streets shall be constructed in accordance with their classification as determined by the comprehensive plan transportation element. The city engineer may require the submission of a professionally prepared traffic impact analysis to assist in determining the minimum street improvements required of any development. It is further provided that improvements of adjoining streets shall be required only if there is substantial use of the street by the development in question.

(3) Low impact development (LID) best management practices, such as permeable surfacing alternatives and on-site stormwater management facilities, shall be required for street improvements where site and soil conditions make LID feasible. Permeable surfacing and LID stormwater management facilities shall be constructed in accordance with the LID Technical Guidance Manual for Puget Sound (most current edition) and the manufacturer’s recommendations. Permeable surfacing includes, but is not limited to: paving blocks, turf block, pervious concrete, porous asphalt, and other similar approved materials. Alternative surfacing methods may be approved for parking areas, emergency parking areas, private roads, road shoulders, bike paths, walkways, patios, driveways, and easement service roads unless site constraints make use of such materials detrimental to water quality. Use of permeable surfacing methods shall meet the imposed load requirements for fire apparatus, and shall be subject to review and approval by the Oak Harbor public works department (engineering division) and the fire chief. (Ord. 1784 § 1, 2016; Ord. 1613 § 1, 2011; Ord. 1430 § 1, 2005).

11.17.050 Clearing and grading.

All streets, roads and alleys shall be graded to their full width so that pavement and sidewalks can be constructed on the same plane. Before grading is started, the entire right-of-way area shall be cleared of all stumps, roots, brush, other objectionable materials, and all trees not intended for preservation. (Ord. 1613 § 1, 2011; Ord. 1430 § 1, 2005).

11.17.060 Monuments.

Brass monuments in cases shall be set at controlling corners and points of curvature in each street, and at all street intersections. All surveys shall be of third order accuracy. The use of state plane coordinates is encouraged. (Ord. 1613 § 1, 2011; Ord. 1430 § 1, 2005).

11.17.070 Street and block layout.

The standards in this section address pedestrian, vehicular and bicycle traffic flow on a site as it relates to surrounding sites. These provisions create continuous, multimodal connections across properties and developments of different ownership. In so doing, these standards facilitate the efficient and safe movement of pedestrians, bicycles and vehicles, giving each mode multiple route choices from origins to destinations.

(1) Streets, sidewalks, pedestrian or bike paths shall be linked within and between neighborhoods to create a continuous and interconnected network of roads and pathways;

(2) Local streets, arterials and collectors shall be extended to the boundary of the development, unless an exceptional circumstance of topography, critical areas or existing development prohibits the extension. Provided, that if an adjacent property has a reasonable likelihood of redeveloping in the future, the city engineer may require a street stub. Streets that end within a proposed development which will be extended in the future must be designed at least 200 feet beyond the property boundary of the proposed development and shall be shown on the preliminary plat document;

(3) The location of all principal arterials, minor arterials, and collectors must conform to the transportation element of the Oak Harbor comprehensive plan;

(4) All streets dedicated shall be full-width except along the boundary lines of the property. Half-width streets may be permitted along the boundaries of a development upon approval and in compliance with OHMC 11.17.040 where reasonably necessary as a direct result of the proposed development;

(5) The number of intersecting streets with principal or minor arterials shall be held to a minimum;

(6) Street intersecting at right angles or as nearly as possible and T-intersection design shall be utilized insofar as practical;

(7) Alleys provide secondary access to an abutting property. Alleys may be considered as a design solution to provide vehicular or service access to residential, commercial, and industrial properties according to the following provisions:

(a) When alleys are proposed, they may be publicly dedicated and maintained or privately owned and maintained. All alleys which are dead-ends and do not provide a through connection to the other side of the block shall be privately owned and maintained.

(b) The dimensions of alleys must conform to Table 11.17-2.

(c) Alleys may be required by the city engineer as a design solution to serve residential properties which front on arterials and collectors and to minimize the number of driveway accesses on these streets. Alleys may also be required by the city engineer in commercial and industrial areas.

(d) Where private alleys are proposed, access and utility easements for residential areas may be permitted in lieu of public dedication. All utility easements shall contain access provisions for purpose of public utility maintenance. (Ord. 1613 § 1, 2011; Ord. 1430 § 1, 2005).

11.17.080 Right-of-way requirements.

Table 11.17-2 gives the minimum required dimensional standards for each functional street type listed in the transportation element of the Oak Harbor comprehensive plan. All newly proposed public streets must conform to the requirements in Table 11.17-2, unless an alternative local residential street design has been approved per OHMC 21.60.070 or 21.60.080.

Table 11.17-2 Required Street Improvements
Street Type	Right-of-Way Width*	Face of Curb to Face of Curb Width	Sidewalk Width Each Side	Landscape Strip Width Each Side	Bike Lane Width Each Side
Principal Arterial, 4-Lane	97 – 105 feet	52 feet without bike lanes, 60 feet with bike lanes. Landscaped median is 12 feet.	8 feet	12 feet	4 feet
Minor Arterial, 2-Lane	80 feet	47 feet, with 11-foot center turn-lane	5 feet	10.5 feet	5 feet
Minor Arterial, Industrial	60 feet	38 feet	None	6 feet (bioswale)	4 feet
Collector w/Bike Lanes	66 feet	48 feet	5 feet	3 feet	5 feet
Collector, Industrial	50 feet	26 feet	None	6 feet (bioswale)	4 feet, one side
Local Residential, Narrow	50 feet	28 feet with one parking lane. Or 28 feet including two 4-foot bike lanes and no parking.	5 feet	5 feet	4 feet, optional
Local Residential, Wide	60 feet	36 feet parking on both sides. Or 36 feet with parking on one side and 4-foot bike lanes on both sides.	5 feet	5 feet	4 feet, optional
Alley	20 feet	19 feet**	None	None	None

* All street types include a six-inch strip at the outside edge of the physical improvements, but within the right-of-way, with the exception of the “Minor Arterial, Industrial” which has a one-foot strip on the outside edge of right-of-way and the “Collector, Industrial” which has a four-foot strip on the outside edge of right-of-way.

** Sixteen-foot width pavement sections may be used as approved on alleys by the city engineer.

Note: All streets include six-inch curbs not shown in the dimensions above, with the exception of alleys which do not have curbs.

(1) Where landscape strips are required on local residential streets within the public right-of-way, they are to be maintained by the property owner whose property is adjacent to the landscape strip. Such landscape strips shall contain 100 percent groundcover in the form of drought-tolerant grass or turf.

(2) Intersection spacing of less than 125 feet is not allowed.

(3) For land division of commercial or industrial property, dead-end streets may be permitted where the proposed dead-end street will not adversely affect the traffic flow and circulation within the area. Dead-end streets shall terminate in a turnaround approved by the city engineer. The maximum allowable length for dead-end streets is 400 feet, measured from the center of intersection to the dead-end terminus. Requirements for dead-end streets in residential subdivisions or short subdivisions are contained in OHMC 21.60.110.

(4) Increased Right-of-Way Requirements. The city engineer may require that street widths be increased from the minimum width in Table 11.17-2 to provide for traffic movement, to reduce or eliminate traffic congestion and for safety reasons. (Ord. 1784 § 2, 2016; Ord. 1613 § 1, 2011).

11.17.090 North Whidbey Enterprise Area street standards.

(1) The standards contained in this section apply to the North Whidbey Enterprise Area as identified in Exhibit C of the Urban Growth Area Interlocal Agreement between Island County and the city of Oak Harbor, a copy of which is on file with the city clerk and available for public inspection.

(2) Street Right-of-Way Requirements.

Table 11.17-1 North Whidbey Enterprise Area Street Standards
	Right-of-Way Width (in feet)	Width of Pavement (in feet)	Sidewalk Width (in feet)
Industrial Arterial	60	46	None
Industrial Collector	50	30	None
Industrial Local	50	30	None

The city engineer may increase the right-of-way requirements for cut slopes or other engineering needs when recommended by a traffic study.

(3) Typical street cross-sections for uses within the North Whidbey Enterprise Area and incorporating the requirements of subsection (2) of this section are on file with the city clerk. (Ord. 1613 § 1, 2011; Ord. 1430 § 1, 2005. Formerly 11.17.075).

11.17.100 Street geometry.

(1) Horizontal Curves. Where a deflection angle of more than 10 degrees in the alignment of a street occurs, a curve of reasonably long radius shall be introduced. On streets 60 feet or more in width, the centerline radius of curvature shall be not less than 300 feet; on other streets, not less than 100 feet subject to review and approval by the engineering department.

(2) Vertical Curves. All changes in grade shall be connected by vertical curves of a minimum of 200 feet unless otherwise specified by the engineering department.

(3) Tangents. A tangent of at least 200 feet in length shall be provided between reverse curves for principal and minor arterials; 150 feet for collector streets; and 100 feet for residential access streets. The city engineer may authorize the modification of the above requirement when it can be shown that the minimum tangents would be impractical and where there would be no impact on traffic safety standards.

(4) The minimum grade on any street shall be one-half percent unless otherwise approved by the city engineer. Maximum grades shall not exceed the following grades unless otherwise approved by the city engineer:

(a) Residential streets: 10 percent.

(b) Collectors: 10 percent.

(d) Principal arterials: eight percent.

(5) At street intersections, property line corners shall be rounded by an arc, the minimum radius of which shall be 20, except as provided for in OHMC 21.50.100. No rounding shall be required for the intersection of an alley with a street. (Ord. 1613 § 1, 2011).

11.17.110 Other standards.

(1) Sidewalks.

(a) Sidewalks shall be installed on both sides of all streets, along dead-end streets and around cul-de-sacs. No physical obstructions such as poles, fire hydrants, utility boxes, utility vaults, or mailboxes shall be constructed in the sidewalk or overhang the sidewalk from zero to eight feet above grade. Sidewalks shall be a minimum of five feet wide and four inches thick. Where rolled curb has been approved by the city engineer all sidewalks adjacent will be a minimum thickness of six inches.

(b) On streets where a proposed subdivision adjoins an existing subdivision or existing street dedication and the existing subdivision or existing street dedication does not meet city standards, the developer shall, as a minimum, be responsible for installing sidewalks on both sides of all streets within the proposed subdivision and on one side on streets around the perimeter of the proposed subdivision. These provisions may be amended for LID projects, when approved by the city engineer and development services director.

(2) Other Utilities.

(a) Street light standards and fixtures shall be provided to supply adequate lighting for the safety and convenience of the public.

(b) Other utilities which are within a reasonable distance to the platted area shall be installed to provide electricity, natural gas, telephone, television cable, and other services to the platted area. Said utilities shall be restricted to underground installation.

(c) All utilities (water, sewer, and electrical, and, if available, gas and TV cable) shall be installed to the property line prior to acceptance of the public improvements.

(3) Traffic-Control Devices. The developer shall install street name signs and traffic-control signs and/or improvements and devices other than traffic signals to the satisfaction of the city engineer. The city may install such signs and devices at the expense of the developer.

(4) All utilities except water, sewer and storm sewer will be installed behind the sidewalk.

(5) Visibility Triangles. Visibility triangles shall be provided as per AASHTO standards for local roads except where connections to state highways require a different standard. Visibility triangles shall be shown on plat maps and site plans.

(6) Small Cell Facilities. The design of small cell facilities to be attached to existing or replacement utility poles in the public right-of-way is governed by the provisions of Chapter 11.07 OHMC. Deviations in these standards shall be determined in accordance with the provisions of OHMC 11.07.060 and 11.07.070 and are accordingly exempt from the provisions of OHMC 11.17.120. (Ord. 1840 § 3, 2018; Ord. 1830 § 3, 2018; Ord. 1789 § 1, 2017; Ord. 1613 § 1, 2011; Ord. 1430 § 1, 2005. Formerly 11.17.080).

11.17.120 Variance.

(1) Any developer can make application for a variance provided the request is received concurrently with the proposed development application. Such application shall include any and all details necessary to support the application. Variances may be granted under the following circumstances:

(a) Because of the size of the lot or parcel to be developed, its topography, the condition or nature of adjoining streets, or the existence of unusual physical conditions, strict compliance with the provisions of this chapter would cause unusual and unnecessary hardship on the developer; or

(b) The requirements for right-of-way dedication and street construction are not roughly proportional to the burdens imposed by the development on the street system; or

(2) Variances are a Type II review process.

(3) Such conditions may be required which may achieve, insofar as practicable, the objectives of the requirements for which a variance is authorized. (Ord. 1613 § 1, 2011; Ord. 1430 § 1, 2005. Formerly 11.17.090).