Chapter 16.29
DESIGN STANDARDS
Sections:
16.29.010 Conformance required.
16.29.020 Alignment of major streets—Conformity with master plan.
16.29.030 Streets—Relation to adjoining street systems.
16.29.040 Minor streets—Discouragement of through traffic.
16.29.080 Street intersections.
16.29.140 Streets along subdivision boundaries.
16.29.170 Alleys—Required when.
16.29.190 Easements—Public utilities.
16.29.200 Easements—Unusual facilities.
16.29.270 Lots—Double frontage.
16.29.300 Disposal of surface drainage.
16.29.310 Utilities—Sanitary sewers.
16.29.320 Utilities—Water supply.
16.29.330 Utilities—Street lights.
16.29.340 Utilities—Electrical, telephone and cable television.
16.29.350 Installation of street signs.
16.29.370 Physical developments and improvements—Standard specifications.
16.29.010 Conformance required.
Each and every plat shall conform to the requirements set forth in this chapter, Chapter 16.33, the city design standards, and the fire code. (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.020 Alignment of major streets—Conformity with master plan.
The alignment of major streets shall conform as nearly as possible with that shown on the master plan of the city. (Ord. 947 § 2 (part), 1995).
16.29.030 Streets—Relation to adjoining street systems.
The layout of streets shall provide for the continuation of principal streets existing in adjoining subdivisions or for future projection of streets into areas which presently are not subdivided. Where a tract is subdivided into lots of an acre or more, the commission may require an arrangement of lots and streets such as to permit a later subdivision in conformity with the street requirements specified in this chapter. (Ord. 947 § 2 (part), 1995).
16.29.040 Minor streets—Discouragement of through traffic.
Minor streets which serve primarily to provide access to abutting property only shall be designed to discourage through traffic. (Ord. 947 § 2 (part), 1995).
16.29.050 Dead-end streets.
Streets having no outlet shall not service more than twenty dwellings, assembly uses, or large commercial structures, nor be longer than seven hundred feet to the outermost driveway and shall be provided at the closed end with a turnaround. Where deemed necessary, a fire lane for secondary access, or pedestrian route, may be required. Dead-end streets less than one hundred fifty feet long require a sixty-foot diameter turn around. Streets over one hundred fifty feet long shall have a turn around no less than one hundred feet in diameter measured from curb face to curb face. (Ord. 1255 § 1 (part), 2007: Ord. 1110 § 1 (part), 2001).
16.29.060 Access.
The subdividing of land shall provide each lot satisfactory access to an improved public street. (Ord. 1255 § 1 (part), 2007: Ord. 1110 § 1 (part), 2001).
16.29.070 Street curves.
Street centerlines deflecting from each other shall be connected by a curve for the design speed limit but not less than thirty-five miles per hour. (Ord. 1255 § 1 (part), 2007: Ord. 1110 § 1 (part), 2001).
16.29.080 Street intersections.
Street intersections and industrial, commercial, school, church, and other high traffic driveways shall be as nearly at right angles and opposite each other as is practicable. When the most feasible plan entails an intersection angle that deviates more than fifteen degrees from a right angle, curves of suitable radius and lengths shall be provided. Intersections with centerline offsets of less than two hundred feet shall be avoided. (Ord. 1255 § 1 (part), 2007: Ord. 1110 § 1 (part), 2001).
16.29.090 Street grades.
Streets shall provide for stormwater flow, and when possible conform closely to the natural contour of the land, except where a different grade has been established by the city authorities. Grades shall be not less than three-tenths percent and not more than four percent, and shall not exceed two percent within one hundred feet of an intersection. Changes in grades shall be connected by appropriate vertical curves. (Ord. 1110 § 1 (part), 2001).
16.29.100 Street widths.
Right-of-way and surface width shall be no less than as shown in the following table:
|
Classification of Street |
R-O-W in Feet |
Surface in Feet |
Minimum Edge Improvement |
|---|---|---|---|
|
Commercial |
100 |
70 |
8 ft. sidewalk |
|
Industrial |
90 |
60 |
6 ft. shoulder then ditch |
|
Arterial |
80 |
60 |
|
|
Collector |
70 |
48 |
|
|
Neighborhood |
66 |
40 |
5 ft. sidewalk |
|
Dead end under 350 ft. |
40 |
30 |
5 ft. sidewalk |
|
Private lanes |
40 |
30 |
5 ft. sidewalk |
|
Commercial alley |
25 |
20 |
2 ft. shoulder |
Notes:
1. Street rights-of-way to have an additional ten-foot utility easement on each side.
2. See any transportation plan for right-of-way preservation to find classification of route, and any additional criteria for a particular segment of roadway.
3. Any lot on a neighborhood street shall not be more than one thousand feet to the nearest collector.
4. Right-of-way street width may be increased based on a traffic analysis for the particular use, i.e., bus routes, bike paths, turn lanes, truck traffic, etc. (Ord. 1397 § 1, 2014: Ord. 1255 § 1 (part), 2007: Ord. 1110 § 1 (part), 2001).
16.29.140 Streets along subdivision boundaries.
A street lying along the boundary of a subdivision will be dedicated and completed to its full width. (Ord. 947 § 2 (part), 1995).
16.29.150 Street names.
Streets that are obviously in alignment with others already existing and named shall bear names of the existing streets (except for short, isolated cul-de-sacs or short segments). Other streets shall not bear names that duplicate or phonetically approximate the name of existing streets. Insofar as possible, a new street shall preserve and continue any alphabetical or numerical sequence and type of name already established in nearby subdivisions. (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.160 Curbs.
All streets shall be improved at edge of the paved roadway with Type A portland concrete curbs. Such curbs shall be similar in design and construction to concrete curbs adopted as standard for the city unless special conditions warrant the waiver of this requirement by the commission. (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.170 Alleys—Required when.
Alleys shall be provided at the rear of all commercial lots, except that this requirement may be waived upon request by the commission where other definite and assured provision is made for service access, such as off-street loading, unloading and parking consistent with and adequate for the uses proposed. Alleys are not required for residential lots. Fire lanes may be used in lieu of alleys for schools, industrial and other large parcels for fire suppression services. (Ord. 1255 § 1 (part), 2007: Ord. 1131 § 1, 2002; Ord. 947 § 2 (part), 1995).
16.29.180 Alleys—Standards.
Dead-end alleys shall be avoided wherever possible but, if unavoidable, shall be provided with adequate turnaround facilities at the dead end. Alley intersections and sharp changes in direction shall be avoided but, where they are necessary, corners shall be cut off sufficiently to permit safe vehicular movement. Alley right-of-way width shall be not less than twenty-five feet in commercial or industrial zones. Except as otherwise provided in this title, alleys shall follow the general standards governing streets. (Ord. 947 § 2 (part), 1995).
16.29.190 Easements—Public utilities.
Fire hydrants and water mains must be located in easements (such as an alley). Sewer mains which cross a street between easements shall provide a manhole or cleanout at each right-of-way crossing. The termination or end of the sewer main shall be located in the right-of-way crossing, and a manhole shall be provided at the terminus point. An access easement fifteen feet wide shall be located from right-of-way to utility easement at each manhole location within the block. The width of utility easements shall be determined by the public works director. (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.200 Easements—Unusual facilities.
Easements for unusual facilities, such as high-voltage electric lines, irrigation canals and pondage areas, shall be of such width as is adequate for the purpose, including any necessary maintenance roads. (Ord. 947 § 2 (part), 1995).
16.29.210 Blocks—Length.
In general, blocks shall be as long as is reasonably possible consistent with the topography and the needs for convenient access, circulation, control and safety of street traffic, and type of land use proposed, but ordinarily, block lengths shall not exceed twelve hundred feet or be less than three hundred feet. (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.220 Blocks—Depth.
Except for reverse frontage parcels, the width of blocks shall ordinarily be sufficient to allow for two tiers of lots of depths consistent with the type of land use proposed, that is, normally not less than two hundred feet nor more than three hundred feet for the sum of two lot depths in residential subdivisions. (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.230 Blocks—Crosswalks.
A paved pedestrian crosswalk right-of-way not less than fifteen feet wide shall be provided approximately at the midpoint of any block exceeding six hundred feet in length, or in any block of lesser length where such a crosswalk is deemed essential, to provide circulation or access to schools, playgrounds, shopping centers, transportation lines and other community facilities. An approved wheelchair ramp will be installed. (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.250 Lots—Size.
Lot widths and lot areas shall conform with the zoning restrictions that are applicable to the area, except that corner lots for which side yards are required shall have extra width to permit appropriate setback from and orientation to both streets. Lot depths shall be suitable for the land use proposed but not more than one hundred fifty feet in residential lots unless rear access is available for the fire department (see IFC 503.1.1). (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.270 Lots—Double frontage.
Lots which have street frontage along two opposite boundaries shall be avoided except for reverse frontage lots which are essential to provide separation of development from highway arteries or to overcome specific disadvantages in topography and orientation. For such lots, there shall be a planting screen at least ten feet wide along the lot lines or other consideration abutting such a traffic arterial shall be maintained by the homeowners’ association or adjacent property owner. (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.280 Tree planting.
Street planting plans in duplicate must be submitted to the commission and receive its approval before planting is begun. Care of any trees that are planted by the subdivider will be the responsibility of the adjacent landowner. (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.300 Disposal of surface drainage.
Surface drainage from streets and other areas shall be disposed of through an adequate system of gutters and storm sewers. (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.310 Utilities—Sanitary sewers.
All subdivisions shall be required to connect to the city sanitary sewer system. If adequate grade is not available to the city sanitary sewer system, a sewage lift station or transfer station of a design acceptable to the city public works department will be required. The lift station design shall be submitted to the Washington State Department of Ecology for review and must be approved prior to construction. The subdivision shall be provided with a complete sanitary sewer serving each lot. (Ord. 1614 § 1, 2024; Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.320 Utilities—Water supply.
The source of water for domestic use and fire protection shall be the city system. The subdivider shall provide and install looped water mains, together with fire hydrants and all necessary fittings, to bring water within required connection and hydrant distance to all lots in his subdivision as required by the fire code. The minimum mainline size and maximum hydrant spacing along streets shall be eight inches and five hundred feet in residential zones, ten inches and three hundred fifty feet in commercial zones and twelve inches and two hundred fifty feet in industrial zones. The kind of pipe and fittings, the manner of installation, and the installation itself, whether by the water department or by the subdivider under the supervision of the water department of the city shall be to city standards. (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.330 Utilities—Street lights.
All new subdivisions shall be required to provide for and install street lighting circuitry in accordance with plans and specifications prepared by the Adams County public utility district and approved by the public works director. Subdivisions in R-1, R-2 and commercial zones shall use metal poles. It shall be the responsibility of the subdivider, in conjunction with the electrical utility, to provide circuitry for all required street lighting to be located in the proposed subdivision. The electrical utility shall prepare a street lighting plan for the new subdivision. All plans and specifications must be approved by the public works director prior to installation of said lighting circuitry such that the city will pay the utility only for energy and maintenance. (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.340 Utilities—Electrical, telephone and cable television.
All subdivisions shall conform to standards set forth by the local authority governing electrical, telephone and cable television utilities. All utilities shall be underground per Chapter 14.56. (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.350 Installation of street signs.
Street signs corresponding in design to those adopted as standard for the city shall be installed at each intersection for convenient identification of streets. Any other regulatory signs that the authority with jurisdiction deems necessary, such as fire lane marking, dead ends, no parking, and similar signs, will also be installed by the developer or owner at his expense. (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).
16.29.370 Physical developments and improvements—Standard specifications.
Physical developments and improvements required by this title shall be designed and installed in accordance with applicable construction standards of the city. Construction shall be performed under the supervision of the public works director. As-built drawings will be given to the city upon completion of all improvements. (Ord. 947 § 2 (part), 1995).
16.29.380 Monuments.
Monuments shall be installed as follows:
(a) Concrete or iron pipe monuments approved by the public works director and installed in a cast iron monument case shall be set at the centerlines of all streets at intersections, all points of curvature and points of the beginning and ending of a tangent in street centerlines, and at the radial points of any cul-de-sac.
(b) The corners of all lots within the subdivision shall be marked by iron pins, not less than three-fourths of an inch in diameter, and twenty-four inches in length, firmly driven for their full length into the ground. (Ord. 1255 § 1 (part), 2007: Ord. 947 § 2 (part), 1995).