Chapter 11.155
DESIGN STANDARDS
Sections:
11.155.020 General provisions.
11.155.080 Curbs, sidewalks, and planter strips.
11.155.110 Drainage and storm sewers.
11.155.120 Sanitary sewer facilities.
11.155.130 Public utilities and easements.
11.155.140 Dedication of public park.
11.155.150 Naming of divided land.
11.155.160 Protective covenants.
11.155.180 Flood, inundation or swamp conditions.
11.155.190 Wind energy facility.
11.155.010 Purpose.
The purpose of design standards is to create land divisions that are efficient and safe and that fit within the overall pattern of the community. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.071, 2001).
11.155.020 General provisions.
A. Land which is found to be unsuitable due to bad drainage, slopes of more than 20 percent or land with rock or unstable soil conditions shall not be subdivided unless the plans include the design and installation of devices necessary for correction or control of conditions.
B. If existing utilities are not adequate or cannot be practically installed, a proposed land division may be rejected until such time as necessary modifications to the system(s) are made to allow for adequate service. As a condition of a land division approval, the city may require the costs of modification be borne by the subdivider.
C. The subdivider may be required to provide utilities on site and off site to meet the minimum level of service established in the Ritzville Comprehensive Plan.
D. If a subdivider is required to install utilities that are greater than the minimum provided in this chapter to implement the development of the comprehensive plan to serve areas other than the proposed subdivision, the city may reimburse the subdivider for the additional costs for the larger infrastructure. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.072, 2001).
11.155.030 Streets.
A. The on-site street system shall be coordinated with existing, proposed, and anticipated streets beyond the land that is being divided into lots. The arrangement of streets shall provide for the continuation of principal streets and adjacent properties for the convenient movement of traffic, effective fire protection, efficient provision of utilities and conformance with the comprehensive plan.
B. Whenever connections to anticipated or proposed surrounding streets are required, the street right-of-way shall be extended and the street developed to the property line of the subdivided property, or to the edge of the undeveloped portion of a single tract, at the point where the connection to the anticipated or proposed street is expected. In addition, the city may require temporary turnarounds to be constructed at the end of such streets pending their extension when such turnarounds appear necessary to facilitate the flow of traffic or accommodate emergency vehicles.
C. Streets shall be related appropriately to the topography. In particular, streets shall be designed to facilitate the drainage and storm water runoff and to conform as closely as practicable to the original topography.
D. Clear visibility shall be provided for a minimum distance of 10 feet at intersections, as measured along the property line of the streets, or as approved by the city engineer based on street alignment and gradients.
E. The following design standards shall apply for dedicated rights-of-way:
|
|
Local or Residential |
Collector |
Arterial |
|
Required Right-of-Way |
60 feet |
60 feet |
80 – 100 feet |
|
Required Pavement Width |
20 feet (28 with parking) |
24 feet (40 with parking) |
60 feet |
|
Design Speed |
25 miles per hour |
35 miles per hour |
35 miles per hour |
|
Maximum Length of Cul-de-Sacs |
300 feet |
Not allowed |
Not allowed |
|
Minimum Radius of Turnaround for Cul-de-Sacs |
30 feet |
Not allowed |
Not allowed |
F. Streets not dedicated to the public must be clearly marked on the face of the plat. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.073, 2001).
11.155.040 Block sizes.
A. Blocks shall have sufficient depth to provide for two tiers of lots which meet the development standards of the district in which the property is located. The lengths, widths and shapes of blocks shall be such as are appropriate for the location but block lengths in residential zones shall not be less than 300 feet except that block lengths with frontage on major arterials should not be less than 1,000 feet.
B. Where possible, block length, width, and layout shall be consistent with that of adjacent layouts unless topographical conditions justify variation.
C. The subdivider may be required to provide an easement through a block to create pedestrian connectivity at a mid-block point when determined to be essential to provide circulation or access to schools, parks, retail areas, or other destination points. Minimum width of a pedestrian walkway placed in the easement shall be four feet.
D. The subdivider may be required to provide an easement or an alley through the block to accommodate utilities or drainage. Minimum widths of easements for sewer, water or storm drain facilities shall be 10 feet. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.074, 2001).
11.155.050 Access.
A. Every lot shall be provided with frontage on or access to a public street via a private street.
B. If access to the subdivision is required across land under the jurisdiction of another local government, the planning commission may request assurance from the local government that access is legally established, and that the access road is adequately improved, or that a guarantee has been executed and is sufficient to assure the construction of the access road. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.075, 2001).
11.155.060 Lot frontage.
A. All lots shall have a minimum lot frontage of 20 feet.
B. Flag lots shall not be approved unless the frontage and lot width standards are met. No more than two lots may be accessed from a single flag stem. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.076, 2001).
11.155.070 Lot dimensions.
If lots within a proposed short plat or preliminary subdivision plat are more than double the minimum required area for the zoning district, the planning commission may require that those lots be arranged so as to allow further subdivision and the opening of future streets where they would be necessary to serve potential lots. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.077, 2001).
11.155.080 Curbs, sidewalks, and planter strips.
|
Sidewalks: |
Local or Residential |
Collector |
Arterial |
|
Residential zones |
5 feet |
5 feet |
6 feet |
|
Commercial and public zones |
8 feet |
8 feet |
8 feet |
|
Industrial zones |
6 feet |
6 feet |
6 feet |
A. Where there are existing sidewalks, the width of any new sidewalk section shall match the existing sidewalk. If the existing sidewalk is narrower than what is required by this chapter, after connecting to the existing sidewalk, the new sidewalk shall be gradually increased to match the width required by this chapter wherever feasible. If the existing sidewalk is wider than what is required by this chapter, the new sidewalk shall maintain the existing sidewalk width for the entire project.
B. Within a planned development, curbside sidewalks may be replaced as a functional equivalent by a separate path or trail with equivalent surface and dimensions, with all-weather impervious surfacing on a public easement, when approved as part of the homeowners association ownership and responsibility in lieu of public sidewalks as normally placed adjacent to the roadway and serving the same function. Along the perimeter boundary of the PD, the public street and sidewalk improvements shall be in accordance with these provisions.
C. Sidewalks, where necessary because of topographic constraints, may be, upon approval of the city, required on only one side.
D. Sidewalk access ramps shall be included into all pedestrian street crossings and shall meet the requirements of the Federal Americans with Disabilities Act.
E. Sidewalk widths are exclusive of the curb width, and shall be measured from the back of the curb to the back of the sidewalk.
F. All sidewalks shall be four-inch-thick concrete per the standard specifications, with a stiff broom finish. At driveways the concrete shall be six inches thick.
G. Mailboxes shall be placed so the bottom of the mailbox is no less than 44 inches above the street grade, and they shall not be located in such a way so as to obstruct a portion of a sidewalk. The front of a mailbox must be one foot in back of a curb face, or the back of a sidewalk, whichever is applicable. Mailboxes shall be on posts strong enough to give firm support but not to exceed four-inch-by-four-inch wood or one-and-one-half inch diameter pipe or other material with comparable breakaway characteristics.
H. Concrete curbs six inches wide and six inches high, measured from the finished pavement, shall be constructed in accordance with the standard specifications.
I. Sidewalks and curbs shall be included within the dedicated nonpavement right-of-way of all streets and when possible allowing a four-foot buffer strip between curb and sidewalk in residential zones. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.078, 2001).
11.155.090 Street amenities.
A. One street tree shall be planted within the planting strip of the public right-of-way for every 40 feet of lot frontage along the existing or proposed road. A waiver may be granted by the city council if there are trees growing along the right-of-way or on the abutting property which, in the judgment of the city council, comply with this regulation.
B. Streetlights shall be provided so as to provide a safe environment for the residents and visitors to the subdivision. The location and amount of lighting shall be approved by the city superintendent. The subdivider shall be responsible for the cost of installation of all required lights.
C. Before occupancy of any building, the city will install all required street signs. The subdivider shall be responsible for the cost of installation of all required signs. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.079, 2001).
11.155.100 Water facilities.
A. All lots shall be connected to city water. The subdivider shall ensure that necessary improvements and extensions are made so as to provide water sufficient for domestic use and fire protection. All water extensions shall be approved by the city superintendent.
B. All water utility installations, including fire hydrants, shall be designed in accordance with the American Public Works Association Standards or as required by the city superintendent. All materials shall be American Water Works Association approved.
C. Any water main shall be a minimum of six inches in diameter. In deciding the size of a new water line, the size shown in the water system master plan and the planned growth of the surrounding area shall be considered.
D. Fire hydrants are required in all subdivisions. They shall be spaced at distances not to exceed 500 feet in single-family residential areas and at distances not to exceed 300 feet in all other areas, per Uniform Fire Code. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.080, 2001).
11.155.110 Drainage and storm sewers.
A. Lots shall be graded so as to provide positive drainage away from all buildings and individual lot drainage shall be coordinated with the proposed storm drain pattern of the area. Storm water runoff from individual lots shall be detained and treated on-site, so that the general storm drainage pattern in the area will not be disrupted.
B. In areas where on-site storm water detention and/or treatment system are not possible, an adequate storm sewer system including necessary pipes, culverts, catch basins and any other necessary appurtenances shall be provided for the proper drainage of surface water. The inflow of storm waters into sanitary sewers shall be prohibited.
C. Detention basins shall be designed to be in character with the existing landscape and topography so as to blend in with the visual landscape.
D. The requirements for installation of storm sewer drainage may be waived upon approval by the city council and city superintendent. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.081, 2001).
11.155.120 Sanitary sewer facilities.
A. The subdivider shall install sanitary sewer facilities to all lots in accordance with the American Public Works Association Standards or as required and approved by the city superintendent.
B. Sanitary sewers shall be installed to serve every lot. No individual disposal systems or treatment plants shall be permitted.
C. No sewer main shall be less than eight inches in diameter. In deciding the size of a new sewer main, the planned growth of the surrounding area, as shown in the comprehensive plan, shall be analyzed. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.082, 2001).
11.155.130 Public utilities and easements.
A. All existing and proposed utilities and easements shall be shown on the preliminary plat.
B. All new utility facilities, including but not limited to gas, electric power, telephone, and CATV cables, shall be located underground throughout the subdivision. Whenever existing utility facilities are located above ground, except when existing on public roads and rights-of-way, they shall be removed and placed underground.
C. Underground service connections to the property line of each platted lot shall be installed by the subdivider. The subdivider shall coordinate with the city and utility companies for the establishment of easements within the subdivision. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.083, 2001).
11.155.140 Dedication of public park.
A. Land within a short plat or preliminary subdivision that is indicated in the comprehensive plan as public open space may be required to be reserved by the subdivider for purchase by the public within a one-year period of time after final subdivision approval.
B. If the preliminary plat includes a dedication of a public park with an area of less than two acres and the donor has designated that the park be named in honor of a deceased individual of good character, the city council shall adopt the designated name. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.084, 2001).
11.155.150 Naming of divided land.
The proposed name of a short plat or subdivision shall not duplicate, or closely approximate phonetically, the name of any other division of land. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.085, 2001).
11.155.160 Protective covenants.
If a property owner has covenants or deed restrictions on a proposed short plat or subdivision, the recording date of said covenants or deed restrictions shall be on the face of the plat. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.086, 2001).
11.155.170 Solar access.
The lots and building pads shall be oriented to maintain solar access to properties within and adjacent to the subdivision. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.087, 2001).
11.155.180 Flood, inundation or swamp conditions.
A proposed plat may be denied because of flood, inundation, or swamp conditions. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. No plat shall be approved covering any land situated in a flood control zone as provided in Chapter 86.16 RCW without the prior written approval of the State Department of Ecology. (Ord. 2041 § 1 (Exh. A), 2010; Ord. 1024 § 11.04.088, 2001).
11.155.190 Wind energy facility.
All wind energy facilities or alternate energy must meet existing codes. (Ord. 2041 § 1 (Exh. A), 2010).