Chapter 16.12
DESIGN STANDARDS AND PUBLIC IMPROVEMENTS
Sections:
Article I. Design Standards
16.12.010 Design standards required.
16.12.015 Design and construction standards.
16.12.030 Future subdivisions and access.
16.12.050 Natural vegetation, streams and natural drainage ways.
16.12.060 Roadway buffer/tree reserves.
16.12.075 Residential lot abutting nonresidential district.
16.12.080 Commercial or industrial lot abutting residential or recreational district.
Article II. Public Improvements
16.12.085 Installation requirements.
16.12.095 Construction approval.
16.12.100 Off-site improvements and unimproved abutting streets.
Article I. Design Standards
16.12.010 Design standards required.
All required improvements shall be designed and constructed in conformance with the Rock Island urban area comprehensive plan, the applicable facility plans, applicable rules, regulations and ordinances, any applicable engineering design standards, and shall be made by the developer at his or her expense. All improvements shall be designed, reviewed and constructed as set forth in the city’s development standards code. (Ord. 01-062 § 4).
16.12.015 Design and construction standards.
A. All streets, street surfaces, sidewalks, curbs and gutters, grading, rights-of-way, property line monuments, stormwater drainage facilities, and utilities shall be constructed to meet or exceed the minimum specifications contained in this title, the city’s development standards code and in the most recent edition of the city’s technical specifications manual, where applicable.
B. The provisions of this chapter are minimum standards. The city may require more stringent standards to be followed if, in the circumstances of a particular project, more stringent standards or different materials or equipment are necessary to protect the public health, safety or welfare, or to prevent or mitigate potential adverse environmental impacts. If more stringent standards are required to be met, then the city shall provide timely written notification of the more stringent standards with a written explanation as to the reasons therefor. (Ord. 01-062 § 4).
16.12.020 City plans.
All land divisions and site plans shall be in accordance with adopted plans of the city of Rock Island, including but not limited to the comprehensive land use plan, the comprehensive water system plan, the comprehensive sewer system plan, and any street plans, as they exist now or as they may be amended. (Ord. 01-062 § 4).
16.12.025 Basic requirements.
For all land divisions authorized by this title the following basic improvements shall be required and implemented concurrent with development of the division:
A. Provide public streets, water utility service and wastewater utility service to each lot that is created that is adequate to serve future development at the density authorized by the applicable comprehensive plan and zoning classification and that meets the standards of all applicable city policies, rules, regulations, codes and guidelines;
B. Provide adequate control of stormwater runoff resulting from development at the density authorized by the applicable comprehensive plan and zoning classification that meets the standards of all applicable city policies, rules, regulations, codes and guidelines; provided, however, that the stormwater runoff control measures shall not include the use of earthen, rock-lined, or other swales located on the individual lots proposed to be developed as a method of addressing stormwater runoff within the land division;
C. Provide for the extension of existing fiber optics lines within and through the development, or if fiber is unavailable, install a conduit with adequate associated stub-outs to properties developed within the land division suitable for accepting future extension of underground fiber optic cable in a manner approved by the city director of public works; and
D. Provide adequate measures to mitigate for any adverse environmental impacts as identified by the city’s environmental and critical area plans and regulations and the State Environmental Policy Act. (Ord. 18-180 § 1; Ord. 01-062 § 4).
16.12.030 Future subdivisions and access.
All land divisions shall be designed to accommodate the future division of adjoining lands by providing for adequate future access and utility service. Pedestrian and bicycle access to schools, parks, shorelines, recreation areas, and open spaces shall be provided by walkways where street access is unsafe or inadequate. (Ord. 01-062 § 4).
16.12.035 Lots and blocks.
A. Block Dimensions. The lengths, widths and shapes of blocks shall be determined with regard given to the following:
1. Provision of adequate building sites suitable to the special needs of the type of use contemplated.
2. Needs for convenient access, circulation, control and safety of street traffic.
3. Limitations and opportunities of topography.
4. Block lengths shall not exceed 1,000 feet.
5. Blocks shall be arranged so as to minimize the number of intersections and access points on collector arterial streets.
B. Lot Dimensions. Lot size, width, depth, shape and orientation shall conform to the zoning standards applicable to the area within which the property is located. Sufficient area for the proposed use, setbacks and other area requirements shall be accommodated.
1. Through Lot. No residential lots shall have street frontage along two opposite boundaries unless justified by topographical features or the need to provide separation of the lots from arterials, railways, commercial activities or similar uses. An easement of at least 10 feet, and across which there shall be no right of access, shall be provided along the line of lots abutting the arterial or other area of disadvantageous use.
2. Flag Lot. Flag lots may be permitted to accommodate buildable area which does not have standard frontage on a public street and where access to the buildable area is not feasible by any other standard land division methods or lot design. In general, flag lots are only allowed to encourage infill development, preserve natural areas or to allow development of land-locked (buildable) areas. The narrow (access) portion of the flag lot shall not be used to grant access to other property not having frontage on a public street.
3. Lot Access/Frontage. Lot access and frontage shall be provided as follows:
a. Every lot shall be provided with frontage on a public street or an approved private street, as provided for herein, that connects to an existing public street, to comply with the required lot width established in RIMC Title 17, Zoning.
b. The lot frontage of a flag lot as provided for herein shall be at least 20 feet in width. The building site portion of the flag lot shall meet the dimensional standards of the applicable zone, including minimum lot size. The length, width and improvement of the access to the building site shall comply with the requirements of the Uniform Fire Code and the city fire marshal.
c. Land divisions abutting arterial streets shall be designed to provide access from interior streets. Access to arterial streets by individual lots shall only be permitted with specific findings demonstrating compelling need based on lot size, shape, topography or other property characteristics and addressing public safety.
d. Corner lots for residential use shall have extra width to permit appropriate building setback from and orientation to both streets.
e. Private streets and driveways shall connect with a public street at or near right angles to the street being connected with.
4. Cul-De-Sac (Turnaround) Lots. No more than four lots may be located exclusively on the turnaround of a cul-de-sac. The minimum lot width for lots on cul-de-sac turnarounds shall be 50 feet measured at the required setback line.
5. Parks and Recreation Areas. Pursuant to RCW 58.17.110 and related statutes, where a land division creates more than four units per acre, the city shall require the land division to designate up to five percent of the land area, exclusive of streets, as either private or public parks and recreation areas, the nature of which shall be clearly indicated on the plat, provided the following minimum standards are met:
a. Not less than a contiguous minimum of 10,000 square feet shall be so allocated;
b. The acquisition of land required by the city for public parks or recreation areas, other than streets and alleys, shall be obtained by deed from the developer prior to final approval of the plat;
c. As an alternative to dedication of public parks and recreation areas, the developer may be required to contribute to the city for park purposes to benefit the area, up to five percent of the developed value of the lots to be sold in the plat. Payment of cash in lieu of land for park purposes in the area shall be made by the developer to the city before final approval is given. The moneys, to be exclusively used for park development purposes, shall be deposited in a special park fund to be dedicated by the city to benefit the area being developed. (Ord. 01-062 § 4).
16.12.040 Fire protection.
A. Water sources and facilities adequate for fire protection purposes shall be provided in every land division by the developer.
B. Fire protection facilities, including fire hydrants and appurtenances, shall be provided in accordance with the Uniform Fire Code and under the direction and approval of the fire marshal. Such facilities shall be included in the improvement plans as approved by the city engineer. (Ord. 01-062 § 4).
16.12.045 Easements.
Easements for water, wastewater, storm sewers, electrical and communications utilities shall be dedicated whenever necessary to provide for access to service, repair and maintain the respective utilities.
A. Easements shall be of a minimum width necessary to assure access by personnel and equipment necessary to complete normal maintenance and repairs. In no case shall the easements for domestic water and/or sanitary sewer systems be less than 15 feet in width.
B. Easements shall be both recorded on the final plat map and dedicated on a city easement grant form and recorded at the Douglas County auditor’s office. (Ord. 01-062 § 4).
16.12.050 Natural vegetation, streams and natural drainage ways.
A. Valuable natural features such as trees, streams, wetlands, and wildlife habitat shall be preserved to the greatest extent feasible.
B. Streams and natural drainage ways shall not be obstructed or constricted as a result of development. Development along streams may be required to obtain additional local, state or federal permits including but not limited to: floodplain management, shorelines management permit, water quality variance, and/or wetlands. All structures shall be constructed so that the first habitable floor is at least one foot above the flood zone A (100-year) flood elevation at the construction site. Construction of permanent structures within the floodway portion of the floodplain or natural drainage way shall be prohibited. If a development is to take place near streams or natural drainage ways, the subdivider shall provide engineering proof that his development will not obstruct or cause changes in the stream or natural drainage way. (Ord. 01-062 § 4).
16.12.055 Natural hazards.
Where subdivision and development of land may pose a hazard to the subdivision or nearby properties because of steep slopes, unstable soils, excessive stormwater runoff or soil erosion, the subdivider shall have the burden of presenting evidence satisfactory to the city that the hazard can be adequately mitigated. In the absence of such evidence, subdivision of such land shall be denied. (Ord. 01-062 § 4).
16.12.060 Roadway buffer/tree reserves.
The city may require a roadway buffer/tree reserve along streets having an average daily traffic count of 3,000 or more. A tree easement grant shall be both recorded on the final plat map and dedicated on a city easement grant form and recorded at the Douglas County auditor’s office. (Ord. 01-062 § 4).
16.12.065 Street signs.
A. All street name and traffic control signs shall be installed by the subdivider, at no cost to the city of Rock Island, and in accordance with the most recent edition of the city’s development standards code and technical specifications manual and the Manual of Traffic Control Devices.
B. Street names shall be unique to a particular street, and to prevent confusion by emergency services along with others, similar names on future streets shall not be used.
C. Addresses to lots shall be assigned by the city at the time of preliminary plat approval. (Ord. 01-062 § 4).
16.12.070 Earth moving.
Land divisions shall be so designed that a minimum of earth moving will be required to provide sites for building development. (Ord. 01-062 § 4).
16.12.075 Residential lot abutting nonresidential district.
Where residential land divisions adjoin a use district other than residential, the lots abutting such district shall, to the greatest extent possible, orient the rear lot lines to the nonresidential district boundary. (Ord. 01-062 § 4).
16.12.080 Commercial or industrial lot abutting residential or recreational district.
Where land divisions occurring within a commercial or industrial district abut residential and/or recreational use districts, the lots adjoining such district shall orient the rear lot lines to the district boundary, and access to the commercial or industrial properties shall not be through properties within a use district designated for noncommercial and/or nonindustrial activities. (Ord. 01-062 § 4).
Article II. Public Improvements
16.12.085 Installation requirements.
A. The subdivider shall be financially responsible for installation of all public facilities required for approvals of land divisions in this title, and for certain maintenance and warranting of all work and materials for a period of two years following installation and acceptance by the city, as described in the city’s development standards code.
B. All improvements shall be fully completed prior to the final approval of a land division unless an alternative performance assurance device, a contractual agreement, an agreement and partial funding for a local improvement district (LID), or bond between the developer and the city has been executed and approved in accordance with this title.
C. Installation shall be completed within one year after preliminary approval and before any building permits are issued to any lot within the development area.
D. The subdivider may propose a phased installation so long as each phase can be constructed as a complete operational unit without interfering with the operations of earlier phases. Any proposal to phase shall be made prior to the start of any work and must be accepted by the city. (Ord. 01-062 § 4).
16.12.090 Design and review.
All required public improvements and private streets shall be designed by a licensed civil engineer to meet or exceed the minimum specification of the RIMC, including without limitation the city’s development standards code, technical specifications manual, etc., and shall be approved by the administrator, with assistance, as determined necessary by the administrator, from the city engineer, city attorney, city planner and/or any other professional service purveyor. (Ord. 01-062 § 4).
16.12.095 Construction approval.
Preliminary approval or approval of final plans of public improvement by the city, whichever occurs last, shall constitute approval to start construction of required public improvements. (Ord. 01-062 § 4).
16.12.100 Off-site improvements and unimproved abutting streets.
A. All off-site improvements and unimproved abutting streets necessary to the development shall be constructed, except as noted in subsection B of this section. Latecomer’s agreements, in accordance with applicable state statutes and associated city implementing ordinances, may be drawn for those portions of off-site improvements and abutting streets built by the subdivider which benefit other properties.
B. Off-site improvements not immediately required to support the development may be deferred, as determined by the city, with an approved surety and/or waiver of protest of a future local improvement district established for construction of the improvement or other such agreement. (Ord. 01-062 § 4).