Chapter 18.14
RESIDENTIAL DISTRICTS (R1-5, R1-7.5, R1-10, R1-15, AR-16, AR-22)

Sections:

18.14.010    Purpose.

18.14.020    Uses.

18.14.025    Duplex, townhouse, zero lot line design standards.

18.14.030    Lot performance standards.

18.14.040    Sidewalks and street trees for single-family residences.

18.14.045    Maintenance requirement for stormwater facilities.

18.14.050    Northeast and northwest UGA additional standards.

18.14.010 Purpose.

The R1 single-family zones are intended to implement the city comprehensive plan community vision of providing for a diversity of housing types and sizes and that no more than 75 percent of new housing stock will be of a single product type (i.e., single-family detached residential). The R1 single-family zones are intended for the use and protection of predominantly single-family dwellings, with provisions for the location of two-family dwellings, townhouses or zero lot line homes in certain instances. The R1 single-family zones are also intended to provide for related public and institutional uses such as schools, parks, churches. In limited instances, convenience commercial uses may be permitted within certain R1 single-family zones to serve adjacent and surrounding residential areas.

The R1-5, R1-7.5 and R1-10 districts are intended to provide for single-family residential areas of low urban densities with minimum individual lots sizes of 5,000 square feet, 7,500 square feet and 10,000 square feet, respectively. These districts are located primarily in areas to provide a smooth transition between the lower density residential districts (R1-15) and multiple-family residential districts (AR-16 and AR-22). Some convenience commercial development may be allowed to serve the needs of surrounding residential development, as a conditional use, limited to 3,000 square feet in one structure within the zone district. Duplexes and townhomes may also be allowed.

The R1-15 district is intended to provide for single-family residential areas of low urban densities with minimum individual lot sizes of 15,000 square feet. These districts are located primarily in areas removed from multiple-family residential and commercial development. The larger lots in the R1-15 district are intended to accommodate the demand for more spacious and amenity-based residential development identified in the comprehensive plan. The larger lot sizes are also intended to help protect steep slopes, unstable land and wetlands from overdevelopment. The R1-15 district contemplates the possible need, as conditional uses, for future convenience commercial development, limited to 3,000 square feet in one structure within the zone district, in certain of these areas as residential neighborhoods develop and evolve. (Ord. 1465 § 1, 2003; Ord. 1421, 2001; Ord. 1264 § 1, 1997; Ord. 1167 § 1, 1995)

18.14.020 Uses.

The permitted, conditional and prohibited uses, as well as the procedures under which they are permitted, are listed in Table 18.14-1. If a use is not listed, it is understood to be prohibited.

Table 18.14-1 Use Table 

USE	R1-15	R1-10	R1-7.5	R1-5	AR-16	AR-22
1. Accessory Dwelling Units6 (Only permitted in conjunction with a single-family residence – not duplex or higher density)	P	P	P	P	P	P
2. Adult Family Homes7	P	P	P	P	P	P
3. Apartments	X	X	X	X	P	P
4. Bed and Breakfast Establishments10	MC	MC	MC	MC	MC	MC
5. Churches18	C	C	C	C	C	C
6. Community Gardens15	P	P	P	P	P	P
7. Cottage Housing16	X	P	P	P	P	P
8. Day Care Centers9	X	X	X	X	C	C
9. Detached Single-Family	P	P	P	P	P	P
10. Duplexes13	X	X (P13 in a PUD)	P13	P13	P13	P13
11. Enclosed Retail11 – Limited to 3,000 square feet in area a.    Neighborhood market including bakeries b.    Drug stores c.    Florists d.    Video rental and sales store (not including adult entertainment establishments) e.    Community supported agriculture establishment f.    Book store	C	C	C	C	P	P
12. Family Day Care8	P	P	P	P	P	P
13. Home Occupations5	P	P	P	P	P	P
14. Institutionalized Residential Living Facilities	X	X	X	X	C	C
15. Manufactured Home Parks4	X	X	X	X	C	C
16. Manufactured Homes3	P	P	P	P	P	P
17. Personal Services – Limited to 3,000 square feet in area12 a.    Barber and beauty shops b.    Nail salon c.    Dry cleaners (without drive-through) d.    Photographic studio e.    Shoe repair and shoeshine parlor f.    Dance studios, school and hall g.    Specialized instructional studios and schools h.    Travel agencies i.    Repealed by Ord. 1793. j.    Doctor and dentist offices – single (one) physician	C	C	C	C	P	P
18. Public Uses	C	C	C	C	C	C
19. Public Uses, Limited	P	P	P	P	P	P
20. Restaurants with waterfront along the Columbia or the Washougal Rivers14	P in a PUD only	P in a PUD only	P in a PUD only	P in a PUD only	P in a PUD only	P in a PUD only
21. Similar Uses (As determined by the community development director)	P	P	P	P	P	P
22. Townhouses1	P in a PUD only	P in a PUD only	P in a PUD only	P	P	P
23. Zero Lot Line2	P in a PUD only	P in a PUD only	P in a PUD only	P	P	P
24. Medical marijuana cooperatives as defined in RCW 69.51A.250	X	X	X	X	X	X
25. Recreational marijuana producers, processors and retailers as defined in RCW 69.50.101	X	X	X	X	X	X
P = Permitted by Site Plan Review    C = Conditional Use (Conditional uses are discretionary) MC = Minor Conditional Use Permit (discretionary)    X = Prohibited

1Subject to WMC 18.46.200.

2Subject to WMC 18.46.240.

3Subject to WMC 18.46.145.

4Subject to WMC 18.46.150.

5Subject to WMC 18.46.130.

6Subject to WMC 18.46.020.

7Permitted outright if in compliance with all regulations of the State of Washington Department of Health and Social Services.

8Subject to WMC 18.46.070.

9Subject to WMC 18.46.070.

10Subject to WMC 18.46.060.

11Subject to WMC 18.46.105. Enclosed retail uses are not permitted in residential zones in the northwest or northeast areas prior to or after annexation.

12Subject to WMC 18.46.105. Personal service uses are not permitted in residential zones in the northwest or northeast areas prior to or after annexation.

13Subject to design standards requirements at WMC 18.14.025.

14The restaurant shall not have a drive-through and the associated planned unit development must consist of 25 dwelling units or more (see WMC 18.64.020).

15Subject to the guidelines established by the parks department.

16Subject to Chapter 18.45 WMC.

17Repealed by Ord. 1807.

18Subject to WMC 18.46.090.

(Ord. 1849 § 1 (Exh. A), 2018; Ord. 1823 § 1, 2017; Ord. 1807 § 2 (Exh. A), 2016; Ord. 1793 § 1 (Exh. A), 2016; Ord. 1764 § 2 (Exh. A), 2014; Ord. 1758 § 1 (Exh. A), 2014; Ord. 1634 § 1 (Exh. A), 2009; Ord. 1632 § 1 (Exh. A), 2009; Ord. 1613 § 1 (Exh. A), 2008; Ord. 1465 § 1, 2003; Ord. 1429 § 1, 2002; Ord. 1421, 2001; Ord. 1264 § 1, 1997)

18.14.025 Duplex, townhouse, zero lot line design standards.

Special design standards are required for duplexes, townhouses or zero lot line structures to integrate them with surrounding single-family, as follows:

(1) Orienting the individual dwelling entrances and garages to face a different yard or street in order to be similar to a typical single-family dwelling on corner lots, or served by an alleyway;

(2) Use roof lines and eaves to provide the appearance of one single-family dwelling;

(3) Use architectural structural elements such as dormers and porches. (Ord. 1465 § 1, 2003; Ord. 1421, 2001)

18.14.030 Lot performance standards.

Table 18.14-2

Residential District Dimensional and Parking Requirements

District	Minimum Lot Area (square feet)	Yard Requirements (feet)				Minimum Area of Landscaping (%)	Maximum Lot Coverage (%)	Minimum Lot Dimensions(D)		Maximum Density (units/acre)	Maximum Height (feet)	Parking Required (#)(B)
		Front*	Rear*	Side	Street Side			Width
R1-5	5,000	10	10	5	10	25	50	50		08.70	35	2.0/unit
R1-7.5	7,500	10	10	5	10	25	45	50		05.80	35	2.0/unit
R1-10	10,000	10	10	5	10	25	40	50		04.30	35	2.0/unit
R1-15	15,000	10	10	10	10	25	35	50		02.90	35	2.0/unit
AR-16	5,000(A)	10	10	10(C)	10		50	Demonstrate Buildability		16.00	45	1.5/unit
AR-22	5,000(A)	10	10	10(C)	10		60			22.00	75	1.5/unit

(A) This is the maximum lot size for a detached single-family dwelling.

(B) For other uses, refer to Chapter 18.52 WMC.

(C) If abutting use is same density, the community development director may reduce the side yard setback to five feet.

(D) Applies to quadrangle lots – Flag, triangular or irregular shaped lots must demonstrate buildability.

*A minimum 18-foot driveway shall be maintained inside of the curb and sidewalks in order to eliminate a vehicle parked in the driveway encroaching into the pedestrian and/or vehicular ways.

Mobile Home Park Setbacks

	Combustible buildings (mobile homes)	Noncom-bustible buildings	1-hour wall (no opening)	Stairs and decks (without roofs)	Porch, stairs and decks (with combustible roofs)	Porch, stairs and decks (noncombustible)	Combustible awnings	Noncombustible awnings
Combustible buildings (mobile homes)	10	5	5	5	10	5	10	5
Noncombustible buildings	5	3	3	3	5	3	5	3
1-hour wall (no openings)	5	3	3	3	5	3	5	3
Stairs and decks (without roofs)	5	3	3	3	3	3	5	3
Porch, stairs and decks (with combustible roofs)	10	5	5	5	10	5	10	5
Porch, stairs and decks (noncombustible)	5	3	3	3	3	3	5	3
MHP property line and street	5	5		5	5	5	5	5
Property line at public street	25	25		25	25	25	25	25

1. Separations measured wall to wall, post to wall, and post to post.

2. Stairs and decks less than 18 inches high, no setbacks.

3. 1-foot maximum roof projection into required setbacks.

4. Exact size MOH replacement allowed without causing greater encroachments.

5. No setback requirements between carport and MOH on same site only.

6. One layer of sir type “x” gypsum board inside and out, as required for one-hour construction for storage sheds less than five feet from mobile home; for existing same-as installations, on new construction, a minimum of one layer of 5/8-inch type “x” gypsum board is required, inside or outside.

**Private single-family lots – see IBC and zoning regulations.

(Ord. 1886 § 1 (Exh. A), 2019; Ord. 1821 § 1 (Att. A), 2016; Ord. 1793 § 1 (Exh. A), 2016; Ord. 1632 § 1 (Exh. A), 2009; Ord. 1613 § 1 (Exh. A), 2008; Ord. 1496 § 1, 2004; Ord. 1465 § 1, 2003; Ord. 1264 § 1, 1997)

18.14.040 Sidewalks and street trees for single-family residences.

(1) Any vacant preexisting lot of record seeking a permit for a new single-family residence shall be required to construct curbs and sidewalks along all frontages of the lot in compliance with the Washougal Engineering Standards for Public Works Construction unless there are no existing sidewalks on the same side of the street within 200 feet of the lot.

(2) Any vacant preexisting lot of record seeking a permit for a new single-family residence shall be required to install street trees unless there are no existing street trees on the same side of the street within 200 feet of the lot. Street tree planting shall be according to city requirements and include a species compatible with the width of the planting area, or planting vaults.

(a) Planter strips shall be planted an average of every 30 feet on center with a deciduous canopy tree, and the balance of the planter area planted and maintained with live ground cover or bioretention facilities.

(b) Where bioretention facility design interferes with tree spacing, the director may modify the tree spacing requirement.

(c) Street trees shall have a one-and-one-half-inch caliper diameter at breast height (DBH) at time of planting and shall reach a maximum mature height of 30 feet to top of crown. Street trees shall be selected from the city’s street tree list and shall comply with the requirements of Section 3.22, Landscaping in the Right-of-Way, Easements and Access Tracts, of the Washougal Engineering Standards for Public Works Construction.

(d) Bioretention plants and trees shall be selected from the city’s bioretention plant list. (Ord. 1821 § 1 (Att. A), 2016; Ord. 1793 § 1 (Exh. A), 2016; Ord. 1758 § 1 (Exh. A), 2014; Ord. 1740 § 1 (Exh. A), 2013; Ord. 1632 § 1 (Exh. A), 2009)

18.14.045 Maintenance requirement for stormwater facilities.

An easement, or other recorded document, meeting the approval of the community development director and recorded against the lot, shall provide for the ongoing maintenance of all stormwater facilities. (Ord. 1849 § 1 (Exh. A), 2018)

18.14.050 Northeast and northwest UGA additional standards.

In 2016 the city and citizen volunteers invested time and expertise in the question of how best to grow the northeast and northwest urban growth areas.

After an extensive public engagement process, the community reached a consensus that it is in the public interest to promote economic opportunity and higher density housing choices in the downtown core of Washougal and to encourage high quality lower density residential choices and limited commercial development opportunity in the northern urban growth areas. The community consensus is reflected in these additional standards. The standards contained in this chapter will apply to lands within the northeast and northwest areas at the time of annexation into the city of Washougal.

(1) Guiding Principles. Effective planning regulations are guided by principles understood and accepted by the community. The guiding principles supporting this section are:

(a) General Principles, Generally.

(i) Zoning designations should avoid creating nonconforming uses;

(ii) Assure compatibility between zones through the use of open space, landscaping and buffer standards;

(iii) Roads and trails should provide connectivity throughout the area;

(iv) Commercial nodes should be limited in area and scale and serve the neighborhood; and

(v) Steep slopes and critical areas should be retained as open space to the maximum extent practical and all new development shall comply with the city’s environmental regulations (WMC Title 16).

(b) Guiding Principles – Northwest Annexation Area.

(i) Encourage lower density development adjacent to existing large lots;

(ii) Commercial development at the intersection of 23rd and Crown Road should support the new development within the northwest area and Camas; and

(iii) New development should ensure that greenways provide connectivity to trails, views, parks and open space throughout the northwest area.

(c) Guiding Principles – Northeast Annexation.

(i) The neighborhood commercial node at the intersection of 352nd and SE 20th should support new development within the northeast area of the city and should be proximate to the existing fire station;

(ii) Roads and trails should follow slope contours and should connect directly to existing streets; and

(iii) Provide trail connections where topography makes roadway connections impractical.

(2) Zoning. When the city annexes lands situated in the northern UGAs it shall apply residential zoning designation to those lands in a manner fully consistent with the northeast urban growth area preferred alternative map or the northwest urban growth area preferred alternative map. The city shall apply the following zoning designation to the land classifications as follows:

(a) Low density residential = R1-15;

(b) Transitional density residential = R1-10 or R1-7.5;

(c) Medium density residential = R1-5; and

(d) Neighborhood commercial = CV.

(3) Split Zoned Property. Where a zoning district boundary line divides a lot in single ownership, the zones shall apply where adopted. The city may refine the zoning district boundary lines consistent with WMC 18.02.060, Interpretation of district boundaries.

(4) Applicable Regulations. Unless expressly provided otherwise in this section, all regulations applicable to these zoning districts shall apply. In the case of a conflict between this section and other elements of WMC Title 17 or this title, the city shall apply the regulation or standard in this section.

(5) Residential Site Development.

(a) All new lots shall meet the minimum lot size of the zoning district unless the subdivision is approved through the PUD process, Chapter 18.64 WMC.

(b) Perimeter lots of the subdivision or PUD not abutting a dedicated public right-of-way, dedicated public facility, or critical area dedicated to the city shall be no smaller than the minimum lot size of the zone in which the subdivision is located.

(6) Buffering Residential Zones. The buffering standards will help ensure compatibility between different zoning districts and protect the property values of existing and future property owners. Where residential districts abut each other and are not separated by a developed public right-of-way, public park, or public trail, lot sizes in higher density districts adjacent to the perimeter of a lower density district shall increase incrementally.

(a) Where an R1-15 zone abuts an R1-10 or R1-7.5 zone the abutting perimeter lots within the R1-10 or R1-7.5 shall be a minimum of 12,000 square feet.

(b) Where an R1-10 or R1-7.5 zone abuts an R1-5 zone the abutting perimeter lots within the R1-5 zone shall be a minimum of 7,500 square feet.

(c) Where a residential zone abuts a commercial zone, commercial buildings and structures, including parking lots, shall be set back a minimum of 20 feet from the residential zone and shall be consistent with Chapter 18.48 WMC, Aesthetics, Buffers, Compatibility and Landscaping Standards, and shall meet the B3 “high screen buffer” standard.

(d) Where a residential redevelopment abuts a residential lot created by short plat and recorded as Book 2, page 208; Book 2, page 312; Book 2, page 635; and Book/page H963, the abutting lot shall be a minimum of 26,000 square feet.

(7) View Corridors. The city of Washougal is fortunate to have some of the most impressive views of the Columbia River basin and the Cascade Mountain range of any city in Clark County. These views remind us of the majesty of the area and inspire personal reflection. They are a treasure for all and they will be in high demand for future development. Consequently, the intent of this section is to create view corridors along pubic rights-of-way so that all residents can find an opportunity to enjoy the beauty that surrounds Washougal. To accomplish this goal the city adopts the following guidelines and regulations:

(a) Significant View Corridors. For purposes of this subsection, significant view corridors are:

(i) The Columbia River and the Columbia River Gorge National Scenic Area;

(ii) Mt. Hood; and

(iii) The Portland skyline.

(b) Scope. This section applies to present and future public rights-of-way:

(i) With a general north/south alignment;

(ii) Classified as a collector street or higher; or

(iii) Trails.

(c) Orientation. Building orientation should face the street frontage to preserve view corridors. “View corridor” means the line of sight, identified as to height, width, and distance, of an observer looking toward significant sights identified in subsection (7)(a) of this section, from a public right-of-way, public property, or trail.

(d) Development Standards. Along designated public view corridors:

(i) All utilities shall be underground.

(ii) Building facades, excluding single-story porches or stoops shall be set back a minimum of 25 feet from a designated view corridor.

(iii) Street trees should be selected to be less than 30 feet at maturity.

(iv) Within front yards landscape materials should not obscure the public view along the view corridor.

(v) In the northeast area open spaces and developed viewing areas should be incorporated into new development greater than nine new lots above 600 feet elevation.

(vi) In the northwest area open spaces and developed viewing areas should be incorporated into new development greater than nine new lots above 550 feet elevation.

(e) At the time of preliminary plat application for a subdivision or planned unit development with more than nine lots the developer shall provide a view corridor analysis that demonstrates consistency with the requirements and development standards in subsection (7) of this section. A view corridor analysis is a three-dimensional study of the view corridor including:

(i) The width of the corridor which is the width of the right-of-way or trail plus 25 feet on either side;

(ii) The height from grade of the lowest point of the right-of-way up to 65 feet; and

(iii) The length of the right-of-way.

(f) The community development director shall have the authority to approve minor modifications in site requirements, such as side and rear yard setbacks, lot coverage and maximum impervious surface standards, if the director finds that granting of a minor variation:

(i) Is consistent with the comprehensive plan;

(ii) Will not create an undue hardship on similarly situated properties; and

(iii) Will further the goal of protecting view corridors along public rights-of-way, public open space, and trails.

(8) Residential Architectural Standards.

(a) Purpose. The purposes of these standards are to ensure compatibility and continuity between and within developments, as well as variety in architecture.

(b) Applicability. The standards of this section apply only to residential subdivisions with more than nine new lots created after the effective date of the ordinance codified in this section.

(c) Architectural Design. To ensure architectural variety and to reduce the dominance of garages on the streetscape, applicants for new residential developments shall demonstrate compliance with the following provisions at the time of final plat application and subsequent building permit application:

(i) The street facing facade of each single-family residence shall contain a porch or covered entry area for the primary entrance facing or accessible from the public or private street serving the residence.

(ii) The street facing facade of each dwelling shall contain at least three of the following features:

(A) Garage with decorative door(s);

(B) Bay window(s) facing the street;

(C) Cross gable roof (separate gable ends that intersect meeting in a valley);

(D) Roof dormer(s);

(E) Cupolas or towers;

(F) Pillars or posts;

(G) Eaves, with a minimum six-inch projection;

(H) Offsets in building face by a minimum of 16 inches;

(I) Balconies;

(J) Decorative patterns on exterior finish (e.g., scales/shingles, wainscoting, ornamentation, and similar features);

(K) Use of contrasting materials, such as brick or stone, on a minimum of 25 percent of the facade;

(L) Decorative cornices and rooflines (e.g., for flat roofs);

(M) Trim a minimum of two inches wide around the windows facing a public street;

(N) Varied roofline with at least one intersecting plane; or

(O) Other architectural elements, other than color, glass or lighting, but including varying texture and materials, massing, window voids, or other elements the director finds compatible with the residential character of the zone.

(iii) If a rear facade of a dwelling is visible from a public right-of-way and there is not a buildable lot fully between the nearest point of the rear property line of the subject property and the nearest point of a public right-of-way or private street, the rear facade of the subject dwelling shall also comply with the requirements of subsection (8)(c)(ii) of this section.

(iv) Template Analysis. The street facing facades of dwellings within the prescribed template area shall be substantially different.

(A) Facades shall include combinations of architectural variety such as: front porches, dormers, gables, bay windows, hipped or pitched roofs, orientation of the primary roofline, or similar architectural features described in subsection (8)(c)(ii) of this section that substantially differentiate house facades.

(B) Template Area Described. Along a street frontage the template area consists of the proposed dwelling and:

(1) On the same side of the street as the proposed dwelling: the next eight building lots to the immediate left and right side of the proposed dwelling;

(2) On the opposite side of the street from the proposed dwelling: the dwelling lot opposite the proposed dwelling and the next four building lots to the immediate left and right of the building lot across from the proposed dwelling;

(3) The template area does not extend across public rights-of-way, private streets, or lands dedicated to a public use.

(C) If, at time of review, vacant lots exist within the template area the city will evaluate facade variation based upon the units either built or under building permit review within the template area.

(v) Where houses are served by alleys, all garages and on-site parking shall be accessible from the alley and the facade of the house facing the public street shall be designed as the front of the house including, but not limited to, a primary building entrance consisting of inward swinging door(s), porch(es), window(s) and pathway(s) to the public sidewalks.

(9) Parks, Trails and Open Space. The Washougal “Comprehensive Park, Recreation, and Trails Plan” anticipates that the city will need a minimum of 43 acres of park and recreation land by the year 2035 based on a level-of-service standard (LOS) of five acres of parks per 1,000 people.

Parks and trails are an integral part of the overall design and development of the northeast and northwest areas. Consistent with Goal 11 of the Washougal comprehensive plan, the city will identify open space corridors within urban growth areas, including lands useful for recreation, wildlife, trails, and connection of critical areas.

(a) Location. The northeast and northwest UGA preferred alternative maps identify the location of potential trails, trail easements and parks. Future residential development is required to dedicate and construct parks and trails consistent with the locations generally provided in the UGA preferred alternative maps. Dedication and construction may be eligible for park impact fee credits (PIFs).

(b) Applicability. Every residential development larger than 50 units shall provide park or trail facilities within the development and shall provide meaningful connectivity and opportunities to access planned parks and trails.

(c) Park Development Standards.

(i) Required park shall be no smaller than 0.50 acres per 50 units including protected critical areas and dedicated open space.

(ii) Fifty percent of a required park shall be usable for park amenities including picnic areas, viewing or seating areas, play equipment, play fields, trails, or bike or vehicle parking.

(iii) Developed park land should be centrally located within the subdivision and accessible to a majority of residences in the subdivision or planned unit development.

(iv) If dedicated to the city the required park area shall be in one contiguous parcel and shall have public access. If the park land is maintained by a homeowners’ association the park areas may be less than 0.50 acres but not less than 10,000 square feet and may be located throughout the subdivision.

(v) Sidewalks or trails shall provide pedestrian access to each park.

(d) Trail Development Standards.

(i) Where feasible, trail locations should be located within existing utility easements or protected open space corridors.

(ii) Trails shall be multi-modal providing both recreational and transportation functions, including bicycle access.

(iii) Trails shall be designed and constructed consistent with the city’s engineering standards for public works.

(iv) Trails and greenways must ensure connectivity to both the trail and greenway network on the adopted UGA preferred alternative map and provide connectivity to and through existing and future subdivisions and planned development.

(10) Commercial Development. See Chapter 18.32 WMC.

(11) Public Roads. Public roads are an integral part of the overall design and development of the northeast and northwest areas. Consistent with Goal 6 of the Washougal comprehensive plan, the city will “establish an efficient inter- and intra-city circulation system which, by design, integrates the full range of land uses in a way that accommodates and encourages a variety of transportation alternatives such as carpooling, public transit, bicycles and walking.”

(a) Location. The Washougal northeast and northwest UGA preferred alternative maps identify the location and functional classification of potential public roadways. The locations of the roadways on the preferred alternative maps are general and their location is not precisely identified.

(b) Applicability. Future residential development is required to dedicate right-of-way and construct its proportionate share of the public roadways consistent with the locations generally provided in the UGA preferred alternative maps. Dedication and construction may be eligible for traffic impact fee credits (TIFs).

(c) In determining the relationship and responsibility of future development to dedicate land, construct a portion of the public roadway, potential for TIF credits, or need to connect to the roadways identified on the UGA preferred alternative maps, the community development director shall consider:

(i) The 2016 “Washougal NE and NW Urban Growth Area Traffic Impact Analysis” prepared by Global Transportation Engineering and the applicant’s independent traffic impact analysis assessing the development’s potential impacts to the transportation system and potential mitigation measures;

(ii) The proximity of the proposed development to the roadways identified in the preferred alternative map; and

(iii) Whether a nexus exists between the potential impacts of the proposed development and the roadway system identified in the preferred alternative map and, if so, the development’s proportionate share of reasonable mitigation measures, including factors such as:

(A) Topography and critical area limitations which may inhibit the reasonable construction of the public roadway; and

(B) Whether alternative alignments can more easily accomplish the goals of creating an integrated and efficient transportation system which implements the transportation goals of the northeast and northwest UGAs.

(d) Roadway Development Standards. Public roadways shall be designed and constructed consistent with the city’s adopted engineering standards for public works. (Ord. 1823 § 1, 2017)