Chapter 18.38 WOODBURN HILL SUBAREA DEVELOPMENT

Chapter 18.38
WOODBURN HILL SUBAREA DEVELOPMENT

Sections:

18.38.010 Purpose.

18.38.020 Applicability.

18.38.030 Environmental review.

18.38.040 Residential development.

18.38.050 Nonresidential/mixed use nodes.

18.38.060 Surface mining overlay.

18.38.070 Parks, recreation and open spaces.

18.38.080 Slope protection and erosion control.

18.38.090 Design standards.

18.38.100 Supplemental submittal requirements.

18.38.010 Purpose.

It is the purpose of this chapter to set forth the standards, incentives and guidelines for development within the Woodburn Hill subarea. The standards are intended to set forth a framework that allows for flexibility in design and development while preserving, to the greatest degree possible, the environmentally sensitive areas and open space opportunities within the subarea while balancing these interests with those of private property rights. (Ord. 1520 § 1, 2005; Ord. 1421 § 1, 2001; Ord. 1253 § 1, 1997)

18.38.020 Applicability.

The provisions of this chapter apply to all land located within the Woodburn Hill subarea as identified in the city of Washougal 20-year growth management plan, Element IV(a) (Woodburn Hill subarea plan). It shall be the responsibility of the community development director to interpret and apply the provisions of these standards, and has the authority to modify any standard contained within this chapter if necessary to meet the intent of the standard, in light of physical constraints or unique development design. It shall be the responsibility and authority of the director to interpret and apply the provisions of these standards to assure the intent of these standards is met. (Ord. 1613 § 1 (Exh. A), 2008; Ord. 1520 § 1, 2005; Ord. 1421 § 1, 2001; Ord. 1253 § 1, 1997)

18.38.030 Environmental review.

(1) In reviewing development proposed on land located within the subarea, if in compliance with these regulations and the provisions of the subarea plan elements, the director shall rely to the greatest extent possible on the environmental analysis and documents prepared and adopted as part of the subarea plan.

(2) Where development proposals are consistent with the subarea plan, the director shall adopt the EIS prepared for the plan as the environmental analysis, with addenda analysis only as necessary to address the elements of the development proposal not addressed by the EIS.

(3) Additional environmental review shall be required in the following cases:

(a) The scope of the proposed development exceeds that contemplated in the subarea plan EIS with respect to any other analyzed environmental elements;

(b) The proposed development will have an impact on an element of the environment which was not considered in the scope of the Woodburn Hill EIS. (Ord. 1520 § 1, 2005; Ord. 1421 § 1, 2001; Ord. 1253 § 1, 1997)

18.38.040 Residential development.

In light of the physical constraints within the subarea, it is the intent of the city to allow flexibility in site design and layout for residential uses. The reliance upon minimum building envelope standards and maximum densities instead of lot size standards is intended to facilitate flexible site design, as well as to encourage retention of unbuildable areas in common open space tracts as opposed to under individual private ownerships.

(1) Residential Uses. The following residential uses shall be permitted within the subarea in accordance with the density provisions of this section:

(a) Detached single-family;

(b) Townhouses;

(d) Residential condominiums;

(e) Public use, limited.

(2) Conditional Uses. The following uses shall be conditional throughout the subarea, subject to the provisions of Chapter 18.72 WMC:

(a) Assisted living or congregate care facilities;

(b) Day care centers;

(d) Churches;

(e) Apartments, with a maximum of 60 units in any single complex, subject to design review.

(3) Densities. All densities referred to throughout these standards shall mean units per gross acre. Densities in the Woodburn Hill subarea shall be in accordance with Table 18.38-1, except as provided for in this subsection and subsection (4) of this section.

(a) In situations where the physical environment on the site warrants such allocations, the density provisions of Table 18.38-1 may be modified by the director, subject to the design standards of WMC 18.38.090, to meet the intent of this section. However, the maximum residential density on any single development site throughout the subarea shall not exceed 4.7 gross units per acre, and the overall number of units provided within the subarea shall not exceed 1,410.

(4) Density Transfers. Portions of sites encumbered by land identified as sensitive due to the presence of steep slopes, unstable land, historical or archaeological sites, wetlands and buffers, commons, land voluntarily or mandatorily set aside for open space or other permanent physical development limitations, but not including required or existing rights-of-way, as may be determined or approved by the director, may be eligible for transfer of density. The residential density otherwise able to be achieved on such gross acreage may be transferred to the remaining unencumbered land areas, subject to the following limitations:

(a) Intraparcel Transfer. The maximum number of units which can be transferred is limited to the number of whole units (fractions of units shall be rounded down) which would have been allowed on the unbuildable area described in this section, not to exceed 125 percent of the maximum density set forth in Table 18.38-1; provided, however, the maximum number of units shall be calculated based on the gross area of the site, minus any public road right-of-way, and the maximum density allowed will be dependent upon site characteristics and other factors.

(b) Interparcel Transfer. Density may be transferred between parcels or ownerships within the subarea; provided, that the overall maximum density for the subarea shall not be exceeded and that the maximum density allowed in any particular area, as set forth in Table 18.38-1, is not exceeded by more than 125 percent.

(i) The city shall maintain a record of the number of units preliminarily approved for construction within the subarea and allow interparcel density transfer of the unused density to subsequent development proposals, upon request by the applicant of those developments, and give priority for use of interparcel density on the basis of technically complete determination.

(5) Height. Height of structures shall be measured from the mean point of adjacent grade to the highest point of the structure, excluding architectural features such as chimneys. The maximum height within the subarea shall be 35 feet, except:

(a) Structures located above the 510-foot elevations shall include features that mitigate the potential impacts on the appearance of the ridgeline including, but not limited to:

(i) Height restrictions;

(ii) Complex roof gables and articulations, or incorporation of dormers or other architectural features to eliminate monotonous roof lines;

(iii) Restriction of building location and type;

(iv) Incorporation of porches and other architectural features on southern building faces that eliminate monolithic blank walls;

(v) Planting of mature vegetation on the north side of structures to provide a natural silhouette backdrop. Such planting shall be selected to assure that at least 25 percent of their crown is above of the height of the structure at time of planting;

(vi) Other measures approved by the review authority.

(6) Medical marijuana cooperatives as defined in RCW 69.51A.250 are prohibited.

(7) Recreational marijuana producers, processors and retailers as defined in RCW 69.50.101 are prohibited.

Table 18.38-1
Degree of Slope1	Maximum Density (units/acre)2,3	Minimum Building Envelope4			Setbacks (Minimum/Maximum)
		Area (s.f.)	Average Width	Average Depth	Front5		Side/ St. Side	Rear
		Area (s.f.)	Average Width	Average Depth	Residence5, 6	Garage7	Side/ St. Side	Rear
0 – 5%	8	1,800	20′	60′	10′/15′	18′ min.	5′	5′
5 – 10%	6	1,800	20′	60′	10′/15′	18′ min.	5′	5′
10 – 15%	58	2,800	40′	70′	10′/15′	18′ min.	5′	5′
15 – 25%	3.5	3,000	60′	50′	10′/15′	18′ min.	5′	10′
25 – 40%	2.5	3,500	70′	50′	10′/15′	18′ min.	5′	10′
40 – 50%	2	4,000	80′	50′	10′/15′	18′ min.	5′	15′
50 – 100%	no build

1Degree of slope references existing natural topography of the site.

2This density may be exceeded by a maximum of 125 percent with use of the density transfer of WMC 18.38.040(2). Maximum densities listed in this table do not guarantee these densities throughout each parcel within the subarea. Physical or topographical restrictions may prohibit achieving these densities.

3Increased densities may be warranted throughout the subarea regardless of the slope conditions, depending upon design, configuration and compatibility. Densities may be increased upon certification of suitability by a licensed geotechnical engineer of the area for construction. Densities on slopes of 15 percent shall not exceed eight units per acre and shall be subject to approval by the review authority.

4Building envelope includes the buildable area of a lot unencumbered by setbacks, unbuildable slopes, irregular lot configuration, environmentally sensitive areas or other restrictions which may make the land unbuildable.

5Minimum and maximum setbacks may decrease by one foot for each one percent of slope in excess of 10 percent to a minimum of six feet for the residence (not garage). Front porches that extend beyond the front face of the primary structure may intrude into front yard setbacks. However, no reduction in a setback or intrusion of a front porch may be permitted that will interfere with sight distance.

6The front setback of the residence may be reduced by the same distance that the front of the garage is set back from the primary face of the residence, to a maximum reduction of five feet (10 feet rather than 15).

7This minimum setback provision shall not apply to garages with entrance doors oriented perpendicular to the adjacent street to form a parking court. (There is to be 18 feet of parking area length inside of the back of the curb and/or sidewalk or planter strip; whichever is the farthest interior to the lot, in order for vehicles not to encroach either into a pedestrian way or roadway.)

8Except as provided for in nonresidential development under WMC 18.38.050.

(Ord. 1929 § 1 (Exh. A § 1), 2020; Ord. 1807 § 2 (Exh. A), 2016; Ord. 1764 § 2 (Exh. A), 2014; Ord. 1758 § 1 (Exh. A), 2014; Ord. 1520 § 1, 2005; Ord. 1421 § 1, 2001; Ord. 1253 § 1, 1997)

18.38.050 Nonresidential/mixed use nodes.

(1) Except as provided for in subsection (5) of this section, there shall be the potential for two mixed use nodes within the subarea, subject to all of the following location criteria and as generally designated in the subarea plan:

(a) Nodes shall be located on land with existing slopes of 10 percent or less; and

(b) Nodes shall be separated by at least 0.5 miles, but no greater than 1.5 miles;

(d) No individual node shall exceed 12.5 contiguous acres in area; and

(e) The total area dedicated to mixed use nodes shall not exceed 20 acres.

(2) The following uses are permitted in the mixed use nodes, subject to site plan review (Chapter 18.88 WMC) and the design standards contained in WMC 18.38.090:

(a) Any residential use as provided for in WMC 18.38.040, subject to the design standards contained in WMC 18.38.090;

(b) Accessory uses and structures normally incidental to one or more permitted principal uses;

(d) High quality restaurants, as defined by the Trip Generation Manual of the Institute of Transportation Engineers (ITE), not including drive-in or drive-through facilities and not to exceed 5,000 square feet in area;

(e) Retail trade establishments, enclosed, not exceeding 5,000 square feet of gross floor area;

(f) Service establishments, personal, not exceeding 2,500 square feet of gross floor area;

(g) Professional offices;

(h) Similar uses.

(3) The following use shall be conditional in the mixed use nodes, subject to the provisions of Chapter 18.72 WMC:

(a) Hotels.

(4) There shall be no auto-related uses (such as gas stations, auto service or repair or similar uses) permitted within the subarea.

(5) There shall be no solely residential development within mixed use nodes prior to 50 percent build out of the subarea.

(6) Neighborhood Retail. Neighborhood retail uses shall be permitted throughout the subarea, subject to the provisions of site plan review (Chapter 18.88 WMC) and the following criteria:

(a) Uses shall be limited to retail sales of groceries or disposable household items.

(b) Each retail use shall be enclosed in a single building which does not exceed 3,500 square feet of gross floor area on a parcel which does not exceed 12,000 square feet.

(d) Neighborhood retail uses shall be on lots located at the corner of the intersection of two public streets, both of which shall have sidewalks.

(e) Building shall be built to the sidewalk with no parking or maneuvering separating the building and the sidewalk.

(f) At least 50 percent of the street facing facade shall be comprised of windows.

(g) Buildings shall be designed so as to be architecturally compatible with surrounding residential uses.

(h) There shall be no backlit, neon or flashing signs associated with neighborhood retail uses.

(i) Neighborhood retail uses shall provide parking consistent with Chapter 18.52 WMC to a maximum of five parking spaces. On-street parking shall be utilized to meet this requirement. If on-street parking is insufficient to provide the required number of spaces, parking may be provided off-street, provided it is located to the rear of the building.

(j) Neighborhood retail uses shall be restricted to the ground floor of the structure they occupy.

(7) Medical marijuana cooperatives as defined in RCW 69.51A.250 are prohibited.

(8) Recreational marijuana producers, processors and retailers as defined in RCW 69.50.101 are prohibited. (Ord. 1807 § 2 (Exh. A), 2016; Ord. 1764 § 2 (Exh. A), 2014; Ord. 1520 § 1, 2005; Ord. 1421 § 1, 2001; Ord. 1253 § 1, 1997)

18.38.060 Surface mining overlay.

(1) There shall be a surface mining overlay placed on tax lots 2 (131160), 29 (131186) and 13 (131170) located within the subarea, and as specifically indicated on the land use map. Permitted uses within the surface mining overlay are as follows:

(a) Aggregate surface mining;

(b) Crushing.

(2) Prohibited Uses.

(a) Asphalt and concrete batch plants.

(3) Removal of Overlay. The overlay zone may be removed at any time as a Type III proceeding, pursuant to the provisions of Chapter 18.94 WMC, and is not bound by the annual review provisions of the comprehensive plan. (Ord. 1520 § 1, 2005; Ord. 1421 § 1, 2001; Ord. 1253 § 1, 1997)

18.38.070 Parks, recreation and open spaces.

(1) Public and private parks and open spaces shall be permitted uses throughout the subarea.

(2) An improved community park not less than five acres in area shall be provided within the subarea as generally indicated on the adopted land use map. “Improved” shall mean that at least 75 percent of the gross land area is actively useable via pedestrian trails, playground or fitness equipment, picnic areas or other such amenities. The properties ultimately affected by the final location of the park shall be eligible for park impact fee credit up to the value of the raw land costs plus improvements. Potential residential densities lost as a result of park provisions may be transferred in accordance with WMC 18.38.040(4). The director or review authority may approve alternative park and open space plans which meet the intent of this subsection.

(3) Where possible and feasible, passive open spaces, such as unbuildable ravines and stream corridors, throughout development within the subarea shall ultimately be improved with an integrated network of pedestrian amenities, which connect to the existing street network or to other trail systems in the area such as the Washougal River Greenway, Lacamas Creek Park and parks within the subarea. Such unbuildable areas shall either be dedicated to the city or encumbered with public easements for pedestrian facilities. Easements shall be composed of a 20-foot wide construction easement which, upon completion of trail construction and an eight-foot wide perpetual pedestrian easement, will expire. If such areas are improved with public pedestrian trails by the developer, the developer shall be eligible for park impact fee credits for the costs of improvement only.

(4) Development of active recreational opportunities is strongly encouraged in developments throughout the subarea. Such spaces shall be provided in accordance with the following standards:

(a) Developments of 50 units or more or with an exterior boundary greater than 0.25 miles from any existing, planned or proposed park facility shall provide neighborhood parks as follows:

(i) Parks shall have an area of 10 percent of the gross site development area or one acre, whichever is greater, but not to exceed five acres for any individual park. Developments greater than one quarter mile in any dimension shall provide multiple parks consistent with this intent.

(ii) Parks shall be fronted on at least 50 percent of their perimeter by public streets, and shall have a minimum of 75 percent of their area improved with active open spaces such as fitness facilities, picnic areas, playgrounds or pedestrian trails.

(iii) Whenever possible, parks should incorporate undevelopable areas such as wetlands or on slopes which take advantage of views.

(iv) Parks provided consistent with this section shall be eligible for park impact fee credits, pursuant to Chapter 15.62 WMC. (Ord. 1520 § 1, 2005; Ord. 1421 § 1, 2001; Ord. 1253 § 1, 1997)

18.38.080 Slope protection and erosion control.

(1) Development on slopes in excess of 15 percent and on slopes transitioning to these steep areas (within 100 lineal feet of the crest or toe of a steep slope) shall comply with the following:

(a) Planning of development within the subarea shall take into account the topography, soils, geology, hydrology and other conditions existing on the proposed site.

(b) Development shall be designed and oriented on the site so that grading for infrastructures, build out and other site preparation is kept to a minimum.

(c) Essential grading shall be shaped and engineered so as to blend with natural land forms and to minimize the necessity of padding and/or terracing of building sites.

(d) In addition to the provisions of subsection (3) of this section, projects shall be phased into workable units on which construction shall be scheduled to minimize soil disturbance and to control erosion in accordance with the approved erosion control plan.

(e) Areas not well suited for development because of soil, geology, vegetation or hydrology limitations should be allocated for open spaces and recreational uses, consistent with WMC 18.38.070(2).

(f) Disruption of existing plant and animal life shall be minimized. Existing deep-rooted vegetation on slopes of 15 percent or greater shall be removed only as necessary to construct roads and infrastructure prior to final plat approval. Prior to any earthwork, the applicant shall submit a detailed vegetation plan that indicates preservation, during infrastructure construction, of all trees with a dripline outside of the right-of-way. The plan shall include an inventory of all trees with a 10-inch DBH or greater, their species, size, trunk location and extent of dripline. Removal of deep-rooted vegetation on individual lots with slopes in excess of 15 percent shall be in conjunction with residential construction only, and shall be limited to that necessary to locate individual residences. If deep-rooted trees are removed to accommodate residences, root structures shall be preserved whenever possible to assist in slope stabilization and erosion control.

(g) Soil disturbance shall be minimized.

(h) Developments shall, to the extent possible and feasible, include implementation of best management practices (BMPs) for slope and soil stabilization, grading and landscaping.

(i) Lots with building envelopes that have slopes in excess of 15 percent shall include preplanned building pad and driveway locations which incorporate the intent and provisions of this section.

(2) In addition to the erosion control requirements of the city of Washougal Engineering Standards and subsection (1) of this section, no earthwork activity shall occur on slopes in excess of 25 percent between the dates of October 1st and May 1st, providing that the city of Washougal may extend or shorten this time period on a case-by-case basis depending on actual weather conditions.

(3) The use of temporary portable crushers may be permitted throughout the subarea as warranted to use on-site material for infrastructure construction or in conjunction with approved hillside excavation. Sale of on-site rock, whether crushed or uncrushed, is not permitted. Blasting, rock, and/or crushed rock on the site is allowed only for on-site infrastructure. However, such use shall be identified in the initial application for preliminary development approval, and shall be subject to the following restrictions:

(a) The applicant shall demonstrate that the excavation is necessary to accommodate development within the standards of this chapter and that it is the minimum necessary to accommodate such development.

(b) The applicant shall demonstrate that there are no practicable or feasible alternatives to the use of on-site crushers, such as use of rippers or strippers.

(c) Use of on-site crushers shall be limited to the hours of 7:00 a.m. to 6:00 p.m., Monday through Friday, 8:00 a.m. to 6:00 p.m. Saturday and no use on Sunday.

(d) Any blasting necessary for construction, due to geological conditions, shall be completed in accordance within the time frames outlined in the applicable provisions of the RCW and WAC and shall obtain a blasting permit from the city of Washougal fire department. (Ord. 1520 § 1, 2005; Ord. 1465 § 1, 2003; Ord. 1421 § 1, 2001; Ord. 1253 § 1, 1997)

18.38.090 Design standards.

(1) Development Compatibility and Continuity. Development within the subarea shall be designed to the following standards to assure compatibility and continuity between and within developments:

(a) Directly abutting residential uses, either within a single proposal or between a proposed and existing or preliminarily approved development, shall be designed to assure that there is a maximum 25 percent density increase or decrease to transition between housing types or densities. When separated by a street, facing housing types shall be the same and densities of facing residential uses shall be within 10 percent of each other. The provisions of this section may be modified by the director upon finding:

(i) That physical site constraints require development to be designed with a separation of more than 300 feet between building envelopes; or

(ii) That the physical site conditions warrant differing densities, pursuant to Table 18.38-1, and the result is differing housing types. In this case, the applicant shall submit architectural renderings of the proposed development that demonstrate architectural and functional compatibility between the differing housing types and/or densities.

(b) Attached single-family development built immediately adjacent to detached single-family development shall be designed and constructed so as to approximate the height, scale, bulk and appearance of typical single-family residential development of the adjacent zone in order to provide a transition between types of development.

(c) Nonresidential development should not be located immediately adjacent to detached single-family residential development. If such developments do abut, each type of development shall be subject to the following:

(i) Nonresidential Development.

(A) The abutting boundary shall be improved with a 10-foot-wide vegetated buffer consisting of live ground cover and trees planted an average of one per 30 lineal feet on center, filled between with evergreen shrubs which are a minimum height at planting of three feet and reach a minimum height of six feet within three years of planting.

(B) The scale, bulk and appearance of the building facade facing the residential development shall be designed to minimize monolithic or monotonous walls facing residential uses, consistent with subsection (3) of this section.

(ii) Residential Development.

(A) If not separated by a street, the abutting residential development should be attached single-family or multifamily, and shall have a minimum density of six units per acre.

(B) If separated by a street, the abutting residential may be single-family or multifamily, and shall have a minimum density of four units per acre.

(2) View Preservation.

(a) To the extent possible and feasible, developments on slopes in excess of 15 percent shall implement a combination of development design, plat restrictions and/or construction restrictions which assure preservation of private view corridors for 50 percent of the units within the development, as well as public view points from within the subarea, to the Portland city lights, Columbia River Gorge National Scenic Area and/or Mt. Hood. Such measures may include restrictions in height, placement of homes, tree removal or replanting, or other mechanisms approved by the director to preserve or enhance views from the development.

(b) To preserve, to the extent possible and feasible, the natural beauty of Woodburn Hill as a view amenity from within the city, developments visible from the lowlands of the city (i.e., north of Shepherd Road) shall retain existing vegetation to the greatest degree possible to preserve the visual integrity and continuity of hillsides within the city. If tree removal occurs as a result of development, street trees and open space plantings shall occur as a condition of plat approval that assure a developed canopy, which at least partially obscures visibility of rooftops and streets from city lowlands.

(c) Primary view corridors from residences north of the subarea that exist at the time of adoption of the ordinance codified in this section shall be preserved by incorporating design elements that preserve views, such as height limitations, lot configuration or building placement.

(3) Nonresidential Development.

(a) Site Design.

(i) Primary building entrances shall be oriented toward the public street and pedestrian facilities.

(ii) Parking, driveways or auto maneuvering areas shall not separate the primary face of the building (front entry face) from the abutting street.

(iii) Nonresidential development shall provide accessible and accommodating spaces for public civic interaction via pedestrian plazas, street furniture and public open spaces wherever appropriate and feasible.

(iv) Buildings on corner lots shall, where appropriate, be located on the street corner with building frontages on both streets and primary entrances oriented toward the intersection. If no buildings are located at street corners, pedestrian plazas and amenities shall provide a focus for the area.

(v) If buildings are not located at the corner intersections, monumentation shall be incorporated at key or focal intersections within or on the perimeter of developments to foster a sense of community identity and arrival. Monument shall be of an appropriate size, scale and design to accomplish this.

(b) Architectural and Building Design.

(i) The ground floor of building facades facing streets shall have at least 50 percent of the total wall area in permeable surfaces (windows, pedestrian entrances, open shops).

(ii) Buildings with frontages greater than 50 lineal feet shall vary the building line and create offsetting walls, awnings, arcades, modulated wall textures, climbing landscaping materials and other features that break down the scale of the wall.

(iii) Buildings shall integrate awnings, overhangs or other rain protection features when abutting pedestrian amenities.

(iv) The exterior finish of buildings is encouraged to be similar to that of abutting uses, but shall not be corrugated metal or vertical jointed wood siding (TI-11).

(c) Signage. All signage within the subarea shall be monument signage. Any proposed sign lighting shall be indirect with no backlit, flashing or neon. All other sign provisions shall be in accordance with Chapter 18.60 WMC.

(4) Stormwater. The city shall ultimately maintain and operate a stormwater conveyance and disposal system for the subarea. Such a system will provide for conveyance from developments within the subarea to a regional detention facility and/or a direct outfall to the Washougal River. The responsibility for design, permitting and construction of the outfall shall be the responsibility of the developers within the subarea. This may be accomplished by private construction of the outfall and subsequent reimbursement via a “latecomer” system, or by formation of a stormwater LID. The city will, to the extent possible, assist and facilitate the permitting of construction of the disposal outfall structure and conveyance lines from the north line of Shepherd Road to the point of outfall. Upon completion, the system will be publicly owned and maintained. Development within the subarea shall be responsible for treating and disposal of increased stormwater runoff consistent with the provisions of the Washougal Engineering Standards, except as modified below:

(a) All development shall provide methods for on-site stormwater quality treatment consistent with the city of Washougal Engineering Standards.

(b) If, at the time of development, the stormwater collection and outfall system referenced in subsection (4) of this section is not in place, development shall provide interim detention or retention facilities designed in accordance with the provisions of the city of Washougal Engineering Standards.

(c) Stormwater utility plans for all new development shall include dry stormwater transmission lines configured so as to accommodate abandonment of interim facilities and connection to the overall stormwater conveyance system.

(5) Streets. Streets shall generally occur as indicated on the street network map included in the subarea plan and as provided for in this subsection. However, the street network map provided in the plan is conceptual, and shall not be constituted to require strict compliance with the alignments which occur in that plan. The street alignments that appear on the street network map in the subarea plan are intended to indicate where critical street connections need to occur, not necessarily actual physical street alignments.

(a) Street Classifications. There shall be three basic street classifications within the subarea. Other street types may be appropriate upon technical site design, and may be approved by the director upon concurrence with the fire chief and the director of public works. Where standards are not specified in this section, the city of Washougal Engineering Standards shall prevail. The basic street classifications are as follows:

(i) Residential Collector. Residential collector streets are intended to provide primary and consistent connections to, from and between developments within the subarea and to the surrounding street network. There are three residential collectors within the subarea as shown on the Woodburn Hill Subarea Street Network Map, one providing primary east-west connection between 40th Street on the east and Crown Road on the west, one providing north-south connection from Shepherd Road to the east-west area collector, and a second north/south connection from Shepherd Road to the northerly boundary of the current urban growth boundary with ultimate connection to 30th Street. Residential collectors generally carry through traffic from contiguous residential areas. Emphasis is on facilitating pedestrian use.

(ii) Residential Access. A residential access is intended to provide primary means of conveying traffic from residential areas to residential collectors. Through trips are discouraged on residential access. Emphasis is on facilitating pedestrian use.

(iii) Residential Local. Residential local roads are intended to provide direct access to properties within neighborhoods to convey traffic to the residential access and residential collector system.

(b) Except as specifically modified in this section, streets within the subarea shall comply with the provisions of Table 18.38-2.

(c) There shall be a residential collector, constructed to the standards contained in Table 18.38-2, running east-west through the subarea which provides a physically uninterrupted connection between the east end of 40th Street and Crown Road. There shall be an additional residential collector that provides a north-south connection from the eastern portion of Shepherd Road north to the east-west area collector. “Physically uninterrupted” shall mean the collector has no angular turns, no curves with a centerline radius of less than 250 feet and no intersection offset.

(d) Wherever practicable and feasible, development shall be designed to provide cross circulation at maximum intervals of 500 feet on all streets. Where meeting this standard is not practicable or feasible due to physical obstructions such as topography or other environmental features, pedestrian connections shall be provided between roadways at this interval.

(e) There shall be no direct access restrictions on any streets within the subarea, except to provide for safe separation between driveway intersections and public street intersections, to preserve sight distance for vehicles entering roadways, residential collectors, or to assure other safety provisions as determined by the public works director. Maximum width of residential curb cuts shall be 20 feet.

(f) The maximum curb cut onto a public street for nonresidential development shall be no less than 24 feet and no greater than 36 feet.

(g) There shall be a traffic circle, median or other traffic calming device approved by the director incorporated into the design of the eastern intersection indicated on the street network map.

(6) Streetscapes. In order to preserve and enhance the street as a public space, the following provisions shall be incorporated into developments:

(a) There shall be no fencing in excess of three feet in height between the front face of any building and the street.

Table 18.38-2
	Residential Collector	Residential Access	Residential Local
Right-of-Way Width	60′	54′	50′
Roadway Width	38′	36′	32′
Number of Lanes	2	2	2
Lane Width	11′	10′	9′
# of Parking Lanes	2	2	2
Parking Lane Width	8′	8′	7′
Sidewalks	5′ both sides	5′ both sides	5′ both sides
Planter Strips	3′ both sides	3′ both sides	3′ both sides
Design Speed	25	25	25
Max./Min. Curve Radius	500′/250′	400′/200′	200′ max.
Max. Intersection Radius	25	20	15

Cul-de-sacs shall comply with Section 3B.08, Street Ends, of the Washougal Engineering Standards.

(b) Rear yards of residential developments shall be oriented to the interior of blocks. Development design shall, to the extent possible and feasible, assure that no rear yard abuts a public street with a classification of loop/cul-de-sac or higher.

(i) The lot also has street frontage on an improved public right-of-way containing a parking lane on both sides of the public roadway,

(ii) The home faces the public roadway,

(iii) Parking within or on either side of the alley is prohibited and signed,

(iv) The alley has sufficient width and an approved street end approved by the director of public works and fire chief,

(v) Public utilities shall not be allowed within an alleyway.

(d) Planter Strips. Planter strips required by Table 18.38-2 shall be planted an average of every 30 feet on center with a deciduous canopy tree, with the balance of the planter strip planted and maintained with live groundcover. Detached sidewalks are required so that the planter strips are located behind the curb. Street trees shall have a three-inch caliper diameter breast height (DBH) at time of planting and shall reach a mature height of at least 50 feet to top of crown. Street trees shall be certified by registered landscape architect or certified arborist to be of a variety with a root structure that is least intrusive into utility lines or disruptive to sidewalks, and shall be selected and placed so as not to conflict with view preservation in subsection (2)(a) of this section, and to augment and enhance the provisions of subsection (2)(b) of this section.

(7) Lighting. Street and building lighting within the subarea shall be designed and placed in a manner that assures safety, while minimizing glares on adjacent properties, particularly rural properties abutting urban development. (Ord. 1658 § 1 (Exh. A), 2010; Ord. 1520 § 1, 2005; Ord. 1496 § 1, 2004; Ord. 1421 § 1, 2001; Ord. 1253 § 1, 1997)

18.38.100 Supplemental submittal requirements.

(1) In addition to the submittal requirements outlined in Chapters 17.12 or 18.94 WMC, preliminary development applications within the subarea shall submit the following:

(a) Topographic information with contours at a minimum of two-foot intervals;

(b) Calculations of the amount of land in each slope threshold contained in Table 18.38-1, to the tenth of an acre;

(d) A landscape plan indicating street tree, buffer or open space area plantings as required by this chapter. Such plan shall include plant type, quantity, location, initial planting size and maintenance provisions as well as a certification from a registered landscape architect or certified arborist that the planting provisions of this chapter have been met;

(e) A view corridor analysis which demonstrates compliance with WMC 18.38.090(2);

(f) Information, including lot size calculations, density calculations, architectural elevations or buffer plans to demonstrate to the satisfaction of the review body, compliance with the provisions of WMC 18.38.090(1) and (3);

(g) A street and site lighting plan, including wattage, height, location, shielding and glare information, which demonstrates compliance with WMC 18.38.090(7);

(h) Information, including architectural renderings, plot plans and landscape plans, which demonstrate to the satisfaction of the review body, compliance with the provisions of WMC 18.38.040(5).

(2) Development submitted for final plat shall be accompanied by a subarea planning cost recovery fee in the amount of $60.00 per gross acre for developments in excess of 25 gross acres, and a cost recovery fee of $30.00 for development less than 25 gross acres.

(3) Developments given preliminary approval by city council prior to adoption of the ordinance codified in this section shall pay a subarea planning cost recovery fee of $15.00 per gross acre prior to final plat approval. (Ord. 1520 § 1, 2005; Ord. 1421 § 1, 2001; Ord. 1260 § 1,1997; Ord. 1253 § 1, 1997)