Chapter 11.20
SUBDIVISION DESIGN STANDARDS
Sections:
11.20.010 Provisions of the comprehensive plan and zoning regulations.
11.20.030 Alley design standards.
11.20.070 Fire protection standards.
11.20.010 Provisions of the comprehensive plan and zoning regulations.
All subdivisions shall conform to the design standards of this title, in addition to the comprehensive plan, and all zoning regulations in effect at the time any preliminary plat of a subdivision is submitted for approval. Lots shall be of sufficient area, width and length to satisfy zoning requirements, except as provided in Chapter 11.32 WCC. (Ord. 2022-04 § 1; Ord. 2013-41 § 1 (Exh. B); Ord. 2010-24 § 1; Ord. 3080 § 500, 1994)
11.20.020 Streets.
(1) Locations. The street layout of every subdivision shall be in conformance with any adopted comprehensive plan or circulation element thereof, and shall provide for the continuation of major streets which serve property contiguous to the subdivision. Street networks shall provide ready access for fire and other emergency vehicles. The hearing examiner, upon recommendation of city staff, may require additional access points if such are found to be necessary to protect the public safety.
(2) Intersections. Street intersections shall be as nearly at right angles as is practicable. Street jogs with offsets of less than 125 feet between centerlines should be avoided in residential subdivisions where possible. The streets should be designed so as to not intersect with arterial streets at intersections any closer than 1,000 feet.
(3) Grades. Grades shall be not less than five-tenths percent on any street, and not more than the maximum grade percent (%) listed in subsections (6) and (8) of this section based on the applicable street classification or turnaround type.
(4) Alignment. Connecting street centerlines deflecting from each other at any one point more than 10 degrees shall be connected by a curve of at least a 100-foot radius for collector and local streets, and at least a 300-foot radius for arterial streets. A tangent at least 100 feet long shall be introduced between curves on arterial streets.
(5) Subdivision Boundary Streets. A street lying along the boundary of a subdivision may be dedicated less than the required width if it is practical to require the dedication of the remaining portion when the adjoining property is subdivided. Whenever there exists a dedicated portion of a street on a subdivision adjoining a proposed subdivision, the other portion shall be dedicated on the proposed subdivision to make the street complete. To ensure that this occurs, a one-foot reserve block shall be required on the subdivision boundary along the street for the purpose of withholding access from the unsubdivided property to said street until such time as a complete street is constructed. This same procedure will also be required when a street dead ends at the boundary of any subdivision.
(6) Dead End Streets. Streets designed to have one end permanently closed or in the form of a cul-de-sac shall be provided at the closed end with a turnaround compliant with currently adopted International Fire Code (IFC) types of turnarounds as determined by the following table permitting comparable ease of turning. Such streets in excess of 600 feet shall be avoided. Larger than the minimum land set aside to encompass the curbs or curb-to-curb distances may be specified by the city upon the recommendation of the city engineer for including public sidewalks, planters, medians, islands or utility infrastructure.
|
Type of IFC Turnaround |
Min. R/W1 (feet) |
Min. Curb to Curb (feet) |
Min. R/W Radius to Connecting Street (feet) |
Min. Curb Radius to Connecting Street (feet) |
Max. Grade (%) |
|---|---|---|---|---|---|
|
Cul-de-sac (radius) |
50 |
48 |
26 |
28 |
8 |
|
IFC ‘Y’ (leg length each) |
62 |
60 |
24 |
26 |
8 |
|
IFC ‘T’ Hammerhead (top length) |
124 |
120 |
26 |
28 |
8 |
|
IFC alternate to 120-ft. Hammerhead (leg length each) |
72 |
70 |
26 |
28 |
8 |
Notes:
(1) Additional utility easements may be required on a case-by-case basis; sidewalks around the turnaround will increase the minimum R/W required.
(7) City Streets, State Highway Connections. Where city streets connect to state highways, design standards of the State Department of Transportation shall apply.
(8) Minimum Standards for Streets and Sidewalks. The minimum standards for streets and sidewalks shall be determined by the following table or as authorized under Chapter 11.28 WCC or per preapproved plans. Larger than minimum may be specified by the city upon the recommendation of the city engineer for unusual situations such as bike lanes, left turn storage lanes, etc.
|
Class |
Min. R/W1 (feet) |
Min. Curb-to-Curb (feet) |
Drive Lane (feet) |
Parking Lane (feet) |
Planter2 (feet) |
Min. Sidewalk3 (feet) |
Max. Grade (%) |
|---|---|---|---|---|---|---|---|
|
Principal Arterial |
60 – 80 |
56 |
|
|
|
2 @ 10 |
8 |
|
Minor Arterial |
60 – 70 |
44 |
|
|
|
2 @ 5 |
8 |
|
Collector |
50 |
32 |
12 |
1 @ 8 |
2 @ 5 |
2 @ 5 |
12 |
|
Collector |
60 |
38 |
11 |
2 @ 8 |
2 @ 5 |
2 @ 5 |
12 |
|
Local |
604 |
34 |
10 |
2 @ 75 |
2 @ 5 |
2 @ 5 |
12 |
|
Res. Lane6 |
40 |
24 |
12 |
0 |
1 @ 5 |
1 @ 5 |
12 |
|
Cul-de-sac |
100 |
96 |
|
0 |
1 @ 5 |
1 @ 5 |
8 |
|
Private Lane7 (500 ft. or less) |
258 |
20 |
10 |
0 |
0 |
1 @ 59, 10 |
10 |
|
Private Lane7 (>500 ft.) |
328 |
27 |
10 |
7 |
0 |
1 @ 59, 10 |
10 |
Notes:
(1) Additional utility easements may be required on a case-by-case basis.
(2) Planter strip may be substituted or eliminated by the city, at the recommendation of the city engineer, when circumstances warrant, such as drainage swales, continuation of existing street patterns, etc.
(3) Irrigation carrier pipes shall be installed to serve the planter strip, capped and marked, prior to the installation of the sidewalk.
(4) Right-of-way dedication inclusive of sidewalks may be reduced at the recommendation of the city engineer, with adequate utility easements.
(5) Parking may be eliminated, at the recommendation of the city engineer, with the use of the pull-out concept as demonstrated in Exhibit A1 of the ordinance codified in this section, or where on-street parking is impracticable, such as on steep lots, but will require wider drive lanes.
(6) Residential lanes are a class of public street that serves a maximum of 12 residential units.
(7) Private lanes are a class of street that is maintained privately.
(8) Sidewalks adjacent to the private lane will increase the minimum right-of-way required or be in an access easement.
(9) Sidewalk is not required if the private lane serves four or fewer residential units.
(10) A detached pedestrian circulation system, in an access easement, from the roadway serving the development and providing connectivity to pedestrian infrastructure adjacent to the development, may be considered on a site-by-site basis by the city engineer where the city engineer determines that the provisions of the transportation element of the Wenatchee urban area comprehensive plan and applicable city code requirements can be met.
(9) Private Lanes. Private lanes are a class of access maintained privately, allowed when it is determined by the city engineer that, pursuant to the Wenatchee urban area comprehensive plan, it is not necessary to dedicate the access in order to facilitate future subdivision of surrounding property. In no circumstance shall a private lane be permitted where the city engineer determines that future right-of-way dedication is necessary to facilitate future access to adjoining properties or where it is determined that a public road will more effectively implement the transportation goals and policies of the comprehensive plan. Providing this degree of flexibility within the city can provide consideration for site constraints which may be present and facilitate residential development within vacant or underutilized residential land in the urban growth area.
(a) Private lanes are allowed within a subdivision for efficient use of land for development where the private lane connects to a public road. All properties that touch the private lane will be restricted to access through that lane to the public road.
(b) The land to be dedicated for a private lane shall be established as a tract of land which is dedicated to a homeowners’ association or other organization as provided in WCC 11.16.180 and 11.16.190, which provides legal access to each lot or dwelling unit of a residential development or binding site plans. Establishment of a private lane by easement is only allowed at the discretion of the city engineer, and is described in more detail in WCC 11.20.020(9)(d).
(c) The following minimum standards apply to private lanes:
(i) Private lanes shall be improved with curbs and pavement consistent with local access streets meeting the standards of the department of public works.
(ii) Turnaround Criteria for Private Lanes. A private lane that loops from a public road back to a public road is preferred. A turnaround shall be provided at the end of a private lane exceeding 150 feet in length. Options of turnaround curb shapes to adequately accommodate emergency vehicles are according to subsection (6) of this section, Dead End Streets. Any land set aside for required turnaround is according to subsection (6) of this section, Dead End Streets.
(iii) Storm drainage may be required in a manner acceptable to the city engineer.
(iv) Private lanes shall be named with a name acceptable to the city, not duplicating any street name. Appurtenant traffic control devices including installation of “No Parking” signs, as required by the department of public works, shall be provided.
(v) A utility easement shall be dedicated to the city for the total width of the lane unless easements are provided in other locations acceptable to the utility purveyors.
(vi) A recorded binding covenant shall be prepared providing for maintenance of the lane and its associated improvements.
(vii) An approved driveway approach from the street to the lane shall be provided meeting the standards of the department of public works.
(d) Private Lanes Established by Easement. Many constrained and underutilized lots exist in the city of Wenatchee, which due to historic development patterns, or the built or natural environment, cannot accommodate the requirements for a private tract necessary to meet access requirements for a short plat, binding site plan or major subdivision under subsection (9)(b) of this section. Additionally, in limited circumstances where an access easement could provide for improved building envelopes or lot design, such as limiting the proliferation of flag lots, the use of an easement for access may be appropriate. When an applicant demonstrates these circumstances to the satisfaction of the city engineer, a private lane established as a permanent easement to provide legal access to each lot or dwelling unit of a residential development may be authorized subject to meeting the following criteria and standards:
(i) The private lane easement is developed in conformance with the criteria and requirements of subsections (9)(a) and (c) of this section, with the sole exception that the private lane is established as a permanent easement providing legal access instead of a private tract;
(ii) The private lane easement is accessible at all times for emergency and public service vehicle use;
(iii) The proposed private lane easement does not obstruct the present or future circulation identified in the Wenatchee urban area motorized transportation circulation map and is consistent with the goals, policies and adopted provisions of the transportation element of the Wenatchee urban area comprehensive plan;
(iv) A public street is not anticipated by the city of Wenatchee to be necessary for existing or future traffic and/or pedestrian circulation through the development or to serve adjacent property;
(v) The inability to meet the requirements under subsection (9)(b) of this section as a private lane cannot be a result of the owners’ own actions; and
(vi) A finding can be made in the preliminary approval that the proposal will further the goals and policies of the Wenatchee urban area plan for residential infill compatible with the surrounding residential neighborhoods.
(10) Landscape Improvement. Required planting strips with street trees adjacent to collector and local access streets will be required to be improved with suitable landscape materials and irrigation systems in a manner, and to the specifications of, the city engineer.
(11) Shared Driveway Easement.
(a) Many constrained and underutilized lots exist in the city of Wenatchee, which due to historic development patterns, or the built or natural environment, cannot accommodate the requirements for a private tract necessary for access for a two-lot short plat under subsection (9) of this section, Private Lanes. Additionally, in limited circumstances where an access easement could provide for improved building envelopes or lot design, such as limiting the proliferation of flag lots, the use of an easement for access may be appropriate. When an applicant demonstrates these circumstances to the satisfaction of the city engineer, a shared driveway easement may be authorized for a two-lot short plat subject to meeting the following criteria and standards:
(i) At least one of the two lots abuts a public right-of-way or private lane tract with at least 45 linear feet of property;
(ii) A public street is not anticipated by the city of Wenatchee to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property;
(iii) The shared driveway would not adversely affect future circulation to neighboring properties;
(iv) The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel;
(v) The applicant shall ensure the shared driveway can be continually maintained to minimum standards listed in this section by the owners of the lots served by the driveway to the satisfaction of the city of Wenatchee, prior to recording of the short plat. An operation and maintenance agreement approved by the administrator shall be recorded with the Chelan County auditor’s office concurrent with the final short plat;
(vi) The area of the shared driveway must be identified in an access easement to be recorded with the Chelan County auditor’s office and be shown on the face of the final short plat. The easement shall prohibit any temporary or permanent physical obstructions within the easement including, but not limited to, the parking of nonemergency vehicles;
(vii) The minimum width of the shared driveway easement shall be 20 feet;
(viii) The driveway shall be a minimum width of 12 feet wide and have a minimum base of six inches of compacted gravel base, crushed surfacing base course or crushed surfacing top course. The surfacing shall be concrete, asphalt, or other approved surfacing capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds;
(ix) All dead-end access easements greater than 150 feet in length shall be improved with an approved turnaround for emergency vehicles in accordance with the International Fire Code. The length of the access easement shall not exceed 450 feet, excluding the turnaround, unless otherwise approved by the city fire code official;
(x) The maximum clear vertical distance shall not be less than 13 feet, six inches;
(xi) Appurtenant traffic control devices including installation of “No Parking” signs, as required by the department of public works, shall be provided by the subdivider. Lots served by the shared driveway shall be addressed to the public street to which the shared driveway connects;
(xii) The front yard of the proposed lot with no street frontage shall be determined by the primary point of access;
(xiii) The applicant shall demonstrate that the proposed short plat can accommodate front and rear yard open space areas, outside of necessary parking and building envelopes; and
(xiv) The inability to meet the requirements under subsection (9) of this section as a private lane cannot be a result of the owners’ own actions.
(12) Alternatives.
(a) These standards represent reasonable approaches based on past experience in Wenatchee and other jurisdictions. These standards indicate the appropriate practice under most conditions.
(b) Engineering design is an endeavor that examines alternative solutions to real world situations and, accordingly, these standards are not provided to hamper the introduction of new ideas. It is fully expected that creative engineering will continue to take place. Situations will present themselves where alternatives may be preferred to allow conformance with existing conditions, to overcome adverse topography or to allow for more affordable solutions without adversely affecting safety, maintainability or aesthetics. These standards are intended to provide predictability yet still allow for the flexibility necessary for innovation.
(c) Alternatives to these standards may be proposed and evaluated as a component of a preapplication meeting process. Submittal of alternative proposals after or with a permit application submittal may result in additional time necessary to review the subject application.
(d) The alternative request shall be in writing, submitted to the city engineer, and address the following points:
(i) Specifically outline the reason for the alternative request.
(ii) Specify the section within this chapter for which the alternative is requested.
(iii) Provide supporting evidence demonstrating that an alternative from these standards is based on sound engineering judgment that the requirements for safety, function, appearance, fire protection and maintainability are fully met and complies with the Wenatchee urban area comprehensive plan and appropriate subarea plan if applicable.
(iv) The above information shall be used by the city engineer in evaluating requests for the use of alternatives to these standards. Alternative requests that conflict with the International Fire Code as adopted by the city of Wenatchee shall also require written concurrence from the city of Wenatchee building and fire code official and the fire chief of Chelan County Fire District No. 1.
(v) Specify how the alternative proposal is equivalent to what would be achieved if the standards were followed. (Ord. 2022-34 § 3 (Exh. A); Ord. 2022-04 § 1; Ord. 2019-36 § 3; Ord. 2018-13 § 1 (Exh. B); Ord. 2017-16 § 2 (Exh. B); Ord. 2013-41 § 1 (Exh. B); Ord. 2010-24 § 1; Ord. 99-38 §§ 1, 2; Ord. 3080 § 502, 1994)
11.20.030 Alley design standards.
Alleys provided at the rear of lots shall have a minimum width of 20 feet, shall be paved with a dustless surface and shall follow the general development standards governing streets. (Ord. 2022-04 § 1; Ord. 2013-41 § 1 (Exh. B); Ord. 2010-24 § 1; Ord. 3080 § 504, 1994)
11.20.040 Blocks.
(1) Length. In general, blocks shall be as long as it is reasonable and consistent with the topography and the needs for convenient access, circulation, control, safety of street traffic, and the type of land use proposed. For residential subdivisions, the block length ordinarily should not exceed 1,320 feet or be less than 400 feet.
(2) Width. Except for reverse frontage parcels, the width of blocks shall ordinarily be sufficient to allow for two tiers of lots of depth consistent with the type of land use proposed. This width should not be less than 200 feet for the sum of two lot depths.
(3) Pedestrian Walks and Bike Paths. In a residential subdivision, a through-pedestrian walk and/or bike path right-of-way not less than 10 feet wide shall be provided, with six-foot usable surface and ramps at curbs at the midpoint of any block exceeding 600 feet in length, where such a walk is deemed essential to provide circulation or pedestrian access to schools, parks, shopping centers, and other community facilities. (Ord. 2022-04 § 1; Ord. 2013-41 § 1 (Exh. B); Ord. 2010-24 § 1; Ord. 3080 § 506, 1994)
11.20.050 Lot design.
(1) Access. Every lot shall be provided with satisfactory access by a public street connecting to an existing public street, except as provided in WCC 11.16.190 and 11.20.020(9) and (11).
(2) Limited Access. Upon the recommendation of the city engineer, lot access to adjacent public streets may be limited where public safety concerns or other extraordinary factors warrant.
(3) Width and Depth of Lots. All lots shall have a minimum width and depth sufficient to meet WCC Title 10 lot width and depth requirements for the particular zone the property is in, except when the cluster subdivision process is used in accordance with Chapter 11.32 WCC.
(4) Lot Corners at Street Intersections. At street intersections in residential areas, lot corners shall be rounded by an arc, the minimum radius of which shall be not less than 10 feet or more than 30 feet.
(5) Lot Size Related to Slope. As slope increases, residential lot sizes shall increase to partially or completely avoid the problems of drainage, siltation, flood control, potential landslides, and accessibility which frequently are attributable to overdevelopment of slope areas.
(6) Reverse Frontage Lots. No residential lots shall have street frontage along two opposite boundaries unless topographical features or the need to provide separation of the lots from arterials, railways, commercial or industrial activities justify the designing of reverse frontage lots. Reverse frontage lots shall meet the landscape standards of Chapter 10.62 WCC, Landscape Standards.
(7) Lot Line Angles.
(a) The shape of lots shall be generally rectangular in shape and minimize the number of angles.
(b) Side lot lines shall be straight lines running within 20 degrees of perpendicular to the road upon which the lots front for a minimum distance equal to half the required lot depth. Side lot lines on curved roads should run at or near radially to the curve.
(c) Flag lots shall be avoided whenever possible, except on the outside radius of a curved street, where side lot lines should run at or near radially to the curve not to exceed half the minimum lot depth.
(d) For the purpose of promoting good lot design which facilitates site planning for home placement, open space, infrastructure, or addressing existing site constraints, the director may grant limited exceptions to these rules. (Ord. 2022-34 § 3 (Exh. A); Ord. 2022-04 § 1; Ord. 2020-37 § 3 (Exh. A); Ord. 2017-16 § 2 (Exh. B); Ord. 2013-41 § 1 (Exh. B); Ord. 2010-24 § 1; Ord. 99-38 § 3; Ord. 98-30 § 3; Ord. 3080 § 508, 1994)
11.20.060 Easements.
(1) Public Utilities. Where alleys are not provided, easements for public utilities shall be provided along rear lot lines and side lot lines where necessary, including any necessary access easements. Easements shall be the minimum width necessary as determined by the utility purveyor. Where possible, as determined by the utility purveyor, the width of rear and side lot line easements shall be equally shared by abutting lots, and easements shall be continuous and aligned from block to block within the subdivision and with adjoining subdivisions. The width and placement of proposed utility easements shall account for the topography of the site, including any proposed grading of the site, and any additional challenges that may reasonably be predicted when a utility may need to be accessed in the future.
When the city is the utility purveyor, utility easements shall comply with this section and the applicable City of Wenatchee Public Works Pre-Approved Plans and Policies.
(2) Unusual Facilities. Easements for unusual facilities such as high voltage electric transmission lines, drainage canals, pondage areas, etc., shall be of such width as is adequate for the purpose, including necessary access easements.
(3) Utility Installations. Utility lines, including, but not limited to, for electricity, communications and street lighting, serving and located within the subdivision, shall be placed underground.
Where topography, soil, or other conditions make underground installations impractical, and the city, upon recommendation from the city engineer, so finds upon written evidence presented by the utility purveyor, the city may waive this requirement for underground utilities.
(4) Watercourses. Where a subdivision is traversed by a watercourse, a drainage easement conforming substantially to the line of such watercourse, drainage way, waste way, channel or stream, and of such width for construction, maintenance and control as will be determined by the city, upon recommendation from the city engineer, adequate for the purpose shall be provided. (Ord. 2022-04 § 1; Ord. 2021-40 § 3 (Exh. A); Ord. 2013-41 § 1 (Exh. B); Ord. 2010-24 § 1; Ord. 3080 § 510, 1994)
11.20.070 Fire protection standards.
(1) When Required. All subdivisions of lots containing less than one acre shall be required to provide water supplies for fire protection which shall be in addition to those water supplies required for domestic purposes. Water supplies for fire protection of lots over one acre in size may be required by the city.
(2) Ingress and Egress. New subdivisions shall be provided with fire apparatus access roads in accordance with the International Fire Code, Appendix D, Fire Apparatus Access Roads, as administered by the Wenatchee fire department.
(3) Provision of Water. Water distribution mains on which fire hydrants are located shall be a minimum of six inches in diameter. Minimum fire flows in one- and two-family developments shall be 1,000 gallons per minute for two hours’ duration in all cases where water supplies for fire protection are required by the city, upon recommendation of the fire marshal.
(4) Hydrants. In one- and two-family subdivisions, fire hydrants shall be spaced no further than 500 feet apart. The size, type and location of fire hydrants shall meet the approval of the Wenatchee fire department.
(5) Special Considerations. Where it is determined that in the future, additional developments will also be served by the distribution mains being installed as a part of the plat, the city may require additional fire safety precautions, including, but not limited to, the provision of easements for access to adjacent lands, and the installation of larger than minimum distribution mains.
(6) Additional Requirements. Subdivisions intended for other than one- and two-family dwellings shall provide fire protection facilities consistent with the standards established by the International Fire Code as administered by the Wenatchee fire department.
(7) Wildland-Urban Interface. All properties and new structures/additions constructed within the wildland-urban interface zone pursuant to WCC 3.36.010 shall comply with applicable provisions of Chapter 3.36 WCC, Wildland-Urban Interface Standards. (Ord. 2022-04 § 1; Ord. 2013-41 § 1 (Exh. B); Ord. 2012-11 § 3 (Exh. A); Ord. 2011-14 § 1; Ord. 2010-24 § 1; Ord. 3155 § 7, 1995; Ord. 3080 § 512, 1994)
Code reviser’s note: Ord. 99-38 and Exhibit A are on file in the city clerk’s office.