Chapter 16.12ASUBDIVISIONS

Sections:

16.12A.010
Applicability.
16.12A.020
Application requirements.
16.12A.030
Preliminary plat.
16.12A.040
Procedures.
16.12A.050
Preliminary plat approval criteria.
16.12A.060
Development standards.
16.12A.010Applicability.

The procedural provisions of this chapter are applicable to every division or redivision of land into ten or more lots for sale, lease or transfer except for the following. An exemption from the subdivision process does not provide an exemption from zoning or development standards:

A. Cemeteries and other burial plots while used for that purpose;

B. Divisions made by testamentary provision, or the laws of descent;

C. Divisions of land into lots or tracts classified for industrial or commercial use when the city has approved a binding site plan for the use of the land in accordance with Chapter 16.46 of this code;

D. A division for the purpose of lease when no residential structure other than mobile home or travel trailers are permitted to be placed on the land when the city has approved a binding site plan for the use of the land in accordance with Chapter 16.46 of this code;

E. A division made for the purpose of alteration by adjusting boundary lines, between platted or unplatted lots or both, which does not create any additional lot tract, parcel, site or division nor create any lot, tract, parcel, site or division which contains insufficient area and dimension to meet minimum requirements for width and area for buildings sites; and

F. Division of land for lots or tracts as provided in Chapters 64.32 and 64.34 RCW.

(Ord. 1235 § 2 (Exh. B (part)), 2005)

16.12A.020Application requirements.

Subdivision applications are subject to the following requirements to be considered complete applications:

A. A pre-application meeting is required prior to submittal of an application for approval of a preliminary subdivision. Pre-application meetings shall be conducted consistent with CEMC Section 17.100.050. The applicant shall submit a drawing of the proposed subdivision that indicates the boundaries, proposed lots, streets, and improvements, existing structures and natural features of the property.

B. Applications for preliminary subdivision approval shall be made on forms provided by the city, along with the following information:

1. Five copies of the preliminary plat that contains the information required in Section 16.12A.030 of this chapter;

2. Names and addresses of all property owners within three hundred feet of the subject site or within three hundred feet of the site and adjacent land owned by the applicant and not part of the subdivision;

3. The required fee pursuant to the city of Cle Elum fee schedule;

4. A completed SEPA checklist;

5. A legal description of the subject property supplied by Kittitas County, a title company or surveyor licensed and registered in the state of Washington, and a current county assessors map(s) showing the property(ies) subject to the application;

6. An existing conditions plan: An existing conditions plan shall be drawn to the same size and scale as the preliminary plat and shall indicate the location of existing natural features: the subject property boundaries, dimensions and size, current structural or landscape setbacks, location of existing on-site driveways and access points within one hundred feet of the subject site, location and dimension of any on-site structures, location of utilities, location of the nearest fire hydrant, location of existing structures within one hundred feet of the site, locations and dimensions of adjacent public or private roads and right-of-way or easements, approximate location of significant natural features including contours, slopes over twenty-five percent, water bodies, rock outcrops, wetland areas, areas of significant vegetation, the location of trees or groups of trees over six inches in diameter, and the location of any critical areas;

7. A written narrative including information on how the proposed division meets the approval standards.

(Ord. 1235 § 2 (Exh. B (part)), 2005)

16.12A.030Preliminary plat.

The preliminary plat shall contain the following information and meet the following requirements:

A. Size and scale. The map shall be drawn on paper that is eighteen inches by twenty-four inches. Scale shall be no greater than one inch by one hundred feet and in all cases shall be a standard drafting scale;

B. Name of subdivision, which shall not be the same or similar name of any other subdivision in the county;

C. Legal description;

D. Scale, date, north arrow;

E. Basis of bearings;

F. Boundary lines of the property including length and bearing lines;

G. The relationship of the subdivision to section and half-section lines and to any adjacent city boundary lines and monuments;

H. The location, widths, and names of streets or other public ways, easements, railroad and utility rights-of-way within or adjacent to the property plat;

I. The name and location of adjacent subdivisions and the location and layout of existing or proposed streets which are adjacent to or across contiguous right-of-way from the proposed development;

J. The location and dimension of proposed lots, tracts, reserve areas and any public dedications, and lot and block numbers;

K. The location, dimensions, and cross sections of all proposed streets;

L. A preliminary stormwater plan;

M. A preliminary utility plan;

N. A preliminary erosion control plan;

O. Proposed contours with intervals of five feet or less;

P. The names and addresses of the owner, developers and surveyor or engineer who designed the plat;

Q. Phasing plan, if phasing of the final plat is proposed;

R. Other information that may be necessary to determine compliance with city standards.

(Ord. 1235 § 2 (Exh. B (part)), 2005)

16.12A.040Procedures.

Preliminary plats are considered Type IV applications pursuant to CEMC Chapter 17.100 and shall be processed in accordance with the procedures established therein.

(Ord. 1235 § 2 (Exh. B (part)), 2005)

16.12A.050Preliminary plat approval criteria.

Prior to granting approval, the applicant shall demonstrate to the decision maker that:

A. The preliminary plat is in the public interest;

B. The subject preliminary plat is consistent with the comprehensive plan;

C. The preliminary plat shall conform to the applicable requirements of the zoning district in which it is located including but not limited to requirements for area, dimensions, use and density;

D. The preliminary plat conforms to the applicable standards in Chapter 18.01, Maintenance, Enhancement and Preservation of Critical Areas of this code;

E. For those preliminary plats located within a designated floodplain, conformance with the applicable requirements of CEMC Chapter 15.24;

F. The preliminary plat includes appropriate provisions for public, health, safety and welfare, for open spaces, drainage ways, streets or roads, alleys, other public ways including trails, transit stops, potable water, sanitary waste disposal, parks and recreation, playgrounds, schools, sidewalks and safe walking conditions for those students who will only walk to school;

G. The preliminary plat conforms or can conform to adopted standards for the construction of all public facilities including streets, sidewalks, stormwater control, sewer systems, water systems and street lighting;

H. Every proposed lot, tract or area in the preliminary plat has an approved access to a public right-of-way;

I. The proposed preliminary plat conforms to the established design requirements;

J. The proposed preliminary plat will not cause the level of service of public facilities or services to drop below established limits;

K. The proposed preliminary plat is consistent with any other applicable city regulations, and development or other agreements specific to the subject property.

(Ord. 1235 § 2 (Exh. B (part)), 2005)

16.12A.060Development standards.

A. Design. All subdivisions shall conform to the following design requirements:

1. Blocks. Blocks shall not exceed eight hundred feet in length nor less than three hundred feet on any single side, unless terrain or property boundaries prevent compliance with this standard;

2. Arterial streets. Blocks abutting an arterial street shall be designed to provide limited access from the arterial. Individual lots may not be accessed from an arterial street;

3. Property lines at street intersections shall be arcs having radii of at least twenty feet or shall be cords of such arc;

4. The shape and orientation of lots shall be appropriate to the location of the proposed subdivision and the type of development contemplated. Generally, lots should be rectangular in shape and side lot lines should be at approximately right angles to the street which they intersect;

5. Lots with frontages on a public street on both the front and rear lot lines, with the exception of corner lots and alleys, shall be avoided by appropriate subdivision design;

6. Future subdivision. If a tract is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged to allow for logical future subdivision;

7. Reserve strips. There shall be no reservation of strips of land that prevent or limit access to land dedicated or intended to be dedicated to public use;

8. Clearing. A tree preservation and clearing plan shall be submitted for approval and large trees shall be preserved whenever possible by appropriate design and clearing shall not occur where prohibited by critical areas ordinances;

9. Variances. Variances to development standards are subject to the provisions of CEMC Chapter 17.85;

10. Streets. All lots shall abut on a dedicated and improved public street for at least twenty feet;

11. Utilities. City utilities (water and sewer) shall be installed and maintained at a minimum depth of not less than forty-eight inches below the street. All other utilities shall be installed underground and shall meet or exceed state and federal safety codes for installation;

12. Secondary access required. Subdivisions containing forty or more lots shall contain at least two ingress-egress routes which are interconnected. Subdivisions containing fewer than forty lots shall be subject to review of the egress routes. When determined necessary by the city public works director more than one egress route shall be required.

B. Stormwater. Each development shall be provided with a drainage system for the collection, control, and/or disposal of the surface water runoff consistent with the following requirements:

1. A stormwater drainage plan, prepared by an engineer licensed and registered in the state of Washington, shall be required for any new development that creates more than five thousand square feet of impervious surfaces;

2. Design calculations for peak flow and peak volume storage requirements shall be based on a design storm frequency of ten years. Design calculations for treatment shall be based on sixty-four percent of the two-year recurrence interval, twenty-four-hour storm runoff event;

3. The plan shall provide for the on-site treatment and detention/retention of all increased runoff based on the design storm over the predevelopment conditions;

4. Treatment standards shall be based on best management practices identified in the Washington State Department of Ecology’s Stormwater Management Manual for Eastern Washington or an equivalent manual deemed acceptable by the city;

5. The overflow of runoff in excess of the design storm quantities must be situated or directed to locations to where it would have overflowed prior to development. Appropriate methods must be used to attenuate flows so that erosion or damage to downstream properties does not occur;

6. The drainage plan shall include all calculations for the determination of the required size of the system. Said calculations shall be based on the required criteria and upon an analysis of estimated runoff from areas contributing to the facilities. Peak flow analyses shall be done using the rational method. Storage volume quantities shall be calculated by the rational-stored rate method. The assumption for the outflow rate used in the stored rate method will need to be verified by the developer by actual field-testing in the case of infiltration systems. Collection systems shall be gravity pipe systems;

7. In calculating the amount of impervious surfaces, the area of roofs shall not be included if the roof drains to downspout or other systems that discharge directly to the ground and not onto paved or other impervious surfaces;

8. Treatment of runoff from sidewalks and detached bikeways is not required if the sidewalk or bikeway drains away from roadways so the stormwater does not mix with runoff from the roadway;

9. Stormwater facilities should be incorporated into on-site open spaces and preference will be given to those facilities that maintain a natural appearance.

C. Streets. All subdivisions shall be served by public streets meeting the following requirements:

1. Street layout shall be designed to efficiently serve the development. Where existing streets abut the development they shall be extended to serve the development. Streets shall be stubbed to serve future development on adjacent undeveloped parcels if development can be reasonably expected, where terrain and parcel configuration allow, streets should form a grid or modified grid pattern similar to the existing areas of the city;

2. Cul-de-sacs. Dead end streets or cul-de-sacs are not permitted unless terrain and parcel conditions result in greater impacts than connected streets. Where permitted, dead end streets shall be constructed with a turnaround located within the right-of-way or in a temporary easement. In no case shall a cul-de-sac exceed four hundred feet in length. Cul-de-sacs shall be located within a minimum right-of-way radius of fifty feet and shall have a minimum paved radius of forty-five feet;

3. Alley. Paved alleys with a minimum width of sixteen feet within a twenty feet of right-of-way shall be provided unless prohibited by physical limitations that are not caused by the proposed street layout or the design of the project;

4. Where a proposed development abuts a public street that is not improved with the required frontage improvements, the developer shall be responsible for making the remaining improvements to that street for the length of the proposed development;

5. Street grades shall conform in general to the natural terrain and shall not be less than one-half of one percent and generally not greater than eleven percent. Short sections of steeper grades are permitted where approved by the city engineer and will not result in hazardous traffic conditions;

6. Intersections of streets shall be made at ninety-degree angles unless terrain or other physical limitations not caused by the subdivision design or the developer require a different angle that will not result in a traffic hazard;

7. Curb radii shall not be less than ten feet;

8. The paved portion of the street shall be constructed to the following standards unless a geo-technical engineer can certify that another pavement section is suitable:

a. Two inches asphalt concrete pavement or Portland cement concrete,

b. Three inches crushed surfacing-top course (five-eighths to zero),

c. Four inches ballast (two and one-half inches to zero);

9. Roadway and right-of-way widths. Roadways shall be built to the following standards:

Design Requirement

Arterial

Access (Cul-de-sacs)

Local Residential Access (Cul-de-sacs)

Alley

Pavement width1

52'

36'

32'

16'

Right-of-way width

80'

60'

58'

20'

Travel lanes

2, 12' travel
1, 12' median
or turn lane2

2, 10' travel

2, 10' travel

2, 8' travel

Parking lane width3

8' both sides

8' both sides

6' both sides

None

Sidewalks4

7' both sides, 12' in commercial areas

6' both sides, 12' in commercial areas

6' both sides

None

Curb and gutter

Yes

Yes

Yes

None

Bike lane

Optional, unless specified in comprehensive plan

None

None

None

Design speed

35

25

20

20

Cul-de-sac length

400' max.

400' max.

Cul-de-sac right-of-way radius

50'

50'

Cul-de-sac paved radius

45'

45'

Notes:

1Measured curb face to curb face.

2A turn lane shall only be provided where a traffic study indicates they are warranted to preserve safety or capacity.

3On street parking is zero degrees (parallel to curb).

4In residential areas, sidewalks shall be separated from the curb by a minimum four feet planting strip or filter strip.

10. Sidewalks shall be located in the right-of-way and must be constructed of Portland cement concrete. Curb ramps for physically handicapped persons shall be constructed at all intersections and other appropriate locations;

11. Vehicular access to single-family residential lots shall be limited to the alley unless otherwise approved through an alternative access plan as part of an approved subdivision by the city;

12. The standards for the construction of roads and all other construction within the publicly owned right-of-way, shall consist of the current published addition of the “Standard specifications for Road, Bridge and Municipal Construction” and “Standard plans for Road and Bridge Construction” as published by the Washington State Department of Transportation and the American Public Works Association.

D. The following public improvements are required for all land divisions. Improvements shall be made in accordance with adopted city standards or specifications established by the public works director:

1. Concrete curb, gutters and sidewalks;

2. Streets;

3. Sanitary sewers;

4. Water mains and hydrants. Fire protection facilities including hydrants and appurtenances shall be provided in accordance with the Uniform Fire Code;

5. Landscaping;

6. Concrete survey monuments.

E. Maintenance and correction of improvements. The applicant shall be responsible for:

1. Correcting any defect in materials and/or workmanship arising within two years following completion and acceptance of the improvements;

2. Protecting all improvements from loss or damage during construction, filling, grading, landscaping or other work within or adjacent to the subdivision;

3. If any repairs are required to public improvements resulting from the applicant’s action, the two-year period shall be restarted for the improvement being repaired.

F. Guarantee and Security. The applicant shall secure a maintenance bond in favor of the city or shall provide an alternate security in a form acceptable to the city attorney to guarantee the successful operation of any required improvements for two years, and assuring the correction or repair of any defects in workmanship or material appearance within the two year period. The amount and conditions of the maintenance bond or other approved security shall be ten percent of the cost of construction of the improvements as estimated by the developer or actual costs.

G. Protection of Existing Improvements. The applicant shall be responsible to insure that existing improvements and city property are not damaged or rendered less useful or unsightly by the operations of the developer, those working at the direction of the developer or those constructing the development. This includes damage or nuisance to the property of the city, including, but not limited to, damage to existing streets, sidewalks, curbs and gutter by passage thereover of equipment or trucks or by excavation for any purpose, the spillage or tracing of earth, sand or rock onto existing streets, sidewalks, right-of-way or city property, the washing by stormwater of earth or sand onto city right-of-way or streets, curbs, gutters or stormwater systems, or damage to water mains, sanitary sewer, storm drains or culverts. The city may require the posting of a bond or other surety to cover the cost of clearing any debris and the repair of any damages. It shall be the sole cost of the developer to clean, fix, repair or replace any damaged improvements.

H. Inspections. The applicant is responsible for all costs associated with the inspection of all public improvements. Inspections and testing shall be completed as necessary to insure that public improvements are completed in conformance with the approved plans and adopted standards.

I. As-built drawings for all public improvements shall be completed by a licensed and registered engineer in the state of Washington and provided to the public works director on a mylar and in an electronic form as specified by the city public works director.