Chapter 17.28
DESIGN REQUIREMENTS
Sections:
17.28.005 Development standards.
17.28.010 Blocks.
17.28.020 Comprehensive Plan.
17.28.030 Hydrology.
17.28.040 Lots.
17.28.050 Parks, recreation facilities and open spaces.
17.28.060 Right-of-way width of streets and alleys.
17.28.070 Sewage disposal.
17.28.080 Sidewalks.
17.28.090 Street composition, design and construction.
17.28.100 Street grades.
17.28.110 Street layout.
17.28.120 Street lighting.
17.28.130 Street parking strips.
17.28.140 Street pavement widths.
17.28.150 Water distribution.
17.28.160 In-lieu payment for requirements not immediately necessary.
17.28.005 Development standards.
It is intended that all improvements made and constructed pursuant to this title shall be in conformance with the provisions of Chapter 15.36 FMC, Development Standards Adopted by Reference. Whenever conflicts occur as the result of the application of the requirements of this chapter and of Chapter 15.36 FMC, the requirements of the latter shall govern. (Ord. 1399 § 2, 2006)
17.28.010 Blocks.
The size, shape and orientation of blocks shall be appropriate for the location, the type of development contemplated and in conformance with the following requirements:
A. The width of blocks shall provide for two tiers of lots, each of which shall have a minimum depth of 100 feet.
B. The length of blocks shall not exceed 1,320 feet where the average size of lots does not exceed two acres in area.
C. In any block exceeding 660 feet in length, walks or pedestrian ways at a midblock point shall be required, to provide circulation or access to schools, playgrounds, shopping centers, and other facilities serving the short plat or plat.
D. Maximum length of cul-de-sac roadways in residential divisions shall not exceed 600 feet. (Ord. 1399 § 2, 2006)
17.28.020 Comprehensive Plan.
Short plats and plats shall be designed in a manner consistent with the Comprehensive Plan of the City. The subdivider shall, in addition to required public dedications, make available for public acquisition such lands in the area to be short platted or platted as are designated by the Comprehensive Plan for parks, playgrounds and public buildings. (Ord. 1399 § 2, 2006)
17.28.030 Hydrology.
A hydrology study shall be prepared by a licensed engineer to determine preliminary and post development rate using the most recently adopted Department of Ecology stormwater manual. (Ord. 1399 § 2, 2006)
17.28.040 Lots.
The size, shape and orientation of lots shall be appropriate for the location of the proposed short plat or plat, the type of development contemplated and in conformance with the following requirements:
A. Excessive depth in relation to width shall be avoided. A proportion of depth to width shall be two and one-half to one, and this shall be considered as desirable depth for lots having widths of 85 feet or more.
B. Every lot shall abut on a street, except that access to a lot in a proposed short plat may be provided by an easement or a panhandle-lot configuration upon a showing by the Subdivision Administrator that the following criteria have been met:
1. Use of an easement or panhandle lot configuration is required because the size and shape of the lot being divided, and/or the location of existing substantial structures on the lot being divided, precludes other reasonable subdivision arrangements.
2. The easement or handle portion of a panhandle lot shall be a minimum of 24 feet in width.
3. The easement or handle portion of a panhandle lot shall be located on terrain, the slope of which does not exceed 15 percent.
4. All proposed lots shall meet the minimum lot area requirements for the zone, exclusive of the easement area or area included in the handle portion of a panhandle lot.
5. If the easement or handle portion of a panhandle lot provides access to more than one dwelling, the physical construction of the access shall comply with City standards for a private road.
6. The design of the easement or panhandle lot configuration will provide for adequate access and maneuvering of emergency service vehicles, as determined by the Fire District.
C. Lots fronting on cul-de-sac roadways shall be at least 40 feet wide at the edge of the right-of-way and at least 70 feet wide at the building line.
D. Lots for residence purpose shall be at least 50 feet wide in the RM 1.5 zone; 65 feet wide in the RS 6.5 zone and for single-family dwellings in the residential office zone; 75 feet wide in the RS 8.5 zone; 85 feet wide in the RS 10.5 zone and 100 feet wide in the RS 14.5 zone.
E. Lots, except corner lots, having frontage on two streets shall be avoided.
F. Side lot lines shall be approximately at right angles to the right-of-way line of the street on which the lot faces.
G. Corner lots for residential use shall be platted wider than interior lots, and shall conform to the front yard requirements on the side street as prescribed by FMC 18.72.040(E).
H. Proposed short plats and plats which include lot layout to be used for commercial or retail purposes shall be designed to provide for a minimum of off-street parking as required by FMC 18.76.020 and the building and parking areas shall be made a part of the short plat or final plat.
I. There shall be a five-foot utility easement dedicated around the perimeter of each lot. (Ord. 1399 § 2, 2006)
17.28.050 Parks, recreation facilities and open spaces.
All plats and short plats providing for residential development shall be subject to the provisions of the City’s current ordinance on dedications or impact assessments for parks, recreation facilities and open spaces. (Ord. 1399 § 2, 2006)
17.28.060 Right-of-way width of streets and alleys.
The minimum right-of-way width of streets and alleys shall be as follows:
A. Streets in commercial and manufacturing districts and major arterials shall be at least 80 feet wide.
B. Streets in all districts other than commercial and manufacturing districts shall be at least 60 feet wide or such greater width as is specified by the Comprehensive Plan.
C. Streets ending in cul-de-sacs in residential zones shall be at least 50 feet wide. Cul-de-sacs shall have a minimum right-of-way radius of 50 feet and a minimum paved radius of 40 feet.
D. Alleys and service drives shall be at least 20 feet wide. (Ord. 1399 § 2, 2006)
17.28.070 Sewage disposal.
A complete sanitary sewer system shall be designated and installed in accordance with the standards of and under the supervision of the Director of Public Works. (Ord. 1399 § 2, 2006)
17.28.080 Sidewalks.
Sidewalks meeting the standards of the Director of Public Works shall be installed as follows:
A. Sidewalks serving proposed commercial, shopping and retail land uses shall be at least eight feet wide.
B. Sidewalks serving areas proposed for single-family dwellings shall be at least five feet wide and shall be located at least two feet from the property line and in the right-of-way.
C. Design and construction of sidewalks shall be in accordance with Appendix 7 set forth in the ordinance codified in this title, on file in the office of the City Clerk. (Ord. 1399 § 2, 2006)
17.28.090 Street composition, design and construction.
Minimum composition standards for paving shall be as specified in Chapter 12.12 FMC. Design and construction of streets shall be in accordance with Appendices 1 through 6 set forth in the ordinance codified in this title, on file in the office of the City Clerk. (Ord. 1399 § 2, 2006)
17.28.100 Street grades.
All changes in street grades shall be connected by vertical curves meeting the standards and requirements of the Director of Public Works. (Ord. 1399 § 2, 2006)
17.28.110 Street layout.
Street layout shall conform to the most advantageous development of adjoining areas and the entire neighborhood and shall provide for the following:
A. Streets continuity of appropriate streets and arterials;
B. Streets continuing to the boundaries of the land included in the short plat or plat;
C. Streets generally following contour lines;
D. Streets intersecting at right angles, or as nearly as possible;
E. Streets without jogs;
F. Full-width streets;
G. No boundary streets unless existing or required to provide right-of-way for streets and arterials designated by the Comprehensive Plan;
H. Alleys in business districts;
I. Either alleys in the rear or service drives in the front of residential lots fronting on major arterials. (Ord. 1399 § 2, 2006)
17.28.120 Street lighting.
Street lighting shall be installed as follows:
A. Standard concrete octagon or round with a variety of colors and textures. Minimum bracket height of 25 feet, luminaire shall be high pressure sodium with flat glass lens. Wattage shall be determined by the City.
B. Street lighting installations shall be located in reference to the dimensions of full grown trees and in accordance with the determinations and standards of the Director of Public Works. (Ord. 1399 § 2, 2006)
17.28.130 Street parking strips.
Streets shall provide a minimum of eight feet of parking strip on each side of the paved area, which parking strips shall be bordered by curbing and sidewalk installed in accordance with the standards of and under the supervision of the Director of Public Works. (Ord. 1399 § 2, 2006)
17.28.140 Street pavement widths.
Streets as shown in the Comprehensive Plan shall have a pavement width of at least 36 feet, including parking lane, or such greater pavement width as is specified by the Comprehensive Plan. (Ord. 1399 § 2, 2006)
17.28.150 Water distribution.
The water distribution system, including fire hydrants, shall be installed in accordance with City standards and applicable rules and regulations. (Ord. 1399 § 2, 2006)
17.28.160 In-lieu payment for requirements not immediately necessary.
The Public Works Director may, upon a finding that specified design requirements of this chapter are not immediately necessary to serve the public use and interest, require payment of cash in lieu thereof to be placed in a reserve fund of the City in amount sufficient to satisfy the reasonably foreseeable cost to the public of providing the specified design requirements to the area when needed in the future. (Ord. 1399 § 2, 2006)