Chapter 16.20
PLAT DESIGN STANDARDS
Sections:
16.20.010 Applicability.
16.20.020 Conformance to applicable plans, laws, ordinances and regulations.
16.20.030 Master plan and phasing.
16.20.040 Subdivision and street naming.
16.20.050 Natural features preservation.
16.20.070 Effect on plat design.
16.20.130 Lot design.
16.20.150 Block design, all areas.
16.20.160 Lot and block design, commercial and industrial uses.
16.20.190 Street and right-of-way design—General requirements.
16.20.010 Applicability.
The requirements of this chapter shall be followed in the development of all subdivisions, and shall be considered minimum standards. (Ord. 3699 § 1 (Att. A), 2009; Ord. 3679 § 4, 2008; Ord. 2857 Art. 5 § 1.1, 1981)
16.20.020 Conformance to applicable plans, laws, ordinances and regulations.
In addition to standards contained in this chapter, all subdivision plats shall comply with the following:
A. The plans, programs and ordinances listed in Section 16.16.190;
B. Kelso Engineering Design Manual;
C. The most current edition of the International Fire Code, as amended by the city;
D. Any other applicable state laws and regulations. (Ord. 3699 § 1 (Att. A), 2009; Ord. 3679 § 4, 2008; Ord. 2857 Art. 5 § 1.2, 1981)
16.20.030 Master plan and phasing.
A. If a development involving subdivision is to be carried out in successive phases, a master plan as defined in this title shall be prepared by the subdivision applicant and submitted with the application. The master plan shall be prepared on a separate sheet from the proposed preliminary plat and shall meet specifications for master plans set forth in Section 16.28.030.
B. The purpose of the master plan shall be to indicate how the design and particularly the circulation pattern of the proposed preliminary plat relate to and would be coordinated with possible development plans on adjoining property and what the effects of the total development may be. The master plan shall be used as a nonbinding guide when later phases are proposed.
C. Preparation of a master plan concurrently with the preliminary plat of the first phase together with a separate preliminary plat for each successive phase shall be the method used for phased developments. A phased preliminary plat approved by the city council shall meet all applicable standards. (Ord. 3699 § 1 (Att. A), 2009; Ord. 3679 § 4, 2008; Ord. 2857 Art. 5 § 1.3, 1981)
16.20.040 Subdivision and street naming.
A. Subdivision names shall not duplicate or too closely approximate phonetically the name of any other subdivision within the Kelso-Longview urban area, except that in the case of successive subdivisions of a phased development, plats may be differentiated in name by sequential numbering or by direction (north, south, etc.).
B. Street names shall not duplicate or too closely approximate phonetically the name of any other street within the Kelso-Longview urban area. Extensions of existing streets shall maintain the existing street name. Streets having the same name except for “Court,” “Lane,” or other suffix shall be deemed duplicative and not permitted. Names of new streets running on a line with an existing street but separated by a park or barrier shall duplicate the name of the existing street. Street names shall be consistent with the requirements of Chapter 15.16.
C. The city council shall reserve the right to name subdivisions and streets. (Ord. 3699 § 1 (Att. A), 2009; Ord. 3679 § 4, 2008; Ord. 2857 Art. 5 § 1.4, 1981)
16.20.050 Natural features preservation.
A. Plats shall be designed to preserve and enhance natural features and resources, including natural contours, watercourses, marshes, scenic points, large trees, natural groves, rock formations and sensitive areas; to be compatible with aesthetic values of the area; and to reflect natural limitations inherent in the property.
B. Plats shall be designed to preserve significant trees and trees stands as required by Section 17.40.050C.
C. Any plat that includes a critical area shall comply with the provisions of Chapter 18.20. (Ord. 3699 § 1 (Att. A), 2009; Ord. 3679 § 4, 2008; Ord. 2857 Art. 5 § 1.5, 1981)
16.20.070 Effect on plat design.
A. So that plat design reflects natural limitations and hazards inherent in the property, the following documents shall be used in the design and review of plats for determining areas most appropriate for roads, building foundations, utilities and nondevelopment (open space):
1. “Soil Survey for the Cowlitz Area, Washington” (Soil Conservation Service, 1974) and 1979 update (Appendix “C”); and
2. “Slope Stability of the Longview-Kelso Urban Area” with map (Allen J. Fiksdal, geologist, Division of Geology and Earth Resources, Washington Department of Natural Resources, 1973); and
3. “Digital Landslide Inventory for the Cowlitz County Urban Corridor—Kelso to Woodland” (Karl W. Wegman, Washington Division of Geology and Earth Resources, Washington Department of Natural Resources, 2005).
B. Geotechnical review shall be required for all proposed development within the Wegman study area east of Interstate 5 regardless of slope. Portions of plat areas with slopes between eight percent and thirty percent shall show how impacts related to slope are to be mitigated in the plat design. No development shall be allowed on areas with slopes greater than thirty percent.
C. As slopes increase and as soils exhibit moderate to severe limitations for urban development, as documented by qualified geologists, soils scientists or engineers, the density of development should decrease. Thus plats should provide for larger lot sizes, fewer roads and clustering of development on more appropriate building sites.
D. Areas documented to be hazardous or potentially hazardous for development in geologic reports prepared pursuant to Section 16.30.020 shall be designed as open space, including unimproved park land.
E. Areas that the city council, as recommended by the city engineer, determines to be unsuitable for development due to flood hazards, poor drainage, rock formations or other features likely to be harmful to the safety and welfare of future residents and adjacent landowners shall be designed as open space, unless protective improvements assuring maintenance of the public safety and welfare and acceptable to the city engineer can be developed. (Ord. 3699 § 1 (Att. A), 2009; Ord. 3679 § 4, 2008; Ord. 2857 Art. 5 § 2.1, 1981)
16.20.130 Lot design.
A. Lots shall meet the minimum dimensional requirements of the zoning ordinance for the zone in which the property is located.
B. All lots shall be provided direct access by means of minimum frontage on a public street right-of-way connecting to a developed public street.
C. Lots and streets shall be designed so that no residential property has direct driveway access to an arterial. Direct driveway access to minor arterials and collectors shall be minimized.
D. In general, and in order to promote solar access, side lot lines of lots on relatively flat terrain and on east, south and west facing slopes will run due north to due south, regardless of the resulting angle of incidence with the street lines unless such incidence creates undue problems for access and the provision of utilities. A variation of up to twenty-five degrees east or west of this axis is permitted.
E. Where lots are more than double the minimum size required for the zone, the applicant shall arrange lots so as to allow further subdivision and the opening of future streets to serve potential lots.
F. Lots shall be laid out to provide drainage away from all buildings, and individual lot drainage shall be coordinated with the storm drainage pattern for the area. Drainage shall be designed to avoid concentration of stormwater from one lot to an adjacent lot.
G. Individual lot size may fall below the minimum allowed provided the average lot size of all proposed lots is within the allowable range. Under no circumstances shall any lot be less than ninety percent of the minimum required size. (Ord. 3699 § 1 (Att. A), 2009; Ord. 3679 § 4, 2008; Ord. 2955 § 1, 1984; Ord. 2857 Art. 5 § 3.1, 1981)
16.20.150 Block design, all areas.
Street layouts shall be designed in accordance with the Kelso Engineering Design Manual. (Ord. 3699 § 1 (Att. A), 2009; Ord. 3679 § 4, 2008; Ord. 2857 Art. 5 § 3.3, 1981)
16.20.160 Lot and block design, commercial and industrial uses.
Lots and blocks intended for commercial and industrial use shall be designed specifically for such purposes, with adequate space provided for off-street parking, loading and delivery. In order to assist review of the proposed development, the hearing examiner or council may require a preliminary site plan that includes additional elements such as:
A. The placement of buildings and other structures, including fences and signs, showing the proposed uses;
B. Internal circulation system;
C. Off-street parking areas;
D. Pedestrian circulation; and
E. Open spaces. (Ord. 3699 § 1 (Att. A), 2009; Ord. 3679 § 4, 2008; Ord. 2857 Art. 5 § 3.4, 1981)
16.20.190 Street and right-of-way design—General requirements.
Streets and rights-of-way shall be designed in accordance with the requirements of the Kelso Engineering Design Manual. (Ord. 3699 § 1 (Att. A), 2009; Ord. 3679 § 4, 2008; Ord. 2955 § 1, 1984; Ord. 2857 Art. 5 § 5.1, 1981)