Chapter 18.152
IMPROVEMENTS
Sections:
18.152.020 Improvements required.
18.152.030 Names and numbers of subdivisions, streets, blocks and lots.
18.152.050 Bonds—Construction and guarantee.
Cross-reference: Chapter 86.16 RCW
18.152.010 Dedications.
A. General. All dedications shall be clearly and precisely indicated on the face of the plat as approved by the city. Improvements and easements to maintain such improvements may be required to be dedicated.
B. Constructed to City Standards. All site development such as roads, bridges, drains, culverts and related structures and facilities shall be designed, constructed and conform with current standards in effect at the time of construction.
C. Certificate. Dedications are required to be noted on the plat pursuant to the requirements of Section 18.148.140(C)(21)(b). (Ord. 548 § 2 (Exh. F) (part), 2007)
18.152.020 Improvements required.
Any land division may be subject to the following improvement requirements to accomplish the purpose of this chapter and the requirements of Chapter 58.17 RCW. All improvements including, but not limited to, streets, bridges, drains, culverts and related structures and facilities shall be designed and constructed in accordance with city standards.
A. Parks and Open Space. In new residential or multifamily subdivisions, the provisions of Section 18.48.115, Parks and open space, shall apply in addition to the following. The area shall be improved, landscaped, and include recreational equipment such as but not limited to a big toy, sport court, or picnic area, and/or provide trail connections. The open space or park area shall be in a relatively flat area suitable for recreational activity and outside any critical areas such as steep slopes and wetlands. The location of the open space or park area shall be convenient to residents in the development.
B. Trails. Land divisions located along or adjacent to a trail corridor identified in the comprehensive plan parks and recreation section shall provide a public pedestrian easement to extend the trail along its planned alignment and provide a trail from an internal or abutting roadway to the trail.
C. Potable Water. Each building lot approved subject to this chapter shall be served by an approved water system. The water system shall be adequate to serve the domestic needs of future residents of the land division.
D. Flood or Geological Hazard.
1. If any portion of the land within the boundaries shown on a plat is subject to flood hazards or inundation, geological hazards, mudslides indicated in the most recent national Flood Insurance Rate Map or other authoritative data, and the probable use of the property will require structures thereon or nearby, the city may disapprove the subdivision or that portion of the subdivision so affected, and/or require protective improvements to be constructed as approved by the city as a condition to approval of the subdivision.
2. If any portion of a lot or parcel of a subdivision is subject to flood hazard, inundation, geological hazard or mudslides, such fact and portion shall be clearly shown on the final map or parcel map by a prominent note on each sheet of such map whereon any portion is shown. No subdivision shall be approved by the city that is situated wholly or partially within a flood control zone as provided in Chapter 86.16 RCW without the prior written approval of the Department of Ecology.
E. Storm Drainage Containment. The city shall, as a condition of approval of any division of land, require the developer to construct storm drainage facilities such as dry wells, retention/detention basins, or other methods acceptable to the city, based on the adopted Stormwater Design Manual so that excess storm runoff water will be satisfactorily contained. If deemed necessary by the city engineer, higher runoff factors, increased basin sizing and/or decreased outflow rates may be required when the developer designs said containment facilities. The developer may be required to provide engineering analysis that such retention/detention basins and stormwater runoff containment facilities will contain one hundred (100) year runoffs so that storm runoff from the developed land division is no greater than it would have been if the land was left undeveloped.
F. Fire Protection. The developer shall provide water sources and/or facilities as required by law. Land divisions shall provide fire hydrants (or other adequate means) with adequate capacity and spacing to provide for fire protection as required by the city.
G. Sanitary Sewer and/or Interim Septic Systems.
1. The city may condition the approval of any land division upon the developer’s installation of sanitary sewer connections and pipes to be properly constructed according to city standards.
2. If a sanitary sewer system is not available or if an exception has been granted, the city shall approve an interim on-site septic system subject to review and approval by the Thurston County environmental health wastewater department, subject to the following conditions:
a. A note shall be placed on the land division map indicating that connection to a permanent sewer system shall be required at such time as the system becomes available;
b. A title notification shall be recorded stating:
At such time as a sanitary sewer becomes available as defined in the Rainier Municipal Code, the property owner shall be required to hook up to the sewer system in accordance with the provisions of the municipal code.
A no protest agreement to the formation of any future ULID for extension of a sewer system that would serve the land division shall be recorded on the properties;
c. The developer shall install interim septic systems; and
d. The developer shall provide stubout for future sanitary sewer connection.
H. Streets and Access. All land divisions shall be served by a public or private street or driveway. Such streets and driveways shall be provided and constructed in compliance with Title 12, Streets, Sidewalks and Public Places. All new residential lots shall access off internal roads, except as authorized by the city.
I. Streets.
1. Private streets shall only be permitted in land divisions serving four or more building lots and shall be constructed as required by the city’s public works standards.
2. All private streets, easements, community utilities and properties shall be maintained by the owners of the property served by them and kept in good repair at all times. In order to ensure the continued good repair, it must be demonstrated to the city prior to the recording of the land division that:
a. There is a workable organization to guarantee maintenance with a committee or group to administer the organizational functions; and
b. There is a means for assessing maintenance costs equitably to property owners served by the private streets, easements, community utilities and properties.
3. There are legally enforceable covenants recorded with the land division that ensure the continuing maintenance and management of these facilities.
J. Street Frontage Improvements. All land divisions shall install street frontage improvements at the time of construction as required by Title 12. Frontage improvements along exterior streets shall be constructed and approved prior to issuance of building permits. Unless improvements already exist, such improvements shall include curbs, gutters, and sidewalks, and may include street storm drainage, lighting, traffic signals or modifications, utility relocation, landscaping and irrigation, and street widening as required by Title 12. All improvements shall be made across the full frontage of the property from the centerline of the constructed street facility to the outside limit of the improvements. Additional rights-of-way may be required for frontage improvements.
K. Landscape Requirements. See Section 18.48.100, Landscaping.
L. Common Areas and Facilities. Common areas and facilities shall conform to the following:
1. Facilities benefiting more than one property owner shall be considered common areas/facilities, designated by easement or separate tract, and corresponding dedication statements included on the face of the final land division map specifying the use for which the easement or tract is created, and assigning ownership and use interest;
2. Common areas/facilities which primarily benefit the residents/property owners within the development such as entrance signage, landscaping, open space, fences, private parks, and recreation facilities shall be considered private common areas/facilities and the primary ownership and responsibility for maintenance assigned to said residents/property owners;
3. All private common areas shall be of a size sufficient to accommodate the associated facilities;
4. Adequate provisions for ownership and maintenance in the form of statements of easement, conditions, covenants and restrictions, and/or creation of a homeowners’ association shall be specified at the time of the land division. The documents shall address continued ownership interest, right of use, responsibility for maintenance, remedies in the event any of the responsible parties fail to perform, and procedures for modification or vacation of easements or tracts and associated facilities not required as a condition of the land division approval. The documents shall also include an adequate funding mechanism for those areas/facilities requiring regular maintenance; and
5. Common areas/facilities which are determined by the city to primarily benefit the general public, or are considered part of a city facility such as a stormwater detention/retention pond or bioswale, shall be delineated as a separate tract and dedicated to the public for future ownership and maintenance.
M. Undergrounding of Utilities. All new or replacement of existing overhead utilities such as telephone, power, cable TV, etc., designed to serve the land division and located within the boundaries of the land division, shall be installed underground. Undergrounding of existing utilities may be exempt from this requirement if the cost of undergrounding the existing utility is more than twice the cost of undergrounding service and distribution lines needed to serve the land division.
N. Gated entrances to land divisions are not allowed.
O. Fences and walls of the land division shall conform to the following:
1. Fences and walls shall not encroach into any street right-of-way and shall be set back a minimum of one foot from the edges of any sidewalk;
2. Fences and walls shall comply with all clear vision area requirements;
3. Landscape treatment shall be retained or installed between the public right-of-way and any solid fence/wall to reduce the appearance of a long continuous surface, which may attract graffiti;
4. Fences and walls shall not encroach into any critical area or associated buffer without proper review and approval and, if so erected, shall be non-sight-obscuring;
5. If wooden fence posts are used, they shall be a minimum of 6x6 posts;
6. Walls shall not be constructed with smooth face CMU. (Ord. 575 § 39, 2009: Ord. 548 § 2 (Exh. F) (part), 2007)
18.152.030 Names and numbers of subdivisions, streets, blocks and lots.
A. General. In order to promote an orderly and coherent street and property location system, names and numbers in subdivisions and short subdivisions shall be assigned in accordance with the procedures and guidelines established herein.
B. Subdivision Names and Numbers. Subdivision names shall be chosen by the applicant, subject to approval by the community development department. The department shall approve the proposed name if it is reasonably distinguishable from previously established subdivision names. The legal identification of short plats shall be designated by number and assigned by the auditor at the time of recording. The legal identification of short plats shall be designated by numeric/alpha sequence and be assigned by the city at the time of initial submittal (SP (for short plat), the last two digits of the year filed, a four digit city number and the letters RN (for Rainier)).
C. Street Names and Numbers. All public and private roads established by subdivision or short subdivision shall have street names or numbers assigned and clearly shown on the plats prior to approval and recording. The building official/inspector shall assist the applicant with approved street names and numbers. Private roads shall be clearly labeled on the face of the plat.
D. Blocks and Lots. Blocks and lots established for purposes of legal description of subdivided property shall be named and numbered in accordance with procedures and guidelines established by the city engineer. (Ord. 548 § 2 (Exh. F) (part), 2007)
18.152.040 Control monuments.
Except for subdivisions excluded under the provisions of RCW 58.17.040 and this division, as amended, permanent control monuments shall be established at each and every controlling corner on the boundaries of the parcel of land being subdivided. The city engineer shall determine the number and location of permanent control monuments within the plat, if any. The surveyor preparing the plat shall submit a monumentation map to the city for approval prior to setting any permanent monuments. The engineer shall determine the number and location of permanent control monuments in streets within and leading into the plat, if any. All street monuments shall conform to the standard specifications of the American Public Works Association or as amended by city standard plans. (Ord. 548 § 2 (Exh. F) (part), 2007)
18.152.050 Bonds—Construction and guarantee.
In lieu of actual construction of any improvement required by the developer of any formal subdivision or short subdivision, work may be bonded pursuant to Section 18.12.120, Security mechanisms. (Ord. 548 § 2 (Exh. F) (part), 2007)