Chapter 17.28 SUBDIVISION DEVELOPMENT STANDARDS

Prior to the construction of any minimum improvements, as approved upon the preliminary plat or binding site plan, the subdivider shall furnish certain construction plans. These plans must be prepared, signed, dated and stamped by a Washington State licensed civil engineer and shall be in accordance with the City of Sumner Development Specifications and Standard Details. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.020 Preparation of construction drawings.

The construction plans shall be developed as specified in the City of Sumner Development Specifications and Standard Details. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.030 Standards and specifications.

City of Sumner Development Specifications and Standard Details are the “standards” together with the laws of the state of Washington. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.040 Plan review, inspection and fees.

No permit shall be issued under the provisions of this chapter until plans for the proposed work have been submitted and approved by the public works department. Upon approval by the public works department, the permit shall be issued and charges made, calculated as follows:

A. Base permit fee: $50.00.

B. Plan Review Fee.

• One hour x current engineering burdened rate (minimum);

• In-house plan review fee: Hours x current engineer burdened rate;

• Third-party review fees as billed to the city, including city administrative costs.

C. Inspection Fee.

• Two hours x current inspector burdened rate (minimum);

• ([[# LF Water/250] x 4] + 10) x current inspector burdened rate;

• Additional inspection as warranted: Number of hours x current staff burdened rate.

The total fee for permit approval shall be the sum of the above elements. Plan review fees shall be accrued until the construction plans are approved for construction. Accrued plan review fees shall be paid regardless of whether a permit is issued. Inspection fees shall be accrued until final project approval and shall be assessed to the permittee as they are accrued. Burdened rates for city staff are actual salaries plus benefits with a 1.25 multiplier to cover indirect costs. City staff burdened rates are specified in the Sumner utility rate and fee schedule. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.050 Required improvements – Full subdivisions.

Minimum improvements within each major plat or binding site plan and along contiguous arterials shall consist of paved streets, installed curbs and gutters, sidewalks, monuments, sanitary and storm sewers, street lights, water mains, street trees, street name signs and all appurtenances thereto in accordance with the adopted city transportation and utility comprehensive plans and the Sumner Development Specifications and Standard Details. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.060 Required improvements – Short subdivisions.

Street, water, sewer and storm drainage facilities adjacent to or within a short subdivision shall be in conformance with the adopted city transportation and utility comprehensive plans and the Sumner Development Specifications and Standard Details. Easements for utilities recommended by such plans shall be provided to the city, the exact location of such easements to be determined by the city engineer.

A. Whenever certain improvements, such as street, water, sewer or storm drainage, are required to be extended to service a short subdivision or within the short subdivision, the subdivider shall furnish construction plans for these improvements. These plans must be prepared, signed, dated and stamped by a professional civil engineer registered in the state of Washington. These plans shall be in accordance with the Sumner Development Specifications and Standard Detail as outlined in the formal subdivision requirements.

B. The city engineer has the authority in determining whether these plans must be submitted and approved prior to the acceptance of the short subdivision.

C. Requirements for street dedications within the plat are the same as those of formal subdivisions. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.070 Bond required.

A. Performance and Payment Bond. No permit shall be issued under the provisions of this chapter until the applicant therefor executes and delivers to the city a bond, or an assignment of funds in lieu of bond, in the sum of $5,000, or 120 percent of the cost of the project, whichever is greater, the form to be approved by the city attorney, and with surety approved by the city treasurer conditioned on the faithful performance of the provisions of this chapter. The bond shall be conditioned that the applicant acting under the permit shall complete roadway, sanitary sewer, water system, erosion control and/or other improvements as shown on the construction plans as approved by the public works department. Such bond shall further be conditioned to indemnify and hold harmless the city from any and all judgments, costs or expenses arising from injuries or damage to any person or property on account of such work. Such bond shall remain in full force and effect until final project acceptance by the Sumner city council.

See Chapter 1 of the Sumner Development Specifications for additional information regarding final project acceptance.

The application shall also be required to execute a stormwater facilities bond as specified in chapter 13.48 SMC.

B. Maintenance and Defect Bond. After satisfactory completion of the improvements and prior to release of the performance and payment bond by the city, the developer/contractor shall commence a two-year period where the improvements are maintained and operated by the city of Sumner. A cash or surety bond to be used at the discretion of the public works department to correct design and/or workmanship defects and maintenance deficiencies affecting public health, safety, and welfare shall be posted and maintained throughout the two-year maintenance period by the developer/contractor. The amount of the bond shall be 20 percent of the actual construction cost of the public improvements.

A stormwater maintenance and defect bond shall also be provided per chapter 13.48 SMC. Landscape bonding shall be provided per SMC 18.41.090. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.080 Clearing and grading.

All streets, roads and alleys shall be graded to their full width so that pavement and sidewalks can be constructed on the same plane. Before grading is started, the entire right-of-way area shall be cleared of all stumps, roots, brush and other objectionable materials, and all trees not intended for preservation. Documentation will be kept by the permit holder of the location and type of fill on private property. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.090 Monuments.

Concrete monuments shall be set at all corners of the subdivision, at all points where the street lines intersect the exterior boundaries of the subdivision, at angle points and points of curvature in each street, and at all street intersections. All surveys shall be of second degree accuracy. The use of state plan coordinates NAD 83-91 and NGVD-29 is required. All other lot corners shall be marked with a permanent suitable metal marker not less than three-eighths inch in diameter and 24 inches long and driven flush with the finished grade. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.100 Street and block layout.

The subdivision shall abut on and/or be served by an open, maintained public street(s) and the street and block layout shall conform to the most advantageous development of adjoining areas of the entire neighborhood, and shall provide for the following:

A. Continuity of appropriate streets and arterials;

B. Streets generally following contour lines where practicable;

C. Offset intersections shall be avoided;

D. Streets intersecting at right angles, or as nearly as possible, are subject to approval by the city engineer or his or her designee; and

E. Streets meeting the minimum right-of-way and pavement width standards. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.110 Block requirements.

A block shall consist of any two or more contiguous lots which are not separated by a street. Blocks shall meet the following requirements:

A. Wherever appropriate, blocks shall provide for two tiers of lots, except that one tier of lots is encouraged between a residential street and an arterial, which lots shall front on and be accessed from the residential street or from any alley constructed between the two tiers of lots; and

B. Where the average area of lots does not exceed two acres, the distance between intersections along a street or arterial shall not exceed 1,320 feet; and

C. Where the average area of lots does not exceed two acres, and where there are two tiers of lots lying between approximately parallel streets or arterials, and where the distance between intersections along a street or arterial exceeds 660 feet, a walk or pedestrian right-of-way running between lots and lying roughly perpendicular to the street or arterial shall be provided at approximately mid-block point, the right-of-way of which shall be at least 12 feet in width and fully paved as approved by the city engineer or his or her designee; and

D. The number of streets intersecting with existing or proposed arterials shall be held to a minimum consistent with the provision of this section and consistent with adequate local circulation. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.120 Street design criteria – Street grades.

Street grades, horizontal curves, and vertical curves shall conform to the requirements of the Sumner Development Specifications and Standard Details. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.130 Access for short subdivisions.

A. All short subdivisions shall border on an opened, constructed and maintained public street. All lots within a short subdivision shall either border on an opened, constructed and maintained public street, or shall be served by a private street having direct access to a public street.

B. Dedication of a public street or streets shall be required, and a proposed short subdivision shall be processed as a formal subdivision whenever the city engineer or his or her designee finds that one or more of the following conditions applies:

1. The general alignment of a proposed private street follows the general alignment of a future arterial recommended by the comprehensive plan.

2. The general alignment of a proposed private street can be reasonably modified to provide a desirable through connection between two or more existing or planned public streets.

3. A public street would be necessary to provide adequate access to adjacent property not subject to the proposed short subdivision.

C. All private streets shall meet the standards as set forth in SMC 17.28.200.

D. When any approved public street lying adjacent to the property being short subdivided has insufficient width or for any other reason does not conform to minimum street standards, sufficient additional right-of-way shall be dedicated to the city and appropriate improvements shall be made by the subdivider to conform the abutting street to such standards in order to provide street and traffic infrastructure to support the development. Such improvements may be delayed if guaranteed to the satisfaction of the city engineer or his or her designee. Any such guarantee shall be recorded with the plat and shall be binding upon the property owner and the owner’s heirs, successors and assigns. In deciding whether any delays should be allowed, the city engineer or his or her designee shall consider the present and future need for such improvement, the improved or unimproved nature of adjacent right-of-way, and whether or not street grades have been established. (Ord. 2358 § 1 (part), 2011: Ord. 1886 § 3, 1999: Ord. 1763 § 1 (part), 1996)

17.28.140 Principal arterials.

Proposed and existing principal arterials located within or adjacent to the subdivision as designated by the Sumner comprehensive plan shall be dedicated to the city and constructed or improved to meet the Sumner Development Specifications and Standard Details by the subdivider or their agent. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.150 Minor arterials.

Proposed and existing arterials located within or adjacent to a subdivision, as designated by the city engineer or his or her designee in consultation with the Sumner comprehensive plan, shall be dedicated to the city and constructed or improved to meet the city’s Development Specifications and Standard Details. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.160 Residential arterials (collectors).

Proposed and existing arterials located within or adjacent to the subdivision, as designated by the city engineer or his or her designee in consultation with the Sumner transportation comprehensive plan, shall be dedicated to the city and constructed or improved to meet the city’s Development Specifications and Standard Details. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.170 Local residential streets.

Proposed and existing streets, other than designated arterials, which are located within or adjacent to the subdivision, and which are to serve property primarily designated for residential uses, shall be constructed or improved to meet the city’s Development Specifications and Standard Details; provided, that where the city council finds it necessary for the provision of safe and efficient circulation, the council may require any such streets to be developed or improved to residential arterial standards. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.180 Neighborhood streets.

Proposed and existing streets which are located within or adjacent to the subdivision, and which are to serve property primarily designated for residential uses, shall be designated neighborhood streets. Such a street shall generally not be longer than 300 feet, should have limited through traffic, should function as part of a grid of similar streets providing access to an area, and may be in conjunction with alleys which provide secondary access to lots. Neighborhood streets shall be constructed or improved to meet the city’s Development Specifications and Standard Details; provided, that where the city council finds it necessary for the provision of safe and efficient circulation, the council may require any such streets to be developed or improved to local residential street standards. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996)

17.28.190 Alleys.

Alleys may be provided to the rear of lots zoned for commercial or residential purposes. Alleys shall be constructed or improved to meet the city’s Development Specifications and Standard Details. (Ord. 2358 § 1 (part), 2011: Ord. 2253 § 2, 2008: Ord. 1786 § 1, 1997: Ord. 1763 § 1 (part), 1996)

17.28.200 Private streets.

A. Private streets shall serve no more than two lots; provided, that one of those lots also has access from a fronting public street.

B. Private streets shall be improved or guaranteed to the standards considered appropriate to the situation by the city engineer and fire marshal, but in all cases shall meet the minimum requirements of the city’s Development Specifications and Standard Details. (Ord. 2358 § 1 (part), 2011: Ord. 1886 § 4, 1999. Formerly 17.28.195)

17.28.210 Dead-end streets.

Dead-end streets shall be constructed or improved to meet the minimum requirements of the city’s Development Specifications and Standard Details. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996. Formerly 17.28.200)

17.28.220 Street lighting.

Street lighting shall conform to the Sumner Development Specifications and Standard Details and shall be provided and installed by the subdivider. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996. Formerly 17.28.210)

17.28.230 Street trees.

Street tree planting must be approved by the community development director or his or her designee prior to planting and shall conform to the City of Sumner Development Specifications and Standard Details. See chapter 12.42 SMC for street tree requirements. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996. Formerly 17.28.220)

17.28.240 Underground utilities.

The following standards and specifications apply to underground utilities:

A. All utility lines serving the subdivisions including, but not limited to, power, telephone and television cables shall be installed underground. Easements shall be provided for all such utility lines which will not be located within the public right-of-way;

B. Whenever an intersection of an arterial and any other street is constructed or improved under the requirements of this chapter, and when the city engineer or his or her designee has determined that traffic signalization of such intersection will be needed in the future, the city engineer or his or her designee may require the installation, at the subdivider’s expense, of underground conduit which will be necessary for and will facilitate such future signalization;

C. A 10-foot utility easement is required along the frontage of each lot adjacent to the street right-of-way for the installation of the aforesaid utilities; and

D. All lots are subject to an easement two and one-half feet in width, parallel with and adjacent to all interior lot lines and five feet in width parallel with and adjacent to all rear lot lines for the purpose of utilities and private drainage. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996. Formerly 17.28.230)

17.28.250 Street signs and channelization.

The subdivider shall provide and install all required traffic regulatory signs, street name signs and street striping and channelization as directed by the city engineer or his or her designee and in compliance with all applicable standards and regulations. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996. Formerly 17.28.240)

17.28.260 Sidewalks.

Concrete sidewalks shall be installed by the developer on both sides of the street in conformance with the Sumner Development Specifications and Standard Details. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996. Formerly 17.28.250)

17.28.270 Curbs and gutters.

The developer shall provide permanent concrete curbs and gutters according to the Sumner Development Specifications and Standard Details. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996. Formerly 17.28.260)

17.28.280 Sanitary sewers.

Each lot in a subdivision shall be served by the Sumner sanitary sewer system, designed and installed subject to the review and approval of the city engineer or his or her designee, unless the city finds that:

A. City sanitary sewer service is not practical due to topography, distance from city sanitary sewer facilities of adequate capacity, extremely low proposed development density, or similar factors; and

B. On-site sewage disposal systems will not be detrimental to the implementation of the adopted comprehensive sewerage plan; and

C. On-site sewage disposal systems will not pose a threat to the public health, safety or welfare; and

D. On-site sewage disposal systems are necessary to accomplish the purposes of this chapter;

E. The city engineer or his or her designee has reported favorably on the use of on-site sewage disposal systems; and

F. Each lot to be served by an on-site sewage disposal system shall meet the minimum lot area requirements of the Tacoma-Pierce County health department rules and regulations, or be not less than 15,000 square feet in area. Land contained in access easements or access panhandles shall not be included in lot area calculations for the purposes of this section. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996. Formerly 17.28.270)

17.28.290 Water.

The water distribution system, including fire hydrants, shall be designed and installed in accordance with Sumner Development Specifications and Standard Details and the requirements of the public works department and the fire marshal. Each lot in a subdivision shall be served by the city of Sumner unless the city finds that:

A. City water service is not practical due to topography, distance from city water facilities of adequate capacity, extremely low proposed developmental density, or similar factors, or legal constraints; and

B. Private water service will not be detrimental to the implementation of the adopted comprehensive water plan; and

C. Private water service will not pose a threat to the public health, safety or welfare; and

D. Private water service is necessary to accomplish the purposes of the chapter. If private water service is approved, preliminary plat approval shall be conditioned on the ability of the subdivider to obtain all necessary approvals for the private water system or systems, and the final plat shall not be approved until the subdivider demonstrates, to the satisfaction of the city engineer or his or her designee, that the proposed water system or systems will adequately serve the domestic water and fire flow needs of future owners or property within the subdivision. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996. Formerly 17.28.280)

17.28.300 Storm drainage.

Stormwater control facilities shall be designed and constructed in accordance with the Sumner Development Specifications and Standard Details Chapter 5. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996. Formerly 17.28.290)

17.28.310 Floods and flood control.

The city may disapprove a proposed subdivision because of flood, inundation or regulated wetlands if the city finds that such condition poses a threat to the public health, safety or general welfare. Where any portion of the proposed subdivision lies within one percent flood hazard area or the regulatory floodway, the city shall impose a condition on the preliminary plat requiring the subdivider to conform to the Federal Emergency Management Agency (FEMA) flood hazard requirements. In such cases, no development permit associated with the proposed subdivision shall be issued by the city until said FEMA requirements have been met. The city may require dedication of land to any public body and/or the construction of improvements and may impose other conditions necessary to protect against flooding or inundation. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996. Formerly 17.28.300)

17.28.320 Additional requirements.

The standards and requirements established or referenced by this chapter are minimum requirements. These standards may be increased and additional requirements may be imposed for the purpose of mitigating identified adverse environmental impacts pursuant to the State Environmental Policy Act of 1971 as now established or hereafter amended. Such additional requirements may include, but shall not be limited to, off-site improvements to any public facility, the dedication and/or improvement of parks and open spaces, and monetary contributions to any city fund established to finance the provision of public services required by the subdivision. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996. Formerly 17.28.310)

17.28.330 Phased subdivision.

Preliminary plat approval must be granted for the entire subdivision and must delineate the separate divisions which are to be developed in increments. The preliminary plat approval is conditioned upon completion of the proposed phases in a particular sequence and may specify a completion date for each phase. Final plat approval is granted for each separate phase of the preliminary plat and any changes at the preliminary plat stage would require approval per SMC 18.56.030. (Ord. 2358 § 1 (part), 2011: Ord. 1763 § 1 (part), 1996. Formerly 17.28.320)