Chapter 16.36
DESIGN STANDARDS

Sections:

16.36.010    General provisions.

16.36.020    Fill and grade.

16.36.030    Future subdivision and access.

16.36.040    Design – Roads – Road Locations.

16.36.050    Design – Engineering.

16.36.070    Design – Lots.

16.36.080    Design – Blocks.

16.36.090    Easement provisions.

16.36.100    Drainage and storm sewer easements.

16.36.110    Fire protection standards.

16.36.120    Flood protection.

16.36.130    Clustering standards.

16.36.140    Condominium conversion.

16.36.010 General provisions.

All land divisions shall conform to the standards and requirements set forth in this chapter. (Ord. 1397 § 8 (Exh. 7) (part), 2009).

16.36.020 Fill and grade.

 Proposed fill and grading shall be minimized through best use of topography, careful location of streets and building sites and as specified in Title 14, Environmental Regulations and Chapter 17.59, Hillside Development and Design Standards. A fill and grade permit may not be issued for developments under review of the land division code until preliminary plat approval has been provided. (Ord. 1533 § 6 (Exh. 12) (part), 2017: Ord. 1397 § 8 (Exh. 7) (part), 2009).

16.36.030 Future subdivision and access.

All land divisions shall be designed to accommodate the future land divisions of adjoining lands by providing for adequate future access and utility service in accordance with the development standards. Pedestrian and bicycle access to schools, parks, shorelines, recreation areas and open space shall also be required in accordance with adopted city plans and policies. (Ord. 1397 § 8 (Exh. 7) (part), 2009).

16.36.040 Design – Roads – Road Locations.

The road layout of every land division shall conform with the comprehensive plan or transportation element thereof and shall provide for the continuation of major roads which serve property contiguous to the development. Road networks shall provide ready access for fire and other emergency vehicles. The administrator or hearing body may require additional access points if such are found necessary to protect the public safety. (Ord. 1397 § 8 (Exh. 7) (part), 2009).

16.36.050 Design – Engineering.

 A. Roadway Sections. Roadway plans, profiles and sections are required to conform to the details and standards set forth in the development standards. The public works director must approve any deviations.

B. Utilities. Unless otherwise authorized by the public works director, utility locations shall be shown and conform to the provisions contained in the development standards. Construction shall be completed in accordance with approved plans. No final plat shall be submitted for recording until the plan, profile and roadway sections, including construction details for drainage and the location of all utility facilities, are approved. (Ord. 1397 § 8 (Exh. 7) (part), 2009).

16.36.070 Design – Lots.

 A. Flag lots, those lots a narrow portion of which fronts on a public or private road and where access to that road is across that narrow portion, may be permitted to accommodate buildable area which does not have standard frontage on a public street and where access to the buildable area is not feasible by any other standard land division method or lot design.

B. Width and Depth of Lots. All lots shall have a minimum width and depth sufficient to satisfy the requirements of the zoning code for the particular zone in which the property is located.

C. Lot Size Related to Slope. Proposed lots on land exceeding ten percent slope must comply with Title 14, and the development standards.

D. Reverse Frontage Lots. No residential lots shall have street frontages along two opposite boundaries unless topographical features or the need to provide separation of the lots from arterials, railways, commercial or industrial activities, or other factors justifies the designing of reverse frontage lots. The city may require a nonaccess easement to prevent access to the second abutting street. (Ord. 1397 § 8 (Exh. 7) (part), 2009).

16.36.080 Design – Blocks.

 A. Length. Blocks shall be as long as is reasonable and consistent with the topography and the need for convenient access, circulation, traffic control and safety in keeping with the type of land use proposed. For residential subdivisions, block lengths would not ordinarily exceed one thousand, three hundred twenty feet or be less than four hundred feet.

B. Width. With the exception of reverse frontage parcels, the width of blocks shall ordinarily be sufficient to allow for two tiers of lots with depths consistent with the type of land use proposed. The width should not be less than one hundred eighty feet or the sum of two lot depths, whichever is greater. This dimension may increase substantially for proposals in or adjacent to certain resource lands or critical areas. (Ord. 1397 § 8 (Exh. 7) (part), 2009).

16.36.090 Easement provisions.

A. Pedestrian Passageways. In residential subdivisions, a through pedestrian right-of-way not less than ten feet in width shall be provided and improved near the midpoint of any block exceeding six hundred feet in length where such passageway is deemed essential to provide pedestrian circulation to schools, parks, shopping centers or other community facilities.

B. Utility easements for electric, telephone, television, fiber optics, water, gas, irrigation and similar utilities shall have a sufficient width to assure future maintenance as determined by the serving utility and shall conform to the standards contained in the development standards.

C. Watercourses. Where a subdivision is traversed by a watercourse, a drainage easement adequate for the purpose and conforming to the line of such watercourse, drainage way, waste way, channel or stream, and of such width for construction, maintenance and protection as determined by the administrator or hearing body, shall be provided. (Ord. 1397 § 8 (Exh. 7) (part), 2009).

16.36.100 Drainage and storm sewer easements.

 Easements shall be provided for storm sewers, drainage of channels, streams and surface runoff with sufficient width to assure adequate improvement and maintenance. (Ord. 1397 § 8 (Exh. 7) (part), 2009).

16.36.110 Fire protection standards.

The fire protection standards contained in the development standards, and Title 15, Buildings and Construction, are required for all land divisions. (Ord. 1397 § 8 (Exh. 7) (part), 2009).

16.36.120 Flood protection.

 No land division or part thereof shall be approved if related improvements such as levees, fills, or other features will individually or collectively significantly increase flood flows, heights, velocities or potential for damage. (Ord. 1397 § 8 (Exh. 7) (part), 2009).

16.36.130 Clustering standards.

Where clustering is allowed by Title 17, Zoning, cluster subdivisions shall:

A. Identify critical areas and additional areas conserved from development. At least one of the following conservation areas shall be identified in addition to protected critical areas:

1. Cultivated land;

2. Scenic vista/viewsheds from public roads, trails or parks;

3. Existing or planned trail connections;

4. Public parks or open space that contributes to the park system;

5. Other land feature determined to have public value that is at risk of development as determined by the administrator;

B. Demonstrate a clustered lot layout;

C. Identify proposed conservation easement(s) for the protection of permanent open space land. The percent conserved shall be consistent with Title 17, Zoning, or no less than twenty percent; and

D. Provide a land-management plan for the permanent open space areas, to be incorporated into the conservation easement and made enforceable by the city to the satisfaction of the administrator and city attorney. (Ord. 1533 § 8 (Exh. 85) (part), 2017).

16.36.140 Condominium conversion.

A. Density. Condominium conversions shall be consistent with the underlying density of the zone. The city may approve a density consistent with the current density of the condominium conversion, if higher than the base zone, provided ten percent of the units are designated as affordable to households earning eighty percent or less of the county area median income. Affordable units shall be subject to minimum fifty-year deed restrictions to ensure long-term use and affordability. All deed restrictions are subject to review and approval by the administrator and city attorney and shall be recorded with the Chelan County auditor. Such deed restriction shall be recorded prior to issuance of a certificate of occupancy for the subject property. Prior to the end of the fifty-year deed restriction period, the city may approve a removal of the deed restriction provided there is a payment in lieu of continuing affordability.

B. Street Improvements. Requirements relating to street improvements and street dedication shall be those as contained in the subdivision regulations in this title.

C. Parking. Parking requirements shall be those parking requirements as set forth in Chapter 25.05. In the event the developer cannot provide the level of parking required by the zoning district because of physical dimensions of the project, the developer may request a variance or submit a parking demand study consistent with Chapter 25.05.

D. Structural Requirements. All Title 15 buildings and construction requirements applying to condominiums shall be applicable to condominium conversions.

E. Any other applicable regulatory requirements of this title shall apply, including, but not limited to, Chapter 16.24. (Ord. 1533 § 8 (Exh. 86) (part), 2017).