Chapter 16.16 DESIGN AND CONSTRUCTION STANDARDS

The city council finds that the protection and preservation of public health, safety and general welfare of the city and its inhabitants and the promotion of orderly development requires that uniform standards for the development of the city and the construction improvements to the city be established to lessen traffic congestion in the streets, to promote the coordinated development of undeveloped areas, to provide for proper ingress and egress, to ensure that provisions for public utilities and public improvements are provided for and to provide for adequate open spaces and parks. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.020 Application.

The regulations contained in this chapter shall apply to all divisions of land within the city as defined by Section 16.02.030. Every map, plat, replat or plan hereafter made of any such division of land within the city limits shall comply with the provisions of this chapter. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.030 Streets—Conformity with comprehensive plan.

The alignment of arterial streets shall conform as nearly as possible with that shown on the comprehensive plan and any adopted future right-of-way plan adopted by the city council. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.040 Streets—Relation to adjoining street systems.

The layout of streets shall provide for the continuation of principal streets existing on adjoining properties or of their proper projection when adjoining property is not divided. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.050 Streets—Dead end.

Streets designed to have one end permanently closed or in the form of a cul-de-sac shall be no longer than four hundred feet and shall be provided at the closed end with a turn-around having a minimum right-of-way radius of not less than fifty feet or with a “Y” or “T” permitting comparable ease of turning and as approved by the fire chief. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.060 Streets—Limited access.

Streets which are designated in the comprehensive plan as “limited access” shall be dedicated in such a manner as to qualify them as “limited access facilities” as such are defined in Chapter 47.52 RCW, but nothing in this provision shall prohibit the construction, operation and maintenance of public facilities in the right-of-way of a limited access facility. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.070 Streets—Alignment.

Connecting street center lines deflecting from each other at any one point more than ten degrees shall be connected by a curve of at least one hundred feet radius for minor streets and at least three hundred feet radius for major streets. A tangent at least one hundred feet long shall be introduced between curves on arterial streets. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.080 Streets—Intersections.

Street intersections shall be as nearly at right angles as is practicable. When the most feasible plan entails an intersection angle that deviates more than fifteen degrees from a right angle, curves of suitable radius and length shall be provided. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.090 Streets—Jogs at intersections.

Street jogs with center line off-sets of less than one hundred twenty-five feet shall be avoided. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.100 Streets—Grades.

Streets shall conform closely to the natural contour of the land, except where a different grade has been established by the city. Grades shall be not less than 0.20 percent on any street and not more than twelve percent for major streets or ten percent for minor streets. Changes in grades shall be connected by easy vertical curves. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.110 Streets—Design and width.

Street right-of-way design and widths shall be as shown in the comprehensive plan of the city and the city of Connell Public Works Standards Specifications and Standard Plans (April 2012) as now existing or as hereafter amended. (Ord. 1006 § 1 (Exh. A) (part), 2020: Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.120 Alleys—Required—Prohibited.

Alleys shall be provided at the rear of all lots intended for business or industrial uses, except that this requirement may be waived where other definite and assured provisions made for service access, such as off-street loading, unloading and parking consistent with and adequate for the uses proposed. Alleys shall not be provided in residential areas. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.130 Alleys—Standards.

Dead-end alleys shall be avoided wherever possible, but if unavoidable, shall be provided with adequate turn-around facilities at the dead end. Alley intersections and sharp changes in direction shall be avoided, but where they are necessary, corners shall be cut off sufficiently to permit safe vehicular movement. Alley right-of-way width shall be not less than twenty feet. Except as otherwise provided in this chapter, alleys shall follow the general standards governing streets as set forth in Section 16.16.110. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.140 Easements—Public utilities.

Where alleys are not provided, easements for public utilities shall be provided on each side of all rear lot lines and side lot lines where necessary. Such easements shall not be less than five feet wide on the half-width that is reserved from the rear of each of the adjacent lots. Insofar as possible, the easements shall be continuous and aligned from block to block. Easements for existing or future utility lines which do not lie along rear or side lot lines shall be at least ten feet wide. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.150 Easement—Unusual facilities.

Easements for unusual facilities such as high-voltage electric lines, irrigation canals and pondage areas shall be of such widths as is adequate for the purpose, including any necessary maintenance roads. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.160 Easements—Watercourses.

Where a development is traversed by a watercourse, drainage way, wasteway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially to the lines of such watercourse, drainage way, waste-way, channel or stream, and such further width for construction and maintenance as will be adequate for the purpose. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.170 Blocks—Length.

In general, blocks shall be as long as is reasonably possible consistent with the topography and the needs for convenient access, circulation, control and safety of street traffic, and type of land use proposed, but ordinarily, block lengths shall not exceed fifteen hundred feet or be less than five hundred feet. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.180 Blocks—Width.

Except for reverse-frontage parcels, the width of blocks shall ordinarily be sufficient to allow for two tiers of lots of depths consistent with the type of land use proposed, that is normally not less than two hundred feet for the sum of two lot depths. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.190 Blocks—Super.

For large parcels with access provided by a series of cul-de-sac streets entering from the periphery and for large parcels platted into half acre or larger lots, the criteria in Sections 16.16.170 and 16.16.180 shall be disregarded in favor of considerations on an individual basis as verified by a traffic impact study provided by developer, which shall include, but is not limited to, projected traffic counts, street lengths, and traffic patterns. Blocks of acreage-type lots, however, shall have block lengths and widths that will lend themselves to later redivisions in accordance with the standards prescribed in this title. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.200 Lots—Access.

Each lot shall be provided with satisfactory access by means of a public street connecting to an existing public highway or by some other legally sufficient right of access which is permanent and inseparable from the lot served. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.210 Lots—Size.

Lot widths and lot areas shall conform with the zoning restrictions applicable to the area within which the property may be located, except that corner lots for which side yards are required shall have extra width to permit appropriate setback from and orientation to both streets. Lot depths shall be suitable for the land use proposed. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.215 Lots—Minimum frontage.

(a) No residential lot may be created which does not have at least forty-five feet of frontage upon a street dedicated to and maintained by the city, except:

(1) The lot frontage for lots fronting cul-de-sacs may be reduced to thirty-five feet; and

(2) The lot frontage for a townhome unit shall be a minimum of twenty-five feet.

(b) Flag lots shall not be approved in new subdivision plats, except as granted by the city administrator for short plats only; provided, that one of the following conditions is met, and the division of land accommodates infill development where some development has already occurred:

(1) A lot may be configured as a flag lot with a minimum street frontage of twenty feet.

(2) A lot may be created which does not have any street frontage, but is accessed by an easement; provided, that only two homes can be accessed off of the easement; provided, that the city has determined it is in the public interest to not create a new city street; and provided, that such configuration will not prevent future barriers to access or development on adjacent properties. (Ord. 1038 § 2, 2024; Ord. 1006 § 1 (Exh. A) (part), 2020).

16.16.220 Lots—Shape.

Lots shall be as nearly rectangular as possible with side lot lines approximately at right angles or radial to street lines. Ordinarily, the ratio of width to depth shall be one to not more than two and one-fourth. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.230 Lots—Double frontage.

Residential lots which have street frontage along two opposite boundaries shall be prohibited except for reverse-frontage lots which are essential to provide separation of residential development from traffic arterials or to overcome specific disadvantages of topography and orientation. For such lots, there shall be an easement in favor of the city for a planting screen at least ten feet wide along the lot lines abutting such a traffic arterial or other disadvantageous use across which there shall be no right of access. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.240 Lots—Unsewered.

Lots which need not be connected to an approved sanitary sewer system under the provisions of this title or Chapter 13.20 shall be of sufficient size, considering the type of soil, ground conditions involved and location of the lots in relation to public or private water supply, to allow complete absorption of such septic tank effluent as may reasonably be expected from the uses permitted by applicable zoning restrictions and proposed uses; provided, that all lots are served by the public water system. Approval shall be given by the Benton-Franklin Health District and the city engineer prior to the filing of an application for final plat approval. (Ord. 1006 § 1 (Exh. A) (part), 2020: Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.250 Roadway widths and standards.

All streets, not including alleys, shall be improved by grading the full right-of-way width and constructing paved roadways and curbs and gutters in accordance with the city of Connell Public Works Standard Specifications and Standard Plans (April 2012) as now existing or as hereafter amended. (Ord. 1006 § 1 (Exh. A) (part), 2020: Ord. 921 § 1 (part), 2012: Ord. 820 § 1, 2007: Ord. 698 § 1 (part), 1997).

16.16.260 Curbs.

All streets where curbs are required shall be improved at each edge of the paved roadway with Portland cement concrete curbs and in a manner consistent with the city of Connell Public Works Standard Specifications and Standard Plans (April 2012) now existing or as amended. Such curbs shall be similar in design and construction to concrete curbs adopted as standard for the city unless special conditions such as applicable zoning and intended use or multiple points of ingress or egress warrant the waiver of this requirement by the city. (Ord. 1006 § 1 (Exh. A) (part), 2020: Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.265 Sidewalks.

Whenever any new street is constructed in any area of the city zoned RH (residential, high density), RL (residential, low density), RM (residential, medium density), CD (commercial, downtown), CG (commercial, general), or CH (commercial, highway), sidewalks shall be required on both sides of any such street that is constructed, and construction of sidewalks shall take place at the same time as the construction of the street, in accordance with the plans therefor and within the minimum specifications for construction of sidewalks as set forth in city of Connell Standard Public Works Standard Specification and Standard Plans (April 2012) as now existing or as hereafter adopted by the city, and the improvements shall not be accepted by the city until the sidewalk is thus installed. (Ord. 1006 § 1 (Exh. A) (part), 2020: Ord. 921 § 1 (part), 2012: Ord. 820 § 2, 2007).

16.16.270 Utilities—Storm sewers.

Surface drainage from streets and other areas shall be disposed of through an adequate system of gutters, storm sewers or dry wells. Easements for storm sewers shall be provided and shall be at least ten feet in width. Surface water disposal shall comply with the Eastern Washington Stormwater Management Manual as now existing or as hereafter amended. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.280 Utilities—Sanitary sewers.

See Chapter 13.20. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.290 Utilities—Potable water system.

If a public water main is available for connection within five hundred feet of the development, the development shall be provided with a potable water distribution system serving each lot designed for human habitation, and unless equal protection can be otherwise supplied, shall be provided with fire hydrants at each street intersection and at approximately four-hundred-foot intervals on each street between intersections. Design of the water distribution system shall be subject to approval by the city. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.300 Street name signs.

Street signs corresponding in design to those adopted as standard for the city shall be installed at each intersection for convenient identification of streets. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.310 Capacity for future developments.

The capacities and dimensions of water, sewerage, drainage and street facilities shall be adequate to provide for the future needs of other undeveloped properties in the general vicinity and the city may share in the cost of these improvements to the extent of the difference in cost between the capacities needed to serve the development and the capacities required to serve the vicinity. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.320 Standard specifications.

Physical developments and improvements required by this title shall be designed and installed in accordance with applicable construction standards of the city. Construction shall be performed subject to the inspection of the city engineer. The improvement intended to become part of the city system, including streets, water and sewer utilities, shall not become part of the city system until formally accepted by the city. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.330 Low-density street standards.*

Notwithstanding any contrary provision contained elsewhere in this code, the street development standards shall not apply to the urban reserve district. Development standards for this district shall be approved by the city based upon a case-by-case review of each proposal, which review will consider intended use and future uses of the property number and be consistent with the provisions of Chapter 15.08. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

* Code reviser’s note: At the city’s request, this section was amended to remove a reference to the floodplain district and to change “agricultural district” to “urban reserve district” for consistency with Ord. No. 1006.

16.16.340 Street lights and underground utilities.

Street lights must be installed by the developer to the approval of the city and the Franklin County PUD. The minimum standard for suitable street lights shall be street lights at each street intersection and at intervals of approximately three hundred feet between intersections. New electrical, telephone and cable television lines must be placed underground, except:

(1) Electric utility substations; pad-mounted transformers and switching facilities and electric service pedestals;

(2) CATV pedestals, active and passive devices, including amplifiers and cable warning signs;

(3) Telephone pedestals, cross-connection terminals, repeaters and cable warning signs;

(4) Street lighting standards;

(5) Traffic control equipment;

(6) Temporary services for construction;

(7) Existing overhead electric and communication lines which are consistent with the final, approved design and would not render lots or streets unusable;

(8) Existing overhead main feeder lines which are relocated;

(9) Future overhead electrical and communication main feeder lines;

(10) In areas zoned agriculture and located within three hundred feet of a floodplain. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.360 Conflicts with other code provisions.

In the event the standards and conditions established by this chapter conflict with other standards and conditions established in this title, the provisions contained in this chapter shall control. In the event the provisions of this chapter conflict with the provisions of Title 17, the provisions of Title 17 shall control. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.370 Approval of improvements.

Plans for each improvement shall be approved by the city engineer before its construction is commenced. A fee is established to defray the cost of the review by the city engineer. The fee for subdivision shall be in accordance with Section 16.04.260. All other fees shall be a minimum of fifty dollars with the actual fee based upon the amount of time required for the city engineer to review the plans, but in no event shall exceed five percent of the total estimated cost of the improvements. The fee shall be paid to the city prior to the review of the plans and specifications by the city engineer, and receipt thereof shall be a condition precedent to the city engineer’s approval. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.380 Performance bond.

In lieu of construction of the required streets prior to final platting or dividing of the property, the divider may enter into a contract with the city to construct required street improvements at a later date and shall furnish the city with a performance bond or other security in an amount and with surety and conditions satisfactory to the city; providing for and securing to the city the actual construction of the streets within a period specified by the city and expressed in the bond or contract. The full amount of the bond shall be retained by the city until completion of construction of the streets and acceptance of street improvements by the city. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.385 Dust control.

(a) The city council finds that when topsoil is disturbed for construction purposes and thereafter immediate steps are not taken to control the blowing and scattering of dust from the location of the disturbed topsoil, a condition is created where even slight winds can cause dust control problems. The city council also finds that in this area, strong winds are common. The city council finds that if the wind blows and the disturbed soil is not controlled, dust becomes a hazard, and that the conditions caused by blowing and scattering dust detracts from the value of adjacent properties and causes health problems and safety problems for those exposed to the dust. This section is to be liberally construed to prevent the problems caused by blowing dust.

(b) The owner and developer of property within the city are responsible to ensure that the development activities on the property do not contribute to the blowing or scattering of dust in the air.

(c) No approval shall be given for any construction that would contribute to the blowing or scattering of dust in the air, nor shall a permit be issued and no plat or short plat approved for the division of land within the city, until the owner or developer of the land:

(1) Submits a written dust control plan to the city providing for an acceptable program to control airborne dust from the project;

(2) Demonstrates a present ability to implement the plan; and

(3) Submits to the city a bond or other security in an amount and with surety and conditions satisfactory to the city in accordance with subsection (d) of this section.

(d) The bond to be posted by the owner or developer shall be in an amount equal to two percent of the projected costs of the improvements in the development and shall be held and administered as follows:

(1) In the event there exists blowing dust from the site where soil has been disturbed or construction has taken place, the city, under the direction of the city administrator, and after notice as provided for herein, may:

(A) Immediately suspend work on the project; and/or

(B) Immediately take abatement procedures, including work by city employees or by contract labor and charge the cost of such procedures, together with material used and the reasonable rental value of any equipment used and all other reasonable expenses of abatement, against the bond;

(C) The requirement herein to provide notice shall be met by verbal notice to the on-site construction supervisor or telephonic notice to the telephone number provided by the owner or developer in the dust control plan submitted to the city. Such notice shall be memorialized by a writing in the appropriate city file.

(2) In the event that the expenses of abatement are charged against the bond, the developer shall undertake no further work on the project until such time as the bond is reinstated in its original amount.

(3) Upon satisfactory completion of the project, including adequate provisions for dust control following completion, the bond shall be exonerated.

(e) In all cases, approval of the dust control plan by the city and implementation of the plan by the owner or developer does not relieve the owner or developer from the obligation to control dust, and the city may take abatement measures, as set forth herein, even though the developer or owner is in full compliance with the approved dust control plan.

(f) The provisions of this section are in addition to and not in derogation of any other provisions of any other law relating to the control of dust. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.390 Deviations.

The owner/developer of property may seek a deviation from the provisions or requirements of this chapter by submitting a request to the city administrator or his designee. The basis for such a deviation from the strict application of the requirements of this chapter is undue and unnecessary hardship on the property owner. No deviation from the provisions or requirements of this chapter shall be authorized by the council unless the council shall find:

(1) That exceptional or extraordinary circumstances or conditions exist in the division of the property or to the intended use of the property that do not apply generally to other properties similarly situated;

(2) That the deviation is necessary for the preservation and enjoyment of a substantial property right of the property owner/developer or is necessary for the reasonable and acceptable development of the property;

(3) That authorization of the deviation will not be materially detrimental to the public welfare or injurious to property in the vicinity. (Ord. 921 § 1 (part), 2012: Ord. 698 § 1 (part), 1997).

16.16.400 Zero lot line subdivisions.

(a) The provisions of this section, together with Section 16.16.410, apply exclusively to the zero lot line subdivision and zero lot line short subdivision of land for townhomes in zones where such uses are allowed. For the purposes of said sections, the term “subdivision” includes zero lot line subdivision and zero lot line short subdivision.

(b) The development shall meet the development standards applicable to the underlying site and zone. Any private open space for each dwelling unit shall be provided on the same lot as the dwelling unit. (Ord. 1038 § 3, 2024).

16.16.410 Conversion of existing dwellings to zero lot line dwellings.

(a) This section applies to duplex and multiplex dwellings lawfully constructed under a valid building permit prior to February 14, 2024.

(b) No increase in the number of existing dwelling units is allowed, except that additional zero lot line dwellings may be created, provided:

(1) The maximum allowable density for the zone is not exceeded; and

(2) Any new dwellings are subject to standards for new zero lot line dwellings in this title and Title 17.

(c) The conversion of existing dwellings to zero lot line dwellings shall be processed as a short subdivision or long subdivision under this title based on the number of proposed lots or other factor such as limitations of Section 16.08.090.

(d) Where no increase in number of dwellings, or expansion of existing infrastructure or impervious surfaces is proposed, the conversion development is deemed to have satisfied the standards in effect at the time of original permit approval and, therefore, is not required to satisfy current requirements for studies, reviews, impact fees or infrastructure upgrades.

(e) The new development shall comply with the requirements in this chapter for subdivisions, except the administrator may waive lot dimensions and other dimensional standards in Title 17 if the approval will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity in which the property is located. (Ord. 1038 § 4, 2024).