Chapter 14.04
STREETS
Sections:
14.04.020 Construction standards and specifications.
14.04.030 Approval of construction drawings required before installation.
14.04.040 Inspection of public improvements required before final permits are issued.
14.04.050 Street classification.
14.04.060 Street in existing plat used as driveway.
14.04.080 General layout of streets, blocks, lots and driveways.
14.04.090 Coordination with surrounding streets.
14.04.100 Relationship of streets to topography.
14.04.110 Cul-de-sacs/turnarounds.
14.04.120 Entrances to streets (driveways).
14.04.130 Street intersections.
14.04.140 Public streets and private roads.
14.04.150 Right-of-way improvements and dedication to precede development or building.
14.04.160 Attention to disabled persons in street and sidewalk construction.
14.04.170 Street names and house numbers.
14.04.200 Vacation of public rights-of-way.
14.04.210 Right-of-way permit required.
14.04.010 Purpose.
The purpose of this chapter is to define the requirements for street planning and construction to be followed in the development, review and approval of site plans, subdivisions, short subdivisions and new development in existing plats. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.010)
14.04.020 Construction standards and specifications.
A. Construction and design standards and specifications for streets are contained in the most recent edition of the document entitled “Pacific County Road Standards,” and all streets must be completed in accordance with these standards.
B. Curbs, gutters and sidewalks are required in the city’s commercial zones. When required, curbs, gutters and sidewalks must be constructed according to construction and design standards and specifications for curbs, gutters and sidewalks contained in the most recent edition of the document entitled “Pacific County Road Standards.”
C. If a development accesses an existing street or is proposed at the end of an existing street that is not designed to accommodate the expected increase in traffic caused by the new development, then the developer must improve the existing street leading to the development up to the standards required for the expected increase in traffic (see Section 14.04.050B). Residential developments of up to four (4) units are exempt from this requirement. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.020)
14.04.030 Approval of construction drawings required before installation.
A. The city engineer must approve construction plans before any right-of-way improvements may be installed.
B. The right-of-way improvement plans must be prepared by a licensed engineer on twenty-four (24) inch by thirty-six (36) inch size mylar reproducible sheet for approval by the city engineer before starting construction.
C. The city engineer may require a survey before construction begins. If a survey is required, a copy of the survey must be given to the city. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.030)
14.04.040 Inspection of public improvements required before final permits are issued.
The city engineer or his or her representative must inspect all public improvement work before any final land use permit or building permit is issued. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.040)
14.04.050 Street classification.
A. If a street is dedicated to public use, the street must be classified as provided in subsection B of this section. Classification will be based on the following considerations:
1. The projected volume of traffic to be carried by the street, stated in terms of the number of trips per day;
2. The number of dwelling units to be served by the street may be used as an indicator of the number of trips but is not conclusive;
3. Whenever a subdivision street continues an existing street that used to end outside the subdivision, the classification of the street will be based upon the street in its entirety, both within and outside of the subdivision.
B. The classification of streets must comply with the most current edition of the Pacific County roads standards. The following are road or right-of-way classifications based on the anticipated average daily traffic (ADT) ten (10) years hence:
1. Major collector (ADT 2000+);
2. Minor collector (ADT 400-2000);
3. Access collector (ADT 0-400);
4. Cul-de-sac;
5. Private road. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.050)
14.04.060 Street in existing plat used as driveway.
A. In some existing plats in the city, a street is being used as a driveway because all of the lots created at the time that the area was platted have not yet been built upon.
B. In these situations in existing plats, if a street is used as a driveway, the property owner using the street as a driveway must improve it to city street standards and the city will maintain it. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.060)
14.04.070 Dedications.
A. Required minimum street right-of-way width is according to construction standards in the Pacific County road standards.
B. Easements must be provided for all public facilities and utilities as required by the city.
C. Additional rights-of-way may be required to be dedicated as a condition of development approval. In order to conform to minimum standards where developments abut an existing public road or private right-of-way, dedications may be required for extension of the existing public streets or new streets in order to provide continuity with the circulation system. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.070)
14.04.080 General layout of streets, blocks, lots and driveways.
A. All streets must be straight, whenever practicable, to the extent necessary to preserve and continue a grid system.
B. All subdivisions and site plans must provide direct access to at least one (1) existing improved and publicly dedicated street.
C. Proposed streets should extend to the boundary lines of the proposed subdivision in order to provide for the future development of adjacent tracts, unless prevented by natural or manmade conditions, or unless an extension is determined to be unnecessary or undesirable by the decision-making body.
D. Street patterns should be designed to expedite traffic movement to be able to move heavy emergency vehicles without obstruction.
E. Blocks must have sufficient width to provide for a maximum of two (2) tiers of lots of appropriate depths (according to zoning standards), unless existing conditions make this requirement impractical in the judgment of the decision-making body.
F. The maximum length of residential blocks should be six hundred (600) feet, and minimum length should be three hundred (300) feet, unless existing conditions make this requirement impractical in the judgment of the decision-making body.
G. Streets must be laid out so that the lengths, widths and shapes of blocks adequately address the following:
1. Provision of adequate building sites suitable to the type of use contemplated;
2. The zoning requirements are able to be met on future building permits;
3. The limitations and opportunities of the topography;
4. The needs for convenient access, circulation, control and safety of vehicular and pedestrian traffic are considered.
H. Lots to be created must comply with the following requirements:
1. Every lot must have access to allow emergency vehicles to enter and exit, as well as for all those likely to need or desire access to the property in its intended use;
2. Lot lines must be at right angles to street lines or radial to curvilinear streets, unless a variation will result in a better street or lot plan in the opinion of the decision-making body;
3. Dimensions of corner lots must be large enough to allow for front yard setbacks off both streets; and
4. Corner lots must be graded to provide sufficient sight clearance at intersections.
I. If a driveway connects to a city street, the property owner shall maintain the driveway to where it connects with the city street pavement. All driveways to be constructed connecting to the city street must obtain a permit, and must be designed and constructed to city standards. All driveway construction connecting to the city street will be inspected by city staff. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.080)
14.04.090 Coordination with surrounding streets.
A. The street system of a new subdivision or in an existing plat where new development is proposed must be coordinated with existing, proposed and anticipated streets outside the subdivision or existing plat (hereafter referred to as “surrounding streets”).
B. Minor collector streets must intersect with surrounding major collector streets at safe and convenient locations.
C. Access collector streets must connect with surrounding streets where necessary:
1. To permit the convenient movement of traffic between residential neighborhoods;
2. To facilitate access to neighborhoods by emergency service vehicles; or
3. For other sufficient reasons, but connections will not be permitted where the effect would be to encourage the use of such streets by substantial through traffic.
D. Whenever connections to anticipated or proposed surrounding streets are required by this section:
1. The street right-of-way must be extended; and
2. The street must be developed to the property line of the subdivided property or existing plat at the point where the connection to the anticipated or proposed street is expected.
E. In addition, the permit-issuing authority may require temporary turnarounds to be constructed at the end of the streets described in subsection D of this section, pending their extension when such turnarounds appear necessary to facilitate the flow of traffic or accommodate emergency vehicles.
F. No temporary dead end streets in excess of six hundred (600) feet may be created unless no other practicable alternative is available. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.090)
14.04.100 Relationship of streets to topography.
A. Streets must be designed to facilitate drainage and stormwater runoff, and street grades must conform as closely as practicable to the original topography.
B. The maximum grade at any point on a street must not exceed fifteen percent (15%) unless no other practicable alternative is available. However, in no case may streets be constructed with grades that create a substantial danger to the public safety in the professional opinion of the city engineer. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.100)
14.04.110 Cul-de-sacs/turnarounds.
Cul-de-sacs and turnarounds on both public and private streets must conform to the construction standards listed in the Pacific County road standards. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.110)
14.04.120 Entrances to streets (driveways).
Driveway standards in new subdivisions and new development in existing plats must conform to the construction standards listed in the Pacific County road standards. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.120)
14.04.130 Street intersections.
In addition to the intersection standards outlined in the construction standards listed in the Pacific County road standards, the following standards apply to new subdivisions and new development in existing plats:
A. Streets must intersect as nearly as possible at right angles, and no two (2) streets may intersect at less than sixty (60) degrees.
B. Not more than two (2) streets may intersect at any one (1) point, unless the city superintendent certifies to the permit-issuing authority that such an intersection can be constructed with no extraordinary danger to public safety.
C. Whenever possible, proposed intersections along one (1) side of a street must coincide with existing or proposed intersections on the opposite side of such street. In any event, where a centerline offset (jog) must occur at an intersection, the distance between centerlines of the intersecting streets must be evaluated and designed according to accepted traffic safety standards. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.130)
14.04.140 Public streets and private roads.
For purposes of this subsection, the term “public street” means and includes a pre-existing public street as well as a street created by a subdivider that meets the public street standards of this chapter and is dedicated for public use. The recording of a plat must dedicate the street. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.140)
14.04.145 Private streets.
A. While community street requirements are usually best served by public streets, owned and maintained by the city, private streets may be appropriate in some instances.
B. Private streets and roads shall be approved only when they are:
1. Permanently established by right-of-way, tract or easement providing legal access to each affected lot, dwelling unit or business and sufficient to accommodate required improvements, to include provisions for future use by adjacent property owners when applicable; and
2. Serving properties and development that is zoned R-3; and
3. Maintained by a capable and legally responsible owner or homeowner’s association or the legal entity made up of all benefited property owners, under provisions of subsection D of this section; and
4. Designed and built to Pacific County road standards. Pavement width of all private streets shall be twenty-two (22) feet or more; radius of horizontal curves and vertical grade of private streets shall be based upon the topography of the site; any vertical grade in excess of fifteen percent (15%) shall be approved by the city engineer; design and construction of private streets shall be subject to the same city engineering inspection and approval as for public streets; modifications to these standards may be granted by the city engineer if adequate consideration of the following factors is made during the plat review:
a. Provision of off-street parking,
b. Restriction of on-street parking,
c. Provision of adequate clearance for emergency vehicles,
d. Provision of clear vision at intersections,
e. Provision of alternative bicycle and/or pedestrian paths,
f. Provision of adequate utility easements outside of street,
g. Future street revision or extension is not planned; and
5. Provision is made for private streets to be open at all times for emergency and public service vehicles; an easement or other right of access shall be recorded which runs in favor of the city; such right of access shall provide the right of ingress and egress for the city and its employees to carry out any lawful city purpose, including but not limited to fire, police, water and sewer services; such easements shall also provide access to all other urban service providers such as refuse haulers, television cable operators, electric utility providers, emergency medical services and others; and
6. Private streets shall not obstruct public street circulation; and
7. At least one (1) of the following conditions exist:
a. Existing abutting development precludes the construction of a public street, or
b. Topographic, geological or soil conditions make development of a public street undesirable, or
c. The streets are within a private community with a corporate or a functional identity, or
d. Neighborhood traffic circulation and lot access can be met more logically by private streets than by public streets, or
e. Streets are a part of a planned unit development (PUD), or
f. Streets serve commercial facilities where no circulation continuity is necessary, or
g. The city engineer and fire department determine that no other access is available and the private street is adequate.
C. Notice. The following statement is required on the face of any plat, short plat, site plan or binding site plan containing a private street:
City of Ilwaco has no responsibility to improve or maintain private streets contained within or private streets providing access to the property described in this plat. Any private street shall remain a private street unless it is upgraded to public street standards including standards meeting ADA (Americans with Disabilities Act) requirements at the expense of the subdivider or adjoining lot owners to include hard surface paving and is accepted by the City for public ownership and maintenance.
D. Maintenance Agreement. The city will not maintain roadways, signs or drainage improvements on private streets. A private maintenance covenant recorded with the county auditor will be required for any private street. The covenant will set out the terms and conditions of responsibility for maintenance, maintenance methods, standards, distribution of expenses, remedies, for noncompliance with the terms of the agreement, right of use easements, and other considerations. The covenant shall be submitted to the city engineer or his designee for approval prior to recording.
All private streets shall be maintained by the owners of the property served by them and kept in good repair at all times. In order to insure the continued good repair, a declaration of covenant and requiring maintenance of the private street shall be recorded with the Pacific County auditor’s office concurrent with recording of the subdivision plat.
The covenant shall include the following terms:
1. The covenant shall establish minimum annual assessments in amount adequate to defray costs of ordinary maintenance and procedures for approval of additional needed assessments.
2. The covenant shall include a periodic maintenance schedule.
3. The covenant for maintenance shall be enforceable by any property owner served by the street.
4. The means shall be established for assessing maintenance and repair costs equitably to property owners served by the private street.
5. The covenant shall run with the land.
6. “Maintenance” means and includes, but is not limited to street surfacing, shoulders, gates, signs, pavement markings, street lighting, storm drainage facilities and vegetation control.
7. The city shall have the right to inspect the condition of private streets and if in the opinion of a licensed professional engineer, the condition of private streets have deteriorated to the level where improvements are needed, the city has the right to order that this work be done. If the property owners associated or the developer do not carry out the improvements in a timely manner, the city has the right to order the improvements.
E. Street Signs. Private street signs with street designations shall be provided by the developer at the intersection of private streets with private and public streets. Such signs shall meet the specifications of Pacific County road standards and, in the case of intersections with public streets, shall be located within the public right-of-way or within a separate maintenance easement. Road signs shall be included in the maintenance agreement.
F. Inspection. Private streets will be subject to the same inspection schedule as public streets.
G. Developer Maintenance Obligation. The developer of a residential plat shall be responsible to insure the maintenance of the private street for a period of two (2) years from the date of recording of the plat or short plat. Thereafter, the developer’s maintenance responsibility will depend upon the number of lots under the developer’s continuing ownership, as stated in the recorded maintenance agreement. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.145)
14.04.150 Right-of-way improvements and dedication to precede development or building.
A. Except as noted under subsection C of this section, no land use permit or building permit will be issued by the city unless or until the public rights-of-way upon which the subject property abuts are:
1. Considered fully improved (see subsection B of this section) to the standards of the right-of-way classification (as specified in Section 14.04.070); and
2. Offered for dedication to the public.
B. The city engineer will consider subsection A of this section fulfilled if the circumstances listed below are met. It will be at the discretion of the city engineer, based on knowledge of upcoming projects in the vicinity, safety issues or sound engineering judgment, as to which method will be allowed or not allowed. Improvements will be considered fully installed:
1. Where the rights-of-way are already improved to their classification standards and dedicated to the city;
2. Where the city chooses to purchase rights-of-way and install the improvements. However, under no circumstances is the city obligated to do this;
3. Where the applicant installs the improvements himself at his own cost and offers the rights-of-way to the public;
4. Where the applicant has dedicated the rights-of-way to the public and posted a completion security with the city engineer in accordance with Section 15.02.130. The completion security will guarantee the completion of road and/or drainage improvements that are required;
5. If subsections B1 through B4 of this section are declared unfeasible by the city engineer, then improvements will be considered fully installed if the applicant has dedicated the rights-of-way to the public and elected to pay to the city an amount equal to the cost of installing the improvements. In such circumstances, the funds would be maintained in an account to be used specifically for improvements on that right-of-way within the general vicinity of the project;
6. A maintenance security may be required if work is not complete at the time of the first sale of property out of the developer’s possession.
C. This section does not apply to:
1. Building permits for additions, alterations or repairs within any twelve (12) month period which does not increase the gross floor space of an existing building or facility by more than fifty percent (50%); or
2. Building permits for residential garages, carports or accessory structures not intended as a dwelling unit. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.150)
14.04.160 Attention to disabled persons in street and sidewalk construction.
A. Whenever curb and gutter construction is used on public streets (see Section 14.04.020B) wheelchair ramps for disabled persons must be provided at intersections and other major points of pedestrian flow.
B. Wheelchair ramps and depressed curbs must be constructed in accordance with published standards of the Washington State Building Code addressing accessibility. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.160)
14.04.170 Street names and house numbers.
A. Public street names will be assigned by the developer subject to the approval of the permit-issuing authority.
B. Building numbers will be assigned by the city.
C. The city council may by resolution name or rename streets. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.170)
14.04.180 Bridges.
Bridges, whether on public roads or private roads, must be designed and constructed to meet minimum requirements set forth in the AASHTO bridge specifications and in accordance with the Pacific County road standards. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.180)
14.04.190 Utilities.
Utilities to be located within the street right-of-way must be constructed in accordance with current franchise and permit procedures and in compliance with the Pacific County road standards. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.190)
14.04.200 Vacation of public rights-of-way.
Applications for vacations of public rights-of-way will be processed in accordance with Chapter 35.79 RCW and Chapter 15.94. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.200)
14.04.210 Right-of-way permit required.
Before performing any work within a right-of-way, the person performing the work must obtain a right-of-way permit from the city engineer. The city engineer may condition the permit as necessary to protect the public health, safety and welfare. (Ord. 832 § 1 (part), 2014; Ord. 627 (part), 1999. Formerly 15.74.210)