Chapter 17.14
GENERAL SUBDIVISION DEVELOPMENT STANDARDS
Sections:
17.14.010 Compliance with other plans and regulations.
17.14.015 References to LMC Title 14, Development Standards.
17.14.080 Fire protection standards.
17.14.110 Curbs, gutters, and sidewalks.
17.14.010 Compliance with other plans and regulations.
All major subdivisions, short subdivisions, plat alterations, binding site plans, and boundary line adjustments shall conform to the standards and requirements set forth in this title; the Leavenworth comprehensive plan; LMC Titles 14 and 18; and any other applicable improvement standards, specifications, and procedures as set forth and administered by the city of Leavenworth, except as specifically exempted herein. [Ord. 1463 § 1 (Att. A), 2014; Ord. 1223 § 1, 2004.]
17.14.015 References to LMC Title 14, Development Standards.
Development standards shall comply with the regulations as found within LMC Title 14. Where no specific standard is provided, the following shall apply:
A. Design detail, workmanship, and materials for utilities and public works improvements shall be in accordance with the current editions of:
1. City of Leavenworth Standard Details;
2. “Standard Specifications for Road, Bridge, and Municipal Construction,” as amended;
3. “APWA Amendments to Division One,” as amended; and
4. “Standard Plans for Road, Bridge, and Municipal Construction,” as amended.
The standards provided therein shall apply except where standards contained in this title or elsewhere in this code provide otherwise.
B. All applicable rules of Washington State shall be adhered to with respect to safety, construction methods, and other state requirements. These include, but are not limited to:
1. The Revised Code of Washington (RCW); and
2. The Washington Administrative Code (WAC).
C. Specifications contained in the following documents shall be applicable when pertinent, when specifically cited in the standards, or as required by a permitting authority or agency:
1. Conditions and standards as set forth in the City of Leavenworth Comprehensive Water System Plan (CLCWSP);
2. Conditions and standards as set forth in the City of Leavenworth Water Distribution System and Sewer Collection System Master Plan;
3. Conditions and standards as set forth in the City of Leavenworth Comprehensive Plan (CLCP);
4. Rules and regulations as adopted in the Leavenworth Municipal Code (LMC);
5. Criteria set forth in the current edition of the Local Agency Guidelines (LAG), as approved by the Washington State Department of Transportation;
6. Conditions and standards as set forth in the current edition of the WSDOT Design Manual as adopted by the Washington State Department of Transportation;
7. Conditions and standards as set forth in the current edition of the U.S. Department of Transportation Manual on Uniform Traffic Control Devices (MUTCD), as adopted by the Washington State Department of Transportation;
8. Criteria set forth in Criteria for Sewage Works Design, Washington State Department of Ecology Publication No. 98-37 WQ, December 1998, as amended;
9. Standards and regulations set forth in Chapter 246-290 WAC for Group A public water systems, as amended; and
10. Standards set forth in the Stormwater Management Manual for Eastern Washington, Washington State Department of Ecology.
D. Required fire protection shall be per the conditions and standards as set forth in the currently adopted edition of the International Fire Code, as amended, and per any other related standards, as applicable.
E. The standards and requirements established or referenced by this title are minimum requirements. These standards may be increased and additional requirements may be imposed in compliance with federal, state, and local rules and regulations. [Ord. 1463 § 1 (Att. A), 2014; Ord. 1223 § 1, 2004.]
17.14.020 Subdivision names.
All naming of subdivisions shall be in accordance with RCW 65.04.050. No major subdivision shall be approved that bears a name that uses wording that is the same or similar to another subdivision that has been recorded by the Chelan County auditor, except for a phased subdivision. All names shall be approved by the Chelan County auditor prior to recording. Short subdivisions shall not be named, and shall bear a short plat number as assigned by the city in conformance with city policy. No street shall be named that bears a name that uses wording that is the same or similar to another street within Chelan County. All street names shall be approved by the Leavenworth city council, Chelan County, and Rivercom (or equivalent emergency service dispatch) prior to recording. [Ord. 1463 § 1 (Att. A), 2014; Ord. 1223 § 1, 2004.]
17.14.025 Legal lot.
Development shall be permitted only on legally created lots. A lot is created in compliance with applicable state and local land segregation statutes or codes in effect at the time the lot was created or binding site plan was approved including, but not limited to, demonstrating the lot was created through one of the following:
A. Lots created through subdivision, a plat approved by the city or county; or
B. Lots created through short subdivision, a short plat approved by the city or county; or
C. Lots created pursuant to a binding site plan process in effect at the time the binding site plan was approved by the city or county; or
D. Lots modified pursuant to a boundary line adjustment approved by the city or county; or
E. A deed, contract of sale, mortgage, property tax segregation, plat, or recorded survey describing the lot in question if the instrument was:
1. Executed prior to the effective date of county’s first subdivision ordinance while the lot in question was under county jurisdiction; or
2. Executed prior to the effective date of the county’s first short subdivision ordinance, for short subdivisions while the lot in question was under county jurisdiction; or
3. Executed prior to July 1, 1969 (effective date of Chapter 58.17 RCW). [Ord. 1463 § 1 (Att. A), 2014; Ord. 1223 § 1, 2004.]
17.14.030 Block standards.
Block lengths and widths shall conform to the most advantageous development of adjoining areas and the entire neighborhood; provide conformity with the comprehensive plan; consider topographic constraints, lot size, critical areas, proposed land use, traffic flow; and the following standards:
A. Street alignments shall be designed and constructed with appropriate consideration for existing and planned streets, anticipated traffic patterns, topographic and drainage conditions, public safety, adopted street standards, comprehensive plan and the proposed use of the land so divided.
B. Blocks and lots within a major subdivision or short subdivision shall be identified in sequential numerical order. Lots within a plat alteration, binding site plan, or boundary line adjustment shall be identified in sequential alphabetical order.
C. Excepting flag lots, the width of blocks shall be sufficient to allow for not more than two tiers of lots with depths consistent with the type of land use proposed. In the event of flag lots, the width of blocks shall be sufficient to allow three lots. The depth shall not be less than 140 feet or the sum of two lot depths, except one tier of lots is encouraged between a residential street and an arterial street. Deviations and variations shall be subject to public works director and/or city engineer approval if circumstances such as topographic conditions or present lot configurations exist that prevent the use of these standards. The public works director or city engineer shall determine that varying these standards would not adversely affect adjacent properties.
D. For lots with access provided by cul-de-sacs or looped streets, the standards noted in this section may be modified by the public works director or city engineer to require block lengths and widths that lend themselves to later re-subdivision in accordance with the standards prescribed in this title, LMC Title 14, and the Leavenworth comprehensive plan. [Ord. 1463 § 1 (Att. A), 2014; Ord. 1223 § 1, 2004.]
17.14.040 Lot standards.
All lots shall be designed to be suitable for the general uses as allowed in their applicable zoning designation and shall have the minimum width and depth sufficient to meet the requirements of LMC Title 18 and the following standards:
A. Lot shapes shall be designed to avoid awkward configurations or appendages.
B. Each lot shall have a depth that can meet minimum yard setback requirements, provide a satisfactory building envelope, and provide areas for standards required in this code such as off-street parking, landscaping, etc.
C. Side lot lines shall generally run at right angles to the street upon which the lot faces, but may be within 20 degrees of perpendicular, and on curved streets shall be radial to the curve, except where topography, the shape of the parent parcel, or natural features prohibit. Side lot lines may deviate (jog) at right angles to accommodate topography, the shape of the parent parcel, buildings, nonconforming corrections (minimum necessary to create a greater conformity), or natural features which prohibit a continuous straight line from the street to the rear of the lot.
D. All proposed lots exceeding a 20 percent slope must demonstrate adequate areas to locate a level building area, including cuts and fills upon the request of the city. Cross-sections of driveways shall be required to ensure proposed grades are appropriate for access and emergency response.
E. For the purposes of this section, “flag lot” means a lot which has a narrow frontage along the right-of-way created for the sole purpose of providing such lot with frontage on a public street and in order to accommodate the driveway (access strip/“pole”) which accesses the wider, buildable portion of the lot (“flag”).
F. Flag lots are allowed to create lots for infill purposes, or when other options are not achievable as determined by the city:
1. Flag lots shall comply with the requirements of the underlying zone. A land division or boundary line adjustment creating a flag lot shall also comply with any specific design criteria contained within this title.
2. The lot depth shall be measured at the midpoint of the front and rear property lines of the “flag.”
3. Lot width shall be measured by a line connecting two points on opposite side yard property lines of the “flag” that will result in a line parallel to the street. Lot width shall be maintained for the entire lot depth of the “flag.”
4. The minimum lot width at the building setback line shall be consistent with that specified in the zoning district.
6. All lots shall front onto a city street, meet dimensional standards of this title, applicable zoning standards, and infrastructure standards and specifications.
7. The portion of the lot containing the access strip (“pole”) connected to a city street shall be a minimum width required for fire access, and may be widened to accommodate snow storage, mail receptacles, garbage collection sites, and/or other needs, as determined by the city.
8. All buildings accessed from flag lots must post an address adjacent to the public street within the access strip (“pole”).
9. Joint access for flag lots and adjacent lots under common ownership at the time of division of property shall be required. An access easement shall be recorded on the face of the plat. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1463 § 1 (Att. A), 2014; Ord. 1223 § 1, 2004.]
17.14.050 Water supply.
All lots shall be served by the sanitary water system of the city of Leavenworth. All water supply systems shall be designed and constructed according to all applicable provisions of LMC Titles 13 and 14, and specifications on file in the office of the director of public works or city engineer. [Ord. 1463 § 1 (Att. A), 2014; Ord. 1223 § 1, 2004.]
17.14.060 Sewage disposal.
All lots shall be served by the sanitary sewer system of the city of Leavenworth. All sanitary sewers shall be designed and constructed according to all applicable provisions of LMC Titles 13 and 14 and specifications on file in the office of the director of public works or city engineer, unless otherwise provided for in this code. [Ord. 1463 § 1 (Att. A), 2014; Ord. 1223 § 1, 2004.]
17.14.070 Storm drainage.
All lots shall be provided with adequate provisions for storm drainage as approved by the director of public works or city engineer. All storm drainage systems shall be designed and constructed according to all applicable provisions of LMC Title 14, the Stormwater Management Manual for Eastern Washington, and specifications on file in the office of the director of public works or city engineer. [Ord. 1463 § 1 (Att. A), 2014; Ord. 1223 § 1, 2004.]
17.14.080 Fire protection standards.
The fire protection standards contained in International Fire Code or as amended are required. [Ord. 1463 § 1 (Att. A), 2014; Ord. 1223 § 1, 2004.]
17.14.090 Utility standards.
All utilities designed to serve all subdivisions shall be placed underground and shall be in conformance with the provisions contained in LMC Title 14, unless topographic constraints otherwise prohibit their placement underground. Easements may be required along the lot lines or through blocks where necessary for the extension of existing or planned utilities. Such easements shall have written approval from the utility purveyor prior to acceptance of the final plat. [Ord. 1463 § 1 (Att. A), 2014; Ord. 1223 § 1, 2004.]
17.14.100 Access standards.
All lots shall be provided with direct access to an improved public street meeting the specifications contained in LMC Title 14 and as designated in the city of Leavenworth comprehensive plan. Streets shall be improved to the standards as outlined in this code and as a condition of final plat approval. All streets shall be dedicated to the city except as otherwise provided for, and the following:
A. When access can be achieved by two streets, the access will be provided on the lower classified road, or as determined by the city consistent with the comprehensive plan.
B. Alley access for residential lots shall be provided, when feasible.
C. Private driveway easements over flag lots shall serve no more than a total of four lots, when meeting the fire district requirements.
D. Private or shared driveways shall comply with:
1. Lots accessed via a private or shared driveway easement shall be created from legal lots of record.
2. Private or shared driveway easement accesses shall be developed to the standards contained in LMC Title 14.
3. For all lots with access via a private or shared driveway easement, a road maintenance and upgrading agreement shall be recorded with the Chelan County auditor. The city shall review the agreement prior to recording to ensure compliance with city standards.
4. Private or shared driveway easements or flag lots cannot be used for access where the development standards for streets outlined in LMC Title 14 could be accommodated, or for properties that can be further subdivided, unless topography, wetlands, or other natural features necessitate this type of access.
5. Multiple private driveway easements shall not be allowed in place of a city street adequate to serve the area or development built to the standards outlined in LMC Title 14.
E. Street rights-of-way along the boundary of, or within, a subdivision shall conform to the provisions set forth in LMC Title 14, and as identified in the Leavenworth comprehensive plan. [Ord. 1672 § 1 (Att. A), 2023; Ord. 1463 § 1 (Att. A), 2014; Ord. 1223 § 1, 2004.]
17.14.110 Curbs, gutters, and sidewalks.
Permanent concrete curbs, gutters, and sidewalks shall be provided in conformance with the standards contained in LMC Title 14. [Ord. 1463 § 1 (Att. A), 2014; Ord. 1223 § 1, 2004.]