Chapter 16.32
LONG SUBDIVISION – DESIGN REQUIREMENTS
Sections:
16.32.010 Conformity with provisions required.
16.32.020 Compliance with comprehensive plan required.
16.32.030 Compliance with zoning ordinance.
16.32.060 Utility easement design.
16.32.065 Solar easement provisions.
16.32.010 Conformity with provisions required.
In the planning of each subdivision regulated by the provisions of this chapter, the subdivider shall prepare the subdivision in conformance with the provisions of this chapter and shall thereafter adhere to the requirements of this chapter in the actual physical development of each subdivision. [Ord. 1257 § 2, 1980.]
16.32.020 Compliance with comprehensive plan required.
Each new subdivision shall comply with the goals, policies and standards of the Sunnyside Area Comprehensive Plan. [Ord. 1257 § 2, 1980.]
16.32.030 Compliance with zoning ordinance.
Each lot within a subdivision shall comply with the lot size and width requirements of the zoning ordinance. [Ord. 1257 § 2, 1980.]
16.32.040 Lot design.
Each lot within a subdivision shall comply with the following design standards and requirements:
A. Double frontage lots are only permitted where determined by the Council, or the administrator in the case of short subdivisions, to be essential to provide separation of residential lots from principal and minor arterial streets, high intensity land uses, or to overcome specific disadvantages of topography or parcel configuration.
B. Each lot shall have direct access to and frontage upon a dedicated public street. Minimum street frontage shall comply with the lot size and width requirements of the zoning code, except for lots located within the arc of a curve or where unusual topography exists a minimum frontage of 40 feet is allowed. [Ord. 1886 § 1, 1995; Ord. 1257 § 2, 1980.]
16.32.050 Block design.
Blocks should not be less than four lots in length nor more than 1,000 feet in length as measured along their greatest dimension. [Ord. 1257 § 2, 1980.]
16.32.060 Utility easement design.
A. Utility easements shall be continuous and aligned from block to block with a subdivision and with adjoining subdivisions.
B. A 10-foot wide utility easement for underground power, telephone and cable television shall be provided across the front and/or rear of each lot within a subdivision. Side lot line easements shall be required where deemed necessary by the administrator to adequately provide lots with utility services or to provide for continuous easements.
C. Drainage easements shall be provided where a subdivision or short subdivision is traversed by a watercourse, drainage way, or stream channel. Alignment and width of drainage easements shall be approved by the Director of Public Works.
D. Easements for unusual facilities such as high-voltage electric lines; irrigation canals, lines and facilities and high-capacity gas transmission lines shall be required as approved by the Director of Public Works. [Ord. 1532 § 1, 1985; Ord. 1257 § 2, 1980.]
16.32.065 Solar easement provisions.
A. All subdivisions shall include provisions for solar easements which are defined as a right expressed as an easement, restriction, covenant or condition contained in any deed, contract or other written instrument executed by or on behalf of any landowner for the purpose of assuring adequate access to direct sunlight for solar energy systems.
B. The solar easements shall be established as described in RCW 60.04.150 and 60.04.160, and interference with solar easements shall be penalized as provided in RCW 64.04.170. [Ord. 1333 § 1, 1981.]
16.32.070 Street design.
A. Street widths, exclusive of curb and gutter, shall be in conformance with the Local Agency Guidelines published by the Washington State Department of Transportation, as such guidelines now exist or are hereafter amended or modified, or as otherwise recommended by the Director of Public Works and approved by the Planning Commission and City Council.
B. Right-of-Way.
1. Right-of-way shall be dedicated for new or existing streets to or within a subdivision to accommodate the following right-of-way widths:
a. Principal arterial – 100 feet;
b. Minor arterial – 80 feet;
c. Collector arterial – 60 feet;
d. Access street (or 50 feet with 10-foot easements on both sides of the 50 feet);
e. Access street (where sidewalks are not required by ordinance) – 50 feet.
2. Right-of-way for cul-de-sacs shall be not less than 80 feet in diameter.
C. Pattern.
1. Street pattern should provide for the continuation of appropriate projection of existing streets.
2. Local access streets shall be planned to discourage their use by nonlocal traffic.
3. Property lines at intersections shall be rounded with a radius of 20 feet for access streets, collector arterials, 30 feet for minor arterials, and 40 feet for principal arterials, or of a greater radius where the Director of Public Works may deem it necessary.
4. Streets may be designed so as to intersect as nearly as possible at right angles. Intersection of streets at angles of less than 80 degrees will be approved only where topography conditions require and where anticipated traffic volume will be low.
5. Street jobs with centerline offsets of less than 100 feet shall not be allowed.
6. Dead-end streets, designed to be so permanently, shall not be longer than 500 feet, unless otherwise approved and recommended by the Director of Public Works, and shall be provided at the closed end with a cul-de-sac.
7. Temporary dead-end streets shall be provided with a temporary vehicle turnaround at the closed end, and the design should additionally provide for continuation of the full right-of-way width to the property boundary. Any additional width as required temporarily, when the street is continued on at a later date, the additional width required temporarily will revert back to the property it is fronted upon.
8. Alleys, when required, in commercial and industrial zones, should be centered on the rear lot lines and shall not serve as the only or principal access to lots. Minimum alley width shall be 30 feet.
9. The Council may, upon recommendation from the Planning Commission, Director of Public Works, or admistrator require such other design standards as deemed appropriate to insure a safe and efficient street system.
D. Names.
1. Streets which are aligned with existing streets that may be extended through so as to connect or are a continuation thereof shall bear the name of the existing street.
2. Streets which are not aligned with existing streets or a continuation thereof shall not bear a name which will duplicate or be confused with the name of existing streets.
3. All street names are subject to the approval of the City. [Ord. 1830 § 1, 1993; Ord. 1821 § 2, 1993; Ord. 1257 § 2, 1980.]
16.32.080 Sidewalk design.
Sidewalks shall be provided along all new and existing streets in conformance with the following minimum standards:
A. Sidewalks shall be located on the right-of-way in accordance with the City standard specifications.
B. Sidewalks shall be placed along at least one side of all local access and collector arterial streets and shall have a minimum width of five feet.
C. Sidewalks shall be placed along both sides of all principal and minor arterial streets and certain other streets where deemed necessary by the City and shall have a minimum width of eight feet.
D. Sidewalks in the central business district shall be 12 feet wide and seven and one-half feet wide in all other commercial areas.
E. Where a proposed subdivision or short subdivision is located adjacent to an existing street, the subdivider is not required to provide a sidewalk on the opposite side of the street. [Ord. 1257 § 2, 1980.]
16.32.090 Street lighting.
The following procedure shall be followed for street lighting:
A. Developer submits preliminary plat to the City for review and circulation to utilities and other agencies.
B. Pacific Power and Light reviews and provides suggested street-lighting plan with estimated costs.
C. City staff reviews street-lighting plan and approves or changes and approves, the plan is returned to the developer with other comments and/or changes, if made.
D. The developer/engineer prepares revised plan for the Planning Commission hearing.
E. The plan is presented in public hearing and approved.
F. The final plat is prepared with a subdivision agreement in which the developer agrees to contract with Pacific Power and Light and agrees to pay the capital costs and installation costs of street lights, including poles, fixtures, wiring, etc.
(Alternate for developer: The developer may elect to install or contract with someone outside of Pacific Power and Light for the street-lighting facilities. Such facilities must meet Pacific Power and Light standards and installation requirements. The installed facilities must have the written approval of Pacific Power and Light before the City will accept them.)
G. The pole types, either wooden, metal or concrete, etc., shall be approved in the subdivision agreement.
H. The City agrees to pay the operating and maintenance costs after acceptance. [Ord. 1257 § 2, 1980.]