Chapter 17.12


17.12.010    Design standards required.

17.12.020    Future subdivision and access.

17.12.030    Blocks.

17.12.040    Minimum lot size.

17.12.060    Residential lot building sites.

17.12.070    Natural vegetation and features.

17.12.080    Clearing and grading.

17.12.090    Wetlands and drainage.

17.12.100    Hazards.

17.12.110    Streets.

17.12.120    Driving surface and rights-of-way.

17.12.130    Cul-de-sacs.

17.12.140    Street signs.

17.12.150    Topography.

17.12.160    Maximum street grades.

17.12.170    Street names.

17.12.180    Lot access.

17.12.190    Private streets.

17.12.200    Underground utilities.

17.12.210    Open space/park.

17.12.010 Design standards required.

All divisions of land shall comply with the following standards of design and development except as noted elsewhere in this title.

(Ord. 1308, Added, 10/15/1991)

17.12.020 Future subdivision and access.

All land divisions shall be designed to accommodate the future land division of adjoining lands by providing for adequate future access and utility service. Pedestrian and bicycle access to schools, parks, shorelines, recreation areas and open space shall be provided by walkway where street access is unsafe or inadequate.

(Ord. 1308, Added, 10/15/1991)

17.12.030 Blocks.

Blocks in nonresidential zones shall be dimensioned to accommodate the intended purpose of the land. All blocks shall be arranged so as to minimize the number of intersections and access points on arterial streets.

(Ord. 1308, Added, 10/15/1991)

17.12.040 Minimum lot size.

Lots or tracts shall conform to the size requirements set forth in the zoning district unless dedicated or restricted by covenant for open space, park, recreational or other community or public use. In subdivisions intended for single-family dwelling units or townhouse/rowhouse development (as defined in TMC Chapter 18.04), a separate lot or tract shall be provided for each dwelling unit, not including accessory dwelling units. If the land division is submitted in phases/divisions of development, each phase/division submitted for approval shall meet all provisions of this section.

(Ord. O96-008, Amended, 11/05/1996; Ord. 1308, Added, 10/15/1991)

17.12.060 Residential lot building sites.

Each residential lot in low density residential zones shall have a building site no less than one thousand six hundred square feet in area within which a suitable building can be built and served by utilities and vehicular access unless dedicated or restricted by covenant for open space, park, recreation or other public use. The building site area herein required shall not exceed a twenty-five percent cross slope or include any very severe development limitation areas. Such building sites shall be indicated on the face of the preliminary land division.

(Ord. 1308, Added, 10/15/1991)

17.12.070 Natural vegetation and features.

Natural vegetation and features such as trees, streams, wetlands, and wildlife habitat shall be preserved to the greatest extent feasible and in accordance with the requirements of TMC Title 16 and TMC Chapter 18.47.

(Ord. O97-024, Amended, 03/03/1998; Ord. O96-004, Amended, 04/16/1996; Ord. 1308, Added, 10/15/1991)

17.12.080 Clearing and grading.

Proposed clearing and grading should be minimized by the use of shared access driveways and careful location of streets and building sites.

(Ord. 1308, Added, 10/15/1991)

17.12.090 Wetlands and drainage.

Wetlands and natural drainage ways shall be subject to review under TMC Chapters 16.28 (Wetland Protection Standards) and 16.32 (Fish and Wildlife Habitat Protection).

(Ord. 1308, Added, 10/15/1991)

17.12.100 Hazards.

Where land division and development of land may pose a hazard to the land division and nearby properties because of steep slopes, unstable soils, excessive stormwater runoff or soil erosion, the land divider shall have the burden of presenting evidence satisfactory to the city of hazard mitigation. In the absence of such evidence, division of such land shall be denied.

(Ord. 1308, Added, 10/15/1991)

17.12.110 Streets.

The size of streets and their associated rights-of-way shall be as shown on the street standards chart for the class of street which is appropriate to serve the land division and anticipated community traffic, existing and potential. In areas where the division is adjacent to an existing street, right-of-way dedications shall be made to the existing street centerline.

(Ord. 1308, Added, 10/15/1991)

17.12.120 Driving surface and rights-of-way.

All roads shall be designed and constructed in accordance with the adopted “Development Standards for the City of Tumwater” in effect at the date of acceptance of the preliminary land division.

(Ord. 1308, Added, 10/15/1991)

17.12.130 Cul-de-sacs.

A.    All cul-de-sacs shall be designed in accordance with the adopted “Development Standards for the City of Tumwater” in effect at the date of acceptance of the preliminary land division.

B.    Parking is prohibited in cul-de-sac turnarounds and shall be posted.

C.    An improved pathway for pedestrian and bicycle use shall be dedicated to the public to connect cul-de-sac streets to nearby areas where such a pathway is necessary to provide convenient access to schools, parks, public transit stops, shopping centers, other cul-de-sacs or pathways, and other community services, or as otherwise necessary for public convenience and safety. Such pathways shall be designed to maintain the safety of pedestrians and bicyclists and owners of properties adjacent to the pathway.

(Ord. O96-008, Amended, 11/05/1996; Ord. 1308, Added, 10/15/1991)

17.12.140 Street signs.

Street signs shall be installed by the subdivider as specified by the community development department.

(Ord. O2011-002, Amended, 03/01/2011; Ord. O96-027, Amended, 10/15/1996; Ord. 1308, Added, 10/15/1991)

17.12.150 Topography.

All streets should be designed to conform to the topography of the site, in order to reduce street grades and minimize the need for cuts and fills.

(Ord. 1308, Added, 10/15/1991)

17.12.160 Maximum street grades.

Maximum street grades shall be in accordance with the adopted “Development Standards for the City of Tumwater.”

(Ord. 1308, Added, 10/15/1991)

17.12.170 Street names.

All streets shall be named or numbered as specified by the city. The land divider is encouraged to submit requested street names to the city for its consideration.

(Ord. 1308, Added, 10/15/1991)

17.12.180 Lot access.

Each lot shall have a minimum of ten feet of unobstructed access to a street, directly or by access easement.

(Ord. 1308, Added, 10/15/1991)

17.12.190 Private streets.

Private streets shall be constructed to meet or exceed the design standards established on the street standards chart for the city. Public access to developments or parts of developments containing private streets shall not be limited by the use of gates or other measures except when said limitation was approved by the city as a part of the consideration of the related preliminary land division approval.

(Ord. 1308, Added, 10/15/1991)

17.12.200 Underground utilities.

Electrical power, telephone, cable television, fiber optics and other transmission lines shall be installed underground.

(Ord. 1308, Added, 10/15/1991)

17.12.210 Open space/park.

The minimum usable open space/park area for residential subdivisions and binding site plans shall be ten percent of the total gross site area. For commercial/industrial subdivisions, short plats and binding site plans of ten acres or more, the minimum usable open space/park area shall be five percent of the total site. Provided, however, a commercial/industrial land division which includes a master plan that provides for an open space/park area meeting the intent of this provision shall be considered to have fulfilled this requirement.

An open space/park area shall at a minimum meet the following standards:

A.    For the purpose of calculation of the open space/park requirement, the open space/park area shall be separate and distinct from required yards, setbacks and landscaped areas, but may include areas of native vegetation that are allowed to fulfill the landscaping requirements of TMC Chapter 18.47. Open space/park areas may also include wetlands and their buffers, other critical areas, and stormwater facilities that are designed for active and/or passive recreation opportunities in accordance with the “Drainage Design and Erosion Control Manual for Tumwater.”

B.    All open space/park areas must include any two or more facilities for active and/or passive recreation from the lists below. For open space/park areas within residential developments, at least one of the required recreation facilities must be from the list of active recreation facilities (this area may include stormwater facilities that are designed for active and/or passive recreation opportunities in accordance with the “Drainage Design and Erosion Control Manual for Tumwater”).

Active Recreation Facilities.

1.    Children’s play equipment, such as slides, swings, and play structures.

2.    A paved hard court for activities such as basketball, tennis, pickleball, etc.

3.    A flat, open lawn area that may serve as a ball field for active play.

4.    Other active recreation facility if approved by the community development director upon consultation with the Tumwater parks and recreation director.

Passive Recreation Facilities.

1.    Facilities for walking, such as trails, benches, etc.

2.    Picnicking facilities, such as picnic tables, shelters, etc.

3.    Public plazas.

4.    Year-round water features such as a fountain, pond, stream, etc. These water features may be incorporated as part of a stormwater facility designed in accordance with the “Drainage Design and Erosion Control Manual for Tumwater.”

5.    Other passive recreation facility if approved by the community development director upon consultation with the Tumwater parks and recreation director.

C.    The open space/park area shall have convenient access for residences/employees of the development and shall be consolidated to provide maximum access, visibility, usability, minimization of impacts to residential uses, and ease of maintenance. The requirement that the open space/park area be consolidated may be waived by the director of community development upon a finding that the residents of the development would receive a greater benefit if the required open space/park area were provided in another configuration due to the unique topographic conditions or fish and wildlife habitat values of the site.

D.    The open space/park area shall be designed and placed in consideration of existing and potential open space/park areas on adjacent parcels to consolidate or provide future opportunities for consolidation of neighborhood open space/park areas.

E.    Except where removal is required to meet active recreation requirements in this chapter, existing trees and significant vegetation shall be retained in open space/park areas unless an alternate landscaping plan for such areas is required or approved by the development review committee.

F.    Cash, or like value of land area and improvements within the neighborhood parks planning area the site is located, may be donated to the city to fulfill the requirements of this section. The amount of cash required will be determined using a formula based on the cost of meeting the adopted level of service for neighborhood parks in the Tumwater parks and recreation plan.

G.    Open space/park areas shall be held in single ownership where such ownership assumes full responsibility for maintenance and operation, or held in common ownership by all of the owners in the development area through a homeowners’ association or similar organization. The city as a condition of approval may choose to accept dedication, or the maintenance and operation responsibilities for the area, when the area to be dedicated is one or more of the following.

1.    Greater than five acres.

2.    Adjacent to an established or future city park or school grounds.

3.    Includes access to a body of water, wetland, important fish/wildlife habitat, or other environmentally sensitive area.

4.    If the city determines it is in the public interest to accept public dedication.

(Amended during 2011 reformat; O2011-002, Amended, 03/01/2011; Ord. O96-021, Added, 12/02/1997)