Division VII. Design and Improvement Standards
Chapter 19.30
SUBDIVISION DESIGN
Sections:
19.30.020 Lot and block design standards.
19.30.030 Street design standards.
19.30.040 Sidewalks and street trees.
19.30.050 Alley design standards.
19.30.060 Private lane standards and restrictions.
19.30.070 Stormwater drainage easements.
19.30.080 Utility and access easements.
19.30.010 General provisions.
A. Conformance to Comprehensive Plan and Zoning Code. The design of subdivisions, short plats, planned unit developments and binding site plans, including but not limited to layout of streets, lots and blocks, shall be consistent with the Walla Walla comprehensive plan. Dimensional lot standards shall be as required by the Walla Walla zoning code. (Ord. 2018-53 § 3 (part), 2018: Ord. 98-42 § 1(part), 1998: Ord. 94-11 § 1(part), 1994).
19.30.020 Lot and block design standards.
A. Lot Dimensions. Lot areas and lot widths shall conform to the zoning standards applicable to the area within which the property is located. Sufficient area for the proposed use, setbacks and other area requirements shall be accommodated.
B. Double Frontage Lots.
1. No residential lots shall have road frontage along two opposite boundaries unless justified by topographical features or the need to provide separation of the lots from arterials, railways, commercial activities or similar uses.
2. The city may require a nonaccess easement to prevent access to abutting arterials or similar noncompatible uses.
C. Flag Lots. Flag lots, as defined in Section 19.06.020, may be permitted to accommodate buildable area which does not have standard frontage on a public street and where access to the buildable area is not feasible by any other standard land division method or lot design. The narrow (access) portion of the flag lot shall not be used to grant access to other property not having frontage on a public street.
D. Lot Access/Frontage.
1. Every lot shall be provided with frontage on a public street or approved private lane as provided in Section 19.30.060 connecting to an existing public street.
2. The lot frontage of a “flag lot,” as provided in subsection C of this section, shall be at least twenty-five feet in width. The length, width, and improvement of the access to the building site shall meet the city of Walla Walla private lane standards outlined in Section 19.30.060. (See Section 19.06.020 for definition of “Flag lot” and Figure 19.06-1 for example.)
3. Developments abutting arterial streets shall be designed to provide access from interior streets. Access to arterial streets by individual lots shall only be permitted with specific findings demonstrating compelling need based on lot size, shape, topography or other property characteristics and addressing public safety. Any lots permitted to directly access an arterial shall be required to provide adequate site circulation in order to avoid the need for vehicles backing out into the street.
E. Cul-de-Sac (Turnaround) Lots.
1. No more than four lots may be located exclusively on the turnaround of a cul-de-sac.
2. The minimum lot width for lots on cul-de-sac turnarounds shall be fifty feet measured at the required setback line.
F. Street Connectivity and Formation of Blocks. In order to promote efficient vehicular, pedestrian, and bicycle circulation throughout the city, subdivisions and site developments shall be served by an interconnected street network, pursuant to the standards in subsections (F)(1) through (3) of this section. Distances are measured from the edge of street rights-of-way. Where a street connection cannot be made due to physical site constraints, approach spacing requirements, access management requirements, or similar restrictions, where practicable, a pedestrian access way connection shall be provided pursuant to Section 19.30.030(E).
1. Residential Zones. Minimum of two-hundred-foot block length and maximum of six-hundred-foot length; maximum one-thousand-four-hundred-foot block perimeter;
2. Highway Commercial (HC) Zone and Light Industrial/Commercial (IL/C) Zone. Minimum of one-hundred-foot length and maximum of six-hundred-foot length; maximum one-thousand-four-hundred-foot perimeter; and
3. Not applicable to Central Commercial (CC), Heavy Industrial (IH), Public Reserve (PR), Airport Development District (AD), Airport Approach – Overlay Zone (AA), or Urban Planned Communities (UPC). (Ord. 2020-51 § 6, 2020; Ord. 2018-53 § 3 (part), 2018: Ord. 98-42 § 1(part), 1998: Ord. 94-11 § 1(part), 1994).
19.30.030 Street design standards.
A. Street Right-of-Way and Improvement Width. Street right-of-way and improvement width for residential, collector and primary arterial streets shall comply with Chapter 19.34, Public Facilities Standard Plans.
B. Subdivision Street Access. Subdivisions shall be served by one or more improved streets providing ingress and egress to and from the subdivision as follows:
1. A subdivision of fourteen or fewer lots on a cul-de-sac which does not exceed four hundred feet, or on an approved stub street which does not exceed six hundred feet in length, may have one access point.
2. A subdivision of fifteen or more lots shall have a minimum of two access points. More may be required based on factors in subsection (C)(2) of this section.
C. Conformance to Street Plan – Continuation of Streets.
1. Subdivisions and short plats shall provide for the location and necessary right-of-way to conform to the city street plan.
2. Subdivisions and short plats shall provide for the continuation or appropriate projection of residential, collector or primary arterial streets.
3. Modifications to street width or street parking requirements to accommodate low impact development stormwater facilities may be allowed upon written approval of the city engineer.
D. Cul-de-Sac Streets. Cul-de-sacs are disfavored; however, subject to the following a cul-de-sac street shall only be used where the approving authority determines that environmental or topographical constraints, existing development patterns, legal restrictions, or compliance with other applicable city requirements preclude a street extension. Where the city determines that a cul-de-sac is allowed, all of the following standards shall be met:
1. Cul-de-sac streets shall have a maximum length of six hundred feet measured from their centerline intersection with the public access street right-of-way to the turnaround.
2. The turnaround at the end of a cul-de-sac street shall have a minimum right-of-way radius of forty-five feet and a minimum curb radius of thirty-eight feet.
3. The cul-de-sac shall provide, or not preclude the opportunity to later install, a pedestrian and bicycle access way between it and adjacent developable lands. Such access ways shall conform to subsection E of this section.
E. Access Ways. An access way that connects one street to another street, a park, or a public access way is required where a street connection cannot be provided consistent with block size or street spacing standards due to existing development, topography, and/or other natural conditions such as wetlands or stream corridors. Where an access way is required, it shall be established as a tract or right-of-way that is a minimum fifteen feet wide. The access way shall feature a paved surface that is a minimum ten feet wide.
F. Street Intersections. Street intersections shall be as nearly at right angles as is practicable but not less than seventy degrees. Offset street intersections of less than two hundred feet for collector and primary arterial streets or one hundred feet for residential streets will not be permitted, unless otherwise approved by the city engineer.
G. Stub Streets. Stub streets shall be allowed only to provide for the planned continuation of streets on adjacent property. A standard turnaround shall be required at the end of a stub street.
H. Half Streets. Half-width streets shall be prohibited.
I. Street Grades. Street grades shall comply with Chapters 19.32, Public Facility Requirements, and 19.34, Public Facilities Standard Plans.
J. Street Designations. Street naming for public and private streets approved for new developments under this code shall be in accordance with Chapter 12.64 and the following:
1. Streets that are in general alignment with others already existing and named shall bear the names of the existing streets. Other streets shall not bear names that duplicate or phonetically approximate the names of existing streets.
2. A street with a general north-south alignment shall be designated “avenue”; one with a general east-west alignment shall be designated “street”; a cul-de-sac shall be designated “court” or “place.”
3. The designations “drive” or “way” shall be reserved for long continuous curved streets with thoroughfare characteristics.
4. Insofar as possible, new streets shall preserve and continue any alphabetical or numerical sequence and type of name already established in nearby subdivisions. (Ord. 2018-53 § 3 (part), 2018: Ord. 2017-45 § 54, 2017: Ord. 98-42 § 1(part), 1998: Ord. 94-11 § 1(part), 1994).
19.30.040 Sidewalks and street trees.
A. Sidewalks. Sidewalks shall be provided on both sides of streets in new developments in conformance with city sidewalk standards in Section 19.32.020, Street Improvements.
B. Street Trees. Street trees shall be provided in new developments in conformance with Section 19.32.020 and Chapter 12.49 of this code. (Ord. 98-42 § 1(part), 1998: Ord. 94-11 § 1(part), 1994).
19.30.050 Alley design standards.
A. Alleys. Alleys shall have a minimum width of twenty feet and shall be improved to private lane standards in Section 19.30.060 of this chapter. (Ord. 98-42 § 1(part), 1998: Ord. 94-11 § 1(part), 1994).
19.30.060 Private lane standards and restrictions.
A. Private Lanes. Private lanes will only be allowed where, in the city’s sole discretion, there is no public interest in traffic circulation and at least one of the following conditions exist:
1. Existing abutting development precludes the construction of a public street; or
2. Topographic, geological or soil conditions make development of a public street undesirable; or
3. Traffic circulation and lot access can be met more logically by private lane than by public streets.
B. Private Lanes – Permitted. The following minimum standards apply to private lanes not prohibited under subsection A of this section:
1. With exception of multifamily developments, binding site plans, manufactured home parks, and planned unit developments, private lanes shall not be permitted in any development of more than nine lots and are limited to providing access to nine dwelling units or less.
2. The easement width of a private lane shall be at least twenty-five feet.
3. The length of a private lane shall not exceed six hundred feet from the intersection of the public street.
An improved turnaround shall be provided at the end of a private lane exceeding one hundred fifty feet in length.
4. Private lanes which provide access to five or more lots/dwelling units shall:
a. Provide a sidewalk per city standard plans, adjacent to the entire length of the lane.
b. Provide pedestrian connectivity or access way to each parcel.
5. Private lanes shall not connect two public streets unless:
a. There are unique physical limitations associated with the property that warrant connection due to existing development, topography, and/or other natural conditions such as wetlands or stream corridors.
b. The city determines that future traffic circulation would not be negatively impacted due to the provision of a private lane.
6. Private lanes shall be paved with materials as defined in Section 12.01.050, shall have a minimum pavement width of twenty feet and constructed in accordance with city standard plans.
7. Stormwater facilities shall be provided as required by Chapter 13.16.
8. Private lanes shall be named in accordance with Section 19.30.030(J).
9. Utility easements shall be dedicated in accordance with Section 19.30.080, but not less than the entire width of the private lane.
10. A recorded binding covenant shall be prepared providing for maintenance of the private lane, sidewalk, stormwater facilities, curb, and gutter.
11. An approved driveway approach from the public street to the private lane shall be provided. (Ord. 2021-46 § 1, 2021; Ord. 2018-53 § 3 (part), 2018: Ord. 2017-45 § 55, 2017: Ord. 98-42 § 1(part), 1998: Ord. 94-11 § 1(part), 1994).
19.30.070 Stormwater drainage easements.
Easements shall be provided for all natural drainage systems and stormwater facilities with sufficient width to assure adequate protection and maintenance when required by the director or City of Walla Walla Stormwater Design Standards Handbook. (Ord. 2017-45 § 56, 2017: Ord. 98-42 § 1(part), 1998: Ord. 94-11 § 1(part), 1994).
19.30.080 Utility and access easements.
A. Utility easements for electric, telephone, television, water, gas and similar public utilities shall have a minimum width of ten feet or sufficient additional width to assure future maintenance as determined by the serving utility.
B. Utility easements shall be provided to permit future installation of underground utilities.
C. Utility or access easements shall be located adjacent to the lot line entirely on one lot, when not adjacent to a roadway or private lane. (Ord. 2018-53 § 3 (part), 2018: Ord. 98-42 § 1(part), 1998: Ord. 94-11 § 1(part), 1994).