Chapter 16.16
DESIGN AND CONSTRUCTION STANDARDS1

Sections:

16.16.010    Purpose of chapter.

16.16.020    Application.

16.16.030    Streets – Conformity with comprehensive plan.

16.16.040    Streets – Relation to adjoining street systems.

16.16.050    Streets – Dead-end.

16.16.060    Streets – Alignment.

16.16.070    Streets – Intersections.

16.16.080    Streets – Jogs at intersections.

16.16.090    Streets – Grades.

16.16.100    Streets – Width.

16.16.110    Alleys – Required – Prohibited.

16.16.120    Alleys – Standards.

16.16.130    Easements – Public utilities.

16.16.140    Easements – Unusual facilities.

16.16.150    Easements – Watercourses.

16.16.160    Blocks – Length.

16.16.170    Blocks – Width.

16.16.180    Blocks – Super.

16.16.190    Lots – Access.

16.16.200    Lots – Size.

16.16.210    Lots – Shape.

16.16.220    Lots – Double frontage.

16.16.230    Lots – Unsewered.

16.16.240    Roadway widths and standards.

16.16.250    Curbs.

16.16.260    Utilities – Storm sewers.

16.16.270    Utilities – Sanitary sewers.

16.16.280    Utilities – Potable water system.

16.16.290    Street name signs.

16.16.300    Capacity for future developments.

16.16.310    Standard specifications.

16.16.320    Low-density street standards.

16.16.330    Street lights and underground utilities.

16.16.340    Provision for irrigation.

16.16.350    Conflicts with other code provisions.

16.16.360    Approval of improvements.

16.16.370    Performance bond.

16.16.380    Variance.

16.16.390    Severability.

16.16.010 Purpose of chapter.

The city council finds that the protection and preservation of public health, safety and general welfare of the city and its inhabitants and the promotion of orderly development requires that uniform standards for the development of the city and the construction of improvements to the city be established to lessen traffic congestion in the streets, to promote the coordinated development of undeveloped areas, to provide for proper ingress and egress, to ensure that provisions for public utilities and public improvements are provided for and to promote adequate open spaces and parks. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992].

16.16.020 Application.

Except for divisions of land which meet the conditions of WRMC 16.02.030, the regulations contained in this chapter shall apply to all divisions of land within the city as defined by WRMC 16.02.040. Every map, plat, replat or plan hereafter made of any such division of land within the city limits shall comply with the provisions of this chapter. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992].

16.16.030 Streets – Conformity with comprehensive plan.

The alignment of arterial streets shall conform as nearly as possible with that shown on the comprehensive plan or related plans of the city. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992].

16.16.040 Streets – Relation to adjoining street systems.

The layout of streets shall provide for the continuation of principal streets existing on adjoining properties or of their proper projection when adjoining property is not divided. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992].

16.16.050 Streets – Dead-end.

Streets designed to have one end permanently closed or in the form of a cul-de-sac shall be no longer than 400 feet and shall be provided at the closed end with a turnaround having a minimum right-of-way radius of not less than 55 feet or with “Y” or “T” permitting comparable ease of turning. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992].

16.16.060 Streets – Alignment.

Connecting street centerlines deflecting from each other at any one point more than 10 degrees shall be connected by a curve of at least 100 feet radius for minor streets and at least 300 feet radius for major streets. A tangent at least 100 feet long shall be introduced between curves on arterial streets. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.070].

16.16.070 Streets – Intersections.

Street intersections shall be as nearly at right angles as is practicable. When the most feasible plan entails an intersection angle that deviates more than 15 degrees from a right angle, curves of suitable radius and length shall be provided. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.080].

16.16.080 Streets – Jogs at intersections.

Street jogs with centerline offsets of less than 125 feet shall be avoided. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.090].

16.16.090 Streets – Grades.

Streets shall conform closely to the natural contour of the land, except where a different grade has been established by the city. Grades shall be not less than two-tenths percent on any street and not more than 12 percent for major streets or 10 percent for minor streets. Changes in grades shall be connected by easy vertical curves. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.100].

16.16.100 Streets – Width.

Refer to the city of West Richland Standard Specifications and Details. In addition to the street right-of-way as required, an additional public utility easement of five feet shall be provided along both outside edges of all rights-of-way for arterial streets, collector streets, local streets and short loop or cul-de-sac streets. Street right-of-way widths shall not be less than as follows:

Major arterial streets

80 feet

Arterial streets

60 feet

Collector streets

50 feet

Local streets

50 feet

Short loop or cul-de-sac streets

50 feet

Marginal access streets

30 feet

[Ord. 14-00 § 1, 2000; Ord. 48-93 § 1, 1993; Ord. 11-92 § 1, 1992. Formerly 16.16.110].

16.16.110 Alleys – Required – Prohibited.

Alleys shall be provided at the rear of all lots zoned for commercial or industrial uses, except that this requirement may be waived where other definite and assured provisions are made for service access, such as off-street loading, unloading and parking consistent with and adequate for the uses proposed. Alleys shall not be provided in residential areas. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.120].

16.16.120 Alleys – Standards.

Dead-end alleys shall be avoided wherever possible, but if unavoidable, shall be provided with adequate turnaround facilities at the dead-end. Alley intersections and sharp changes in direction shall be avoided, but where they are necessary, corners shall be cut off sufficiently to permit safe vehicular movement. Alley right-of-way width shall be not less than 25 feet. Except as otherwise provided in this chapter, alleys shall follow the general standards governing streets. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.130].

16.16.130 Easements – Public utilities.

Where alleys are not provided, easements for public utilities shall be provided on each side of all rear lot lines and side lot lines where necessary. Such easements shall not be less than five feet wide on the half width that is reserved from the rear of each of the adjacent lots. Insofar as possible, the easements shall be continuous and aligned from block to block. Easements for existing or future utility lines which do not lie along rear or side lot lines shall be at least 10 feet wide. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.140].

16.16.140 Easements – Unusual facilities.

Easements for unusual facilities such as high voltage electric lines, irrigation canals, and pondage areas shall be of such widths as is adequate for the purpose, including any necessary maintenance roads. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.150].

16.16.150 Easements – Watercourses.

Where a development is traversed by a watercourse, canal, drainage way, wasteway, channel, or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially to the lines of such watercourse, canal, drainage way, wasteway, channel, or stream, and such further width for construction and maintenance as will be adequate for the purpose. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.160].

16.16.160 Blocks – Length.

In general, blocks shall be as long as is reasonably possible consistent with the topography and the needs for convenient access, circulation, control and safety of street traffic, and type of land use proposed, but ordinarily, block lengths shall not exceed 1,500 feet or be less than 500 feet. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.170].

16.16.170 Blocks – Width.

Except for reverse frontage parcels, the width of blocks shall ordinarily be sufficient to allow for two tiers of lots of depths consistent with the type of land use proposed, that is normally not less than 200 feet for the sum of two lot depths. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.180].

16.16.180 Blocks – Super.

For large parcels with access provided by a series of cul-de-sac or loop streets entering from the periphery and for large parcels platted into one-half acre or larger lots, the criteria in WRMC 16.16.160 and 16.16.170 shall be disregarded in favor of considerations on an individual basis. Blocks of acreage-type lots, however, shall have block lengths and widths that will lend themselves to later redivisions in accordance with the standards prescribed in this title. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.190].

16.16.190 Lots – Access.

Each lot shall be provided with satisfactory access by means of a public street connecting to an existing public highway or by some other legally sufficient right of access which is permanent and inseparable from the lot served. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.200].

16.16.200 Lots – Size.

Lot widths and lot areas shall conform with the zoning restrictions applicable to the area within which the property may be located, except that corner lots for which side yards are required shall have extra width to permit appropriate setback from and orientation to both streets. Lot depths shall be suitable for the land use proposed. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.210].

16.16.210 Lots – Shape.

Lots shall be as nearly rectangular as possible with side lot lines approximately at right angles or radial to street lines. Ordinarily, the ratio of width to depth shall be one to not more than two and one-fourth. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.220].

16.16.220 Lots – Double frontage.

Residential lots which have street frontage along two opposite boundaries shall be avoided except for reverse frontage lots which are essential to provide separation of residential development from traffic arterials or to overcome specific disadvantages of topography and orientation. For such lots, there shall be an easement in favor of the city for a planting screen at least 10 feet wide along the lot lines abutting such a traffic arterial or other disadvantageous use across which there shall be no right of access. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.230].

16.16.230 Lots – Unsewered.

Lots which need not be connected to an approved sanitary sewer system under the provisions of this title shall be of sufficient size, considering the type of soil, ground conditions involved and location of the lots in relation to public or private water supplies, to allow complete absorption of such septic tank effluent as may reasonably be expected from the uses permitted by applicable zoning restrictions and proposed uses; provided, that all lots are served by the public water system. Approval shall be given by the Benton-Franklin County district health department and the public works director prior to the filing of an application for final plat approval. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.240].

16.16.240 Roadway widths and standards.

All streets, not including alleys, shall be improved by grading the full right-of-way width and constructing paved roadways consisting of an asphaltic pavement over base and leveling courses in accordance with the following schedules of widths measured from the outside edge of the asphaltic pavement:

Major arterial street

48 feet

Arterial street

41 feet

Collector street

37 feet

Local street

34 feet

Short loop or cul-de-sac

34 feet

Marginal access street

20 feet

Base course or ballast shall consist of not less than four-inch compacted depth of mineral aggregate, two-inch minus. Top course shall consist of crushed stone, two inches compacted mineral aggregate, three-fourths minus. [Ord. 14-00 § 1, 2000; Ord. 47-93 § 1, 1993; Ord. 11-92 § 1, 1992. Formerly 16.16.250].

16.16.250 Curbs.

All streets where curbs are required shall be improved at each edge of the paved roadway with Portland cement concrete curbs. Such curbs shall be similar in design and construction to concrete curbs adopted as standard for the city unless special conditions warrant the waiver of this requirement by the city. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.260].

16.16.260 Utilities – Storm sewers.

Stormwater runoff from streets, impervious areas, and other areas shall be disposed of through stormwater drainage facilities complying with the City of West Richland’s Standard Plans and Specifications, Ecology’s Stormwater Management Manual for Eastern Washington, and Chapter 13.86 WRMC. Design of the stormwater drainage facilities shall be subject to approval by the city. [Ord. 6-10 § 2, 2010; Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.270].

16.16.270 Utilities – Sanitary sewers.

If a public sanitary or combined sewer is available for connection within 500 feet of the development, or the community development director determines that public health, safety or welfare requires connection to a public sewer system, the development shall be provided with a complete sanitary sewer system serving each lot designed for human habitation. Design of sewage disposal system shall be approved by the city. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.280].

16.16.280 Utilities – Potable water system.

If a public water main is available for connection within 500 feet of the development, or the community development director determines that public health, safety or welfare requires connection to a public sewer system, the development shall be provided with a potable water distribution system serving each lot designed for human habitation, and unless equal protection can be otherwise supplied, shall be provided with fire hydrants at each street intersection and at approximately 400-foot intervals on each street between intersections. Design of the water distribution system shall be subject to approval by the city. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.290].

16.16.290 Street name signs.

Street signs corresponding in design to those adopted as standard for the city shall be installed at each intersection for convenient identification of streets. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.300].

16.16.300 Capacity for future developments.

A. The capacities and dimensions of water, sewerage, drainage, and street facilities shall be adequate to provide for the future needs of other undeveloped properties in the general vicinity and the city may share in the cost of these improvements to the extent of the difference in cost between the capacities needed to serve the development and the capacities required to serve the vicinity.

B. In addition to undergrounding utilities as required by WRMC 16.16.330, developer must provide at every street intersection, or every approximately 300 feet if distance between intersections is greater than 400 feet, blank or vacant conduit to standards established by the public works director, which conduit will become part of the city street-utility system upon final plat approval by the city. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.310].

16.16.310 Standard specifications.

Physical developments and improvements required by this title shall be designed and installed in accordance with applicable construction standards of the city. Construction shall be performed subject to the inspection of the public works director. The improvement intended to become part of the city system, including streets, water and sewer utilities, shall not become part of the city system until formally accepted by the city. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.320].

16.16.320 Low-density street standards.

Notwithstanding any contrary provisions contained elsewhere in this code, the street development standards shall not apply to the floodplain use district (FP) or agricultural use district (AG1). Development standards for these districts shall be approved by the city based upon a case-by-case review of each proposal, which review will consider intended use and future uses of the property. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.330].

16.16.330 Street lights and underground utilities.

Street lights must be installed by the developer to the approval of the city and the Benton County REA or Benton County PUD as appropriate. The minimum standard for suitable street lights shall be approximately 300 feet between intersections. New electrical, telephone, and cable television lines must be placed underground, except:

A. Electric utility substations; pad-mounted transformers and switching facilities and electrical service pedestals.

B. CATV pedestals, active and passive devices, including amplifiers and cable warning signs.

C. Telephone pedestals, cross connect terminals, repeaters and cable warning signs.

D. Street lighting standards.

E. Traffic control equipment.

F. Temporary services for construction.

G. Existing overhead electric and communications lines which are not in substantial conflict with the final, approved design, such that they would render lots or streets unusable.

H. Existing main feeder lines which are relocated.

I. Future electrical and communication main feeder lines, unless congestion of overhead utility lines detracts from the value of the area.

J. In areas zoned agriculture use district (AG-1), floodplain use district (FP), and public reserve use district (PR). [Amended during 2010 recodification; Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.340].

16.16.340 Provision for irrigation.

Irrigation facilities must be provided for every lot within any proposed division, any portion of which lies within lands determined by the city as irrigable. Facilities must be installed in the same manner and time as other utilities in accord with standards approved by the public works director. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.350].

16.16.350 Conflicts with other code provisions.

In the event the standards and conditions established by this chapter conflict with other standards and conditions established in this title, the provisions contained in this chapter shall control. In the event the provisions of this chapter conflict with the provisions of WRMC Title 17, Zoning, the provisions of WRMC Title 17 shall control. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.360].

16.16.360 Approval of improvements.

Plans for each improvement shall be approved by the public works director before its construction is commenced. A fee is established to defray the cost of the review by the public works director. The fee for subdivisions shall be in accordance with WRMC 16.04.120. The fee for binding site plans shall be in accordance with WRMC 16.06.090. All other fees shall be a minimum of $50.00 with the actual fee based upon the amount of time required for the public works director to review the plans, but in no event shall exceed five percent of the total estimated cost of the improvements. The fee shall be paid to the city prior to the review of the plans and specification by the public works director, and receipt thereof shall be a condition precedent to the public works director’s approval. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.370].

16.16.370 Performance bond.

In lieu of the construction of the required streets prior to final platting or dividing of the property, the divider may at city council discretion enter into a contract with the city to construct the required street improvements at a later date and shall furnish to the city a performance bond or other security in an amount and with surety conditions satisfactory to the city, providing for and securing to the city the actual construction of the streets within a period specified by the city and expressed in the bond or contract. The full amount of the bond shall be retained by the city until completion of the construction of the streets and acceptance of the street improvements by the city. [Ord. 14-00 § 1, 2000; Ord. 12-94 § 3, 1994; Ord. 11-92 § 1, 1992. Formerly 16.16.380].

16.16.380 Variance.

The owner/developer of property may seek a variance from the provisions or requirements of this chapter by submitting a request to the city along with the permit application. Variances for short subdivisions shall be reviewed administratively and approved by the community development director with an appeal per WRMC 14.01.030. Variances for plats shall be reviewed by the city council during the preliminary plat hearing. The basis for such a variance from the strict application of the requirements of this chapter is undue and unnecessary hardship on the property owner. No variance from the provisions or requirements of this chapter shall be authorized by the council unless the council shall find:

A. That exceptional or extraordinary circumstances or conditions exist to the division of the property or to the intended use of the property that do not apply generally to other properties similarly situated.

B. That the variance is necessary for the preservation and enjoyment of a substantial property right of the property owner/developer or is necessary for the reasonable and acceptable development of the property. Financial hardship is not a basis for a variance from the provisions of this chapter.

C. That the authorization of the variance will not be materially detrimental to the public welfare or injurious to property in the vicinity.

D. That the variance from the provisions and requirements of this chapter does not grant a special privilege to the applicant. [Ord. 16-10 § 2, 2010; Ord. 20-09 § 1, 2009; Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.390].

16.16.390 Severability.

The provisions of this chapter are declared to be separate and severable, and the invalidity of any section, subsection, provision, clause or portion of this chapter, or the invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder of this chapter or the validity of its application to other persons or circumstances. [Ord. 14-00 § 1, 2000; Ord. 11-92 § 1, 1992. Formerly 16.16.400].


1

Code reviser’s note: This chapter was amended in its entirety by Ord. 14-00, consisting of Sections 16.16.010 through 16.16.400. Section 16.16.060, Streets – Limited access, was repealed by Ord. 22-00, and the remaining sections of the chapter were renumbered by the city prior to the 2010 recodification.