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A. Design. All subdivisions shall conform to the following design requirements:

1. Blocks. Blocks shall not exceed eight hundred feet in length nor less than three hundred feet on any single side, unless terrain or property boundaries prevent compliance with this standard;

2. Arterial streets. Blocks abutting an arterial street shall be designed to provide limited access from the arterial. Individual lots may not be accessed from an arterial street;

3. Property lines at street intersections shall be arcs having radii of at least twenty feet or shall be cords of such arc;

4. The shape and orientation of lots shall be appropriate to the location of the proposed subdivision and the type of development contemplated. Generally, lots should be rectangular in shape and side lot lines should be at approximately right angles to the street which they intersect;

5. Lots with frontages on a public street on both the front and rear lot lines, with the exception of corner lots and alleys, shall be avoided by appropriate subdivision design;

6. Future subdivision. If a tract is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged to allow for logical future subdivision;

7. Reserve strips. There shall be no reservation of strips of land that prevent or limit access to land dedicated or intended to be dedicated to public use;

8. Clearing. A tree preservation and clearing plan shall be submitted for approval and large trees shall be preserved whenever possible by appropriate design and clearing shall not occur where prohibited by critical areas ordinances;

9. Variances. Variances to development standards are subject to the provisions of CEMC Chapter 17.85;

10. Streets. All lots shall abut on a dedicated and improved public street for at least twenty feet;

11. Utilities. City utilities (water and sewer) shall be installed and maintained at a minimum depth of not less than forty-eight inches below the street. All other utilities shall be installed underground and shall meet or exceed state and federal safety codes for installation;

12. Secondary access required. Subdivisions containing forty or more lots shall contain at least two ingress-egress routes which are interconnected. Subdivisions containing fewer than forty lots shall be subject to review of the egress routes. When determined necessary by the city public works director more than one egress route shall be required.

B. Stormwater. Each development shall be provided with a drainage system for the collection, control, and/or disposal of the surface water runoff consistent with the following requirements:

1. A stormwater drainage plan, prepared by an engineer licensed and registered in the state of Washington, shall be required for any new development that creates more than five thousand square feet of impervious surfaces;

2. Design calculations for peak flow and peak volume storage requirements shall be based on a design storm frequency of ten years. Design calculations for treatment shall be based on sixty-four percent of the two-year recurrence interval, twenty-four-hour storm runoff event;

3. The plan shall provide for the on-site treatment and detention/retention of all increased runoff based on the design storm over the predevelopment conditions;

4. Treatment standards shall be based on best management practices identified in the Washington State Department of Ecology’s Stormwater Management Manual for Eastern Washington or an equivalent manual deemed acceptable by the city;

5. The overflow of runoff in excess of the design storm quantities must be situated or directed to locations to where it would have overflowed prior to development. Appropriate methods must be used to attenuate flows so that erosion or damage to downstream properties does not occur;

6. The drainage plan shall include all calculations for the determination of the required size of the system. Said calculations shall be based on the required criteria and upon an analysis of estimated runoff from areas contributing to the facilities. Peak flow analyses shall be done using the rational method. Storage volume quantities shall be calculated by the rational-stored rate method. The assumption for the outflow rate used in the stored rate method will need to be verified by the developer by actual field-testing in the case of infiltration systems. Collection systems shall be gravity pipe systems;

7. In calculating the amount of impervious surfaces, the area of roofs shall not be included if the roof drains to downspout or other systems that discharge directly to the ground and not onto paved or other impervious surfaces;

8. Treatment of runoff from sidewalks and detached bikeways is not required if the sidewalk or bikeway drains away from roadways so the stormwater does not mix with runoff from the roadway;

9. Stormwater facilities should be incorporated into on-site open spaces and preference will be given to those facilities that maintain a natural appearance.

C. Streets. All subdivisions shall be served by public streets meeting the following requirements:

1. Street layout shall be designed to efficiently serve the development. Where existing streets abut the development they shall be extended to serve the development. Streets shall be stubbed to serve future development on adjacent undeveloped parcels if development can be reasonably expected, where terrain and parcel configuration allow, streets should form a grid or modified grid pattern similar to the existing areas of the city;

2. Cul-de-sacs. Dead end streets or cul-de-sacs are not permitted unless terrain and parcel conditions result in greater impacts than connected streets. Where permitted, dead end streets shall be constructed with a turnaround located within the right-of-way or in a temporary easement. In no case shall a cul-de-sac exceed four hundred feet in length. Cul-de-sacs shall be located within a minimum right-of-way radius of fifty feet and shall have a minimum paved radius of forty-five feet;

3. Alley. Paved alleys with a minimum width of sixteen feet within a twenty feet of right-of-way shall be provided unless prohibited by physical limitations that are not caused by the proposed street layout or the design of the project;

4. Where a proposed development abuts a public street that is not improved with the required frontage improvements, the developer shall be responsible for making the remaining improvements to that street for the length of the proposed development;

5. Street grades shall conform in general to the natural terrain and shall not be less than one-half of one percent and generally not greater than eleven percent. Short sections of steeper grades are permitted where approved by the city engineer and will not result in hazardous traffic conditions;

6. Intersections of streets shall be made at ninety-degree angles unless terrain or other physical limitations not caused by the subdivision design or the developer require a different angle that will not result in a traffic hazard;

7. Curb radii shall not be less than ten feet;

8. The paved portion of the street shall be constructed to the following standards unless a geo-technical engineer can certify that another pavement section is suitable:

a. Two inches asphalt concrete pavement or Portland cement concrete,

b. Three inches crushed surfacing-top course (five-eighths to zero),

c. Four inches ballast (two and one-half inches to zero);

9. Roadway and right-of-way widths. Roadways shall be built to the following standards:

Design Requirement



Local Residential Access


Pavement width1





Right-of-way width





Travel lanes

2, 12' travel
1, 12' median
or turn lane2

2, 10' travel

2, 10' travel

2, 8' travel

Parking lane width3

8' both sides

8' both sides

6' both sides



7' both sides, 12' in commercial areas

6' both sides, 12' in commercial areas

6' both sides


Curb and gutter





Bike lane

Optional, unless specified in comprehensive plan




Design speed





Cul-de-sac length

400' max.

400' max.

Cul-de-sac right-of-way radius



Cul-de-sac paved radius




1Measured curb face to curb face.

2A turn lane shall only be provided where a traffic study indicates they are warranted to preserve safety or capacity.

3On street parking is zero degrees (parallel to curb).

4In residential areas, sidewalks shall be separated from the curb by a minimum four feet planting strip or filter strip.

10. Sidewalks shall be located in the right-of-way and must be constructed of Portland cement concrete. Curb ramps for physically handicapped persons shall be constructed at all intersections and other appropriate locations;

11. Vehicular access to single-family residential lots shall be limited to the alley unless otherwise approved through an alternative access plan as part of an approved subdivision by the city;

12. The standards for the construction of roads and all other construction within the publicly owned right-of-way, shall consist of the current published addition of the “Standard specifications for Road, Bridge and Municipal Construction” and “Standard plans for Road and Bridge Construction” as published by the Washington State Department of Transportation and the American Public Works Association.

D. The following public improvements are required for all land divisions. Improvements shall be made in accordance with adopted city standards or specifications established by the public works director:

1. Concrete curb, gutters and sidewalks;

2. Streets;

3. Sanitary sewers;

4. Water mains and hydrants. Fire protection facilities including hydrants and appurtenances shall be provided in accordance with the Uniform Fire Code;

5. Landscaping;

6. Concrete survey monuments.

E. Maintenance and correction of improvements. The applicant shall be responsible for:

1. Correcting any defect in materials and/or workmanship arising within two years following completion and acceptance of the improvements;

2. Protecting all improvements from loss or damage during construction, filling, grading, landscaping or other work within or adjacent to the subdivision;

3. If any repairs are required to public improvements resulting from the applicant’s action, the two-year period shall be restarted for the improvement being repaired.

F. Guarantee and Security. The applicant shall secure a maintenance bond in favor of the city or shall provide an alternate security in a form acceptable to the city attorney to guarantee the successful operation of any required improvements for two years, and assuring the correction or repair of any defects in workmanship or material appearance within the two year period. The amount and conditions of the maintenance bond or other approved security shall be ten percent of the cost of construction of the improvements as estimated by the developer or actual costs.

G. Protection of Existing Improvements. The applicant shall be responsible to insure that existing improvements and city property are not damaged or rendered less useful or unsightly by the operations of the developer, those working at the direction of the developer or those constructing the development. This includes damage or nuisance to the property of the city, including, but not limited to, damage to existing streets, sidewalks, curbs and gutter by passage thereover of equipment or trucks or by excavation for any purpose, the spillage or tracing of earth, sand or rock onto existing streets, sidewalks, right-of-way or city property, the washing by stormwater of earth or sand onto city right-of-way or streets, curbs, gutters or stormwater systems, or damage to water mains, sanitary sewer, storm drains or culverts. The city may require the posting of a bond or other surety to cover the cost of clearing any debris and the repair of any damages. It shall be the sole cost of the developer to clean, fix, repair or replace any damaged improvements.

H. Inspections. The applicant is responsible for all costs associated with the inspection of all public improvements. Inspections and testing shall be completed as necessary to insure that public improvements are completed in conformance with the approved plans and adopted standards.

I. As-built drawings for all public improvements shall be completed by a licensed and registered engineer in the state of Washington and provided to the public works director on a mylar and in an electronic form as specified by the city public works director.

(Ord. 1235 § 2 (Exh. B), 2005)