Any streets, alleys, easements, blocks, lots or public sites, open spaces and environmental avoidance/enhancement or mitigation measures within any proposed plat shall be designed in accordance with the minimum design standards set forth by the town. Any proposed deviation from the following standards shall be requested and reviewed concurrently with the short subdivision or subdivision application in accordance with Chapter 16.36, Variances, and the street design and construction standards ordinance.
(Ord. 449 Ch. VIII(A), 1995)
A. 
Land which the planning commission has found to be unsuitable for subdivision due to flooding, bad drainage, steep slopes, rock formations, other critical areas (as defined by the Growth Management Act) or other features likely to be harmful to the safety and general health of the future residents, shall not be subdivided unless adequate methods approved by the town are planned to overcome these conditions.
B. 
Those areas of the town where topographical slopes are ten (10) percent or more shall be subdivided in conformance with such additional requirements as deemed appropriate. Such additional requirements shall be obtained from the appropriate department heads by the planning commission or administrator and presented to the subdivider within thirty (30) days of the request for such information.
C. 
The proposed subdivision shall provide for such requirements contained in the comprehensive plan.
D. 
The subdivider shall make available for public acquisition by dedication or at a reasonable price such land in the area to be subdivided that is designated by the comprehensive plan for educational and recreational purposes.
(Ord. 449 Ch. VIII(B), 1995)
The following standards for streets, pedestrian pathways, rights-of-way, and accesses apply to all proposed subdivisions in the town:
A. 
Design standards are set forth in the street design and construction standards ordinance (as amended);
B. 
The arrangement, character, extent, width, grade and location of all streets shall conform to the general comprehensive plan and the street design and construction standards ordinance and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets;
C. 
Where such is not shown in the comprehensive plan, the arrangement of streets in a subdivision shall, when applicable, either:
1. 
Provide for the continuation or appropriate projection of existing principal streets in surrounding areas, or
2. 
Conform to a plan for the neighborhood, approved or adopted by the town council, to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable;
D. 
Where a subdivision abuts or contains an existing or proposed arterial street, the town council may require reverse frontage (with screen planting) and a nonaccess reservation along designated property lines, or such other treatment as may be necessary for adequate protection of residential properties, and to afford separation of through and local traffic;
E. 
Nothing less than full width streets except boundary streets on the tract in which the plat is located shall be permitted. In the case of boundary streets with less than full width, there shall be included a conditional dedication clause on the face of the plat which will reserve the outer one foot of the boundary street from public usage until such time as the remainder of the right-of-way necessary to assure a full width street is dedicated from the adjoining property;
F. 
Where a subdivision borders on or contains a railroad right-of-way or limited access highway right-of-way, and there exists a reasonable possibility of a future overpass or intersection, the town council may require a reservation for potential future right-of-way. Such reservations for potential future right-of-way shall be laid out with due regard for the requirements of approach grades and future grade separations;
G. 
Reserve strips controlling access to streets shall be prohibited except where their control is definitely placed with the town under conditions approved by the town council;
H. 
Right-of-way for access to utilities or service parcels not expected to be in regular use may not be less than fifteen (15) feet in width.
(Ord. 449 Ch. VIII(C), 1995)
A. 
All underground utilities in all new residential areas shall be installed and maintained at a depth of not less than three feet below the graded surface of said street, provided existing installations may be maintained at the present level until replaced.
B. 
All new utilities shall be installed underground except for the following:
1. 
Electric, pad-mounted transformers;
2. 
Electric transmission systems of a voltage of fifteen (15) KV or more;
3. 
Service meters at structures;
4. 
TV cable amplifiers;
5. 
Telephone pedestals and cross-connection terminals;
6. 
Temporary services necessary for construction.
C. 
No buildings or structures, except fences, shall be permitted to be constructed on or over any utility easements or facilities. Masonry fences will be considered structures rather than fences.
1. 
Water.
a. 
A complete domestic water distribution and fire protection system shall be installed at the expense of the developer in conformance with the comprehensive water plan and standard practices of the town. All water lines and services shall be installed prior to street improvements.
b. 
The water distribution system shall be designed and constructed in accordance with the State Department of Health regulations and with the standard practices of the town. Fire hydrants shall be installed, at the expense of the developer, at locations determined necessary by the fire chief. Water mains shall be extended to the far edge of subdivisions for future extension by others.
c. 
The town, at its discretion, may direct that water main diameters in excess of that needed by service and fire protection for the subdivision be installed. If the town directs such oversizing, the town will pay the difference in pipe material cost between the pipe diameter required for the subdivision and the town-directed oversize diameter pipe.
2. 
Sanitary Sewer.
a. 
A sanitary sewer system shall be installed at the expense of the developer with a separate connection to the town sewer system for each lot and shall be constructed in conformance with the comprehensive sewer plan and standard practices of the town.
b. 
The sanitary sewer system shall be designed and constructed in accordance with the State Department of Ecology regulations and with the standard practices of the town. Sewer mains shall be extended to the far edge of subdivisions for future extensions by others.
c. 
The town, at its discretion, may direct that sewer main diameters in excess of that needed for service for the subdivision be installed. If the town directs such oversizing, the town will pay the difference in pipe material cost between the pipe diameter required for the subdivision and the town-directed oversize diameter pipe.
(Ord. 449 Ch. VIII(D), 1995)
A. 
All developments shall make provisions for collection, retention and disposal of storm and other water runoff. The method of storm drainage handling will be dependent on the location of the development. Where access to the town's storm drainage utility is feasible, the developer shall design and install a collection system and with a connection to the town's utility according to specifications provided by the town. Where access to the system is not available, the developer must design and install the improvements needed to collect, retain and dispose of runoff on site. Such method of disposal must meet current local, state and federal standards for runoff collection, retention and disposal; and be approved by the town's engineer.
B. 
It is the intent of this section to adequately provide for suitable drainage provisions in all short plats or long subdivisions. All subdivisions shall provide for drainage such that their development does not conflict with present drainage patterns, or create a drainage problem within itself or for its neighbors. Most common short subdivisions are not anticipated to cause such conflicts; therefore, they will be subject to the requirements of this section only when review of the short subdivision by the town reveals, in its opinion, that such conflicts exist or potentially exist. When the town makes such determination, the subdivider shall conform to this section. Long subdivisions shall comply with this section in all cases.
C. 
A drainage plan, where required, shall be prepared by a licensed engineer registered in the state of Washington and submitted to the town for review and approval.
D. 
Design calculations for peak flow and peak volume storage requirements shall be based on a design storm frequency of ten (10) years unless it is determined by the town that the development is located in a drainage problem area, whereby the design storm frequency may be increased accordingly.
E. 
The plan shall provide for the on-site detention and/or retention of the total water intercepted, collected or generated within by the development, unless other natural or man-made systems are available and approved for use.
F. 
Detention and/or retention of storm-water runoff from any proposed land development shall be accomplished by stormwater holding facilities, either open or closed; or by on-site introduction of stormwater into permeable soils via an infiltration system.
G. 
The drainage plan shall incorporate all calculations for the determination of the required size of the system. Such calculations shall be based on required criteria herein stated and upon an analysis of estimated runoff from areas contributing runoff to those facilities. Peak flow analyses shall be done using the Rational Method. Storage volume quantities shall be computed 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 filtration systems. Collection systems shall be either gravity pipe systems, open channels, or a combination of the two.
H. 
The overflow of runoff in excess of the design storm quantities must be situated or directed to where it would have overflowed under the conditions existing prior to proposed development. The capacity of the drainage course downstream of the development may be required to be evaluated. The submitted drainage plan shall incorporate, among other data, a topographical map to clearly define:
1. 
The proposed development;
2. 
All areas, improved or unimproved, lying upstream and draining to and across the proposed development; and
3. 
The drainage course, natural or otherwise, to which the proposed development shall drain.
I. 
The plans shall include a plan-profile of the systems, including cross-sections of all open ditches and channels. Hydraulic and physical data such as grades, bottom elevations of ditches and channels, inverts of pipes at all structures such as manholes and catch basins, sizes and lengths of all pipes, length of ditches and channels, and top elevations of all catch basin covers shall be called out. This includes the invert elevations of the existing or other proposed storm drainage systems that the subject drainage plan proposes to tie into.
(Ord. 449 Ch. VIII(E), 1995)
A. 
Easements across lots or centered on rear or side lot lines shall be provided for utilities. Utility easements shall have a minimum width of fifteen (15) feet;
B. 
Where a subdivision is traversed by a watercourse, drainage, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse, and such further width for construction, or maintenance, or both, as will be adequate for the purpose. Parallel streets or parkways may be required in connection therewith.
C. 
An eight to fifteen (15) foot pedestrian walking easement, parallel and near the water's edge at any given time, is encouraged if feasible and appropriate on natural streams and creeks and other bodies of water along or within a proposed subdivision. Design of said trail shall comply with the street design and construction standards ordinance.
(Ord. 449 Ch. VIII(F), 1995)
A. 
The lengths, widths and shapes of blocks shall be determined with due regard to:
1. 
Provision of adequate building sites suitable to the special needs of the type of use contemplated;
2. 
Needs for convenient access, circulation, control and safety of street traffic; and
3. 
Limitations and opportunities of topography.
B. 
Block lengths should not exceed one thousand (1,000) feet.
C. 
Pedestrian crosswalks shall be required where all pedestrian pathways, public recreational trails or sidewalks cross town streets. In addition, they shall be required where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation, and other community facilities.
(Ord. 449 Ch. VIII(G), 1995)
A. 
Each lot resulting from the subdivision of an area shall conform with zoning regulations. The lot size, width, depth, shape and orientation shall be in accordance with the applicable town zoning laws.
B. 
Each lot shall adjoin a public street unless one of the following alternatives is approved by the public works director and recommended for approval by the planning commission.
1. 
Lots may have access to a public street by an access corridor in the same ownership as the lots served;
2. 
By recorded easement over an access corridor in other ownership; or
3. 
Whichever in the discretion of the approving officials is the best method of access based on existing adjacent development and potential development in as yet undeveloped adjacent properties, and on existing streets and potential future streets; further provided, that in the event the subdivider disagrees with the decision of the officials, he may take the matter to the town council for final decision.
C. 
Corner lots for residential use shall have extra width to permit appropriate building setback from and orientation to both streets.
D. 
Double frontage and reverse frontage lots should be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation. An easement of at least eight feet, and across which there shall be no right of access, shall be provided along the line of lots abutting such a traffic artery or other disadvantageous use.
(Ord. 449 Ch. VIII(H), 1995)
Pursuant to RCW 58.17.110 and related statutes, the planning commission may recommend and the town council require that plats with less than two-acre lot sizes in urban areas not already served by parks and recreational areas designate up to five percent of their land, exclusive of streets, as either private or public parks and recreational areas subject to the following:
A. 
The nature of the park or recreation area shall be clearly indicated on the plat.
B. 
The acquisition of the land required by the town for public parks or recreational areas, other than streets and alleys, shall be obtained by deed from the developer in conjunction with final approval of the plat.
C. 
Such mitigation of park and recreation land and/or facilities shall be based on an identified and quantified impact on recreational resources prepared by the town.
D. 
As an alternative to dedication of public parks and recreational areas, the developer may voluntarily choose to contribute to the town for park purposes a payment approximately equal to the value of the land which the town would otherwise have required to be designated for parks and recreational areas. Payment of cash in lieu of land for park purposes shall be made by the developer to the town before final plat approval is given. The payment shall be deposited in a reserve account from which funds may be expended solely for parks and recreational uses which will benefit the general area of the approved subdivision. The payment shall be expended within five years of collection, and any payment not so expended shall be refunded with interest at the rate applied to judgments to the property owners of record at the time of the refund.
E. 
Parks and recreation areas proposed for dedication shall at a minimum have an efficient irrigation system and suitable landscaping installed.
F. 
Parks and recreation areas proposed for dedication shall require low maintenance and a minimum of irrigation and landscaping.
G. 
Parks and recreation areas proposed to remain in private ownership shall be developed as needed to accommodate the development in which the park and recreation area is located.
(Ord. 449 Ch. VIII(I), 1995)