This chapter shall be known and may be cited as the "City of Longview Shared Driveways Ordinance."
(Ord. 3510 § 1, 2024; Ord. 3570 § 1 (Exh. A), 2025)
It is the intent of this chapter to:
(1)
Support the city's goals for economic development and associated housing;
(2)
Encourage the efficient use of land in areas of existing public services;
(3)
Provide diverse housing options;
(4)
Encourage affordability, creativity and variety in housing design and site development;
(5)
Promote a variety of housing choices to meet the needs of a population with a variety of individual needs;
(6)
Allow for an infill of residential style housing.
(Ord. 3510 § 1, 2024; Ord. 3570 § 1 (Exh. A), 2025)
The regulations contained in this chapter shall apply in areas classified as "Residential" in the Longview Comprehensive Plan. The development standards and requirements of this chapter shall apply to the following:
(1)
All new shared driveways;
(2)
The upgrading or extension of existing shared driveways when additional lots or dwelling units are added;
(3)
Any substantial reconstruction or relocation of an existing shared driveway. Reconstruction or relocation of an existing shared driveway is considered substantial when more than 50 percent of the length of an existing shared driveway is relocated or reconstructed.
(Ord. 3510 § 1, 2024; Ord. 3570 § 1 (Exh. A), 2025)
All applications under this chapter shall be made to the city of Longview community and economic development department. The director or his/her designee in consultation with the city engineer and fire marshal shall administer, interpret, and enforce the provisions of this chapter and shall provide such forms and establish such procedures as may be necessary to administer this chapter. All new or revised driveways that include city of Longview right-of-way require a right-of-way permit from the public works department prior to construction or demolition. All development will meet the city of Longview public works standards.
(Ord. 3510 § 1, 2024; Ord. 3570 § 1 (Exh. A), 2025)
(1)
Shared driveways shall meet the following minimum standards:
(a)
Overhead Clearance. All shared driveways shall provide for a minimum overhead clearance of 13.5 feet clear of all obstructions, including structures and/or overhanging vegetation.
(b)
Access to Structures. All shared driveways shall provide fire apparatus access to within 150 feet of all first-floor exterior walls of habitable structures, as well as nonhabitable structures in excess of 3,600 square feet. When structural placement has not yet been determined, measurement shall be taken from the most remote location on the site capable of supporting a structure and considering required setbacks.
(c)
Addressing. Address numbers for all properties served by a shared driveway shall be posted at the shared driveway entrance where it connects to public right-of-way and at the intersection of individual driveways where they connect to the shared driveway. Address numbers shall be a minimum of five inches high, with a minimum stroke width of one-half inch, and shall not be sight obscured. Location and height of driveway address signs are subject to fire marshal approval.
(d)
Surface.
(i)
Shared driveways serving two or three lots or dwellings may have a compacted gravel surface, including fire apparatus turnarounds.
(ii)
Shared driveways serving four or more lots or dwellings shall be a paved or concrete surface, or other approved alternative, including fire apparatus turnarounds.
(iii)
The first 50 feet of all shared driveways, regardless of the number of lots served, shall be a paved or concrete surface.
(e)
Construction Standards.
(i)
Paved or concrete surfaces shall be a minimum of three inches of asphalt over a minimum four inches of compacted crushed rock, or a minimum four inches of concrete over a minimum four inches of compacted crushed rock.
(ii)
Gravel surfaces shall be a minimum of six inches of compacted crushed rock. Gravel shall be compacted to a firm, unyielding surface sufficient to support the occasional passage of emergency vehicles, subject to fire marshal approval.
(iii)
Geotextile fabric or equivalent shall be placed between the native subgrade and base rock for all surface types.
(iv)
A typical standard plan cross-section can be found in Appendix B[1].
[1]
Editor's Note: Appendix B Shared Driveway Standard Cross-Section is included as an attachment to this title.
(v)
Alternatives to the construction standards may be allowed, subject to approval from the fire marshal and city engineer.
(f)
Turnarounds. Emergency vehicle turnarounds shall be provided at the terminus of any shared driveway and constructed in accordance with Appendix D of the 2021 International Fire Code, or as amended. Additional turnarounds shall be provided such that no portion of the shared driveway extends more than 300 feet without an approved turnaround. Pursuant to the criteria in LMC § 19.77.055, the fire marshal may allow fire turnouts along the length of the shared driveway in lieu of multiple turnarounds.
(g)
Width. Shared driveways serving two to three dwellings shall have a minimum driving surface of 14 feet. Shared driveways serving four or more dwellings shall have a minimum driving surface of 20 feet.
(h)
Access Easements. Shared driveways serving two or three dwellings shall have a minimum easement width of 20 feet. Shared driveways serving four or more dwellings shall have a minimum easement width of 30 feet. Access easements are privately owned and maintained by the property owners being served and are not the responsibility of the city.
(i)
Driveway Maintenance. A shared driveway maintenance agreement, covenant, or other instrument shall be put into place to ensure ongoing maintenance of the shared driveway in perpetuity. At minimum, the document shall include provisions for periodic and as-needed maintenance of the shared driveway, including surfacing, drainage/stormwater facilities, driveway signage, and vegetation control. Said instrument shall be recorded with the Cowlitz County auditor prior to approval of any plat with lots served by the shared driveway, or prior to occupancy of any dwelling on an existing lot utilizing said shared driveway.
(j)
Driveway Naming. Shared driveways serving five or more dwellings shall be a named access. Shared driveway names are subject to approval by Cowlitz 911 and the Longview fire department and shall not be phonetically similar to other existing road or street names in the area. Private access signage shall be installed at the beginning of the access, and shall meet the text and dimensional standards as shown in Appendix A[2]. Sign location shall be subject to approval from the fire marshal and the city engineer.
[2]
Editor's Note: Appendix A Sign Standards is included as an attachment to this title.
(k)
No Parking Signage. "No Parking" signage shall be installed along all shared driveways serving four or more lots or dwellings and such that each sign is visible from the next. "No Parking" signage shall conform to the dimensional standards shown in Appendix A.
(2)
Minimum Lot Frontage. Minimum lot frontage/width requirements in Table 19.20.030-1, Density and Dimensional Standards by Zone, may be offset with approval for an alternate frontage on a shared driveway approved pursuant to this chapter with approval from the community development director or designee, city engineer and fire marshal.
Standard | 2 – 3 Dwellings/Lots | 4+ Dwelling/Lots |
|---|---|---|
Overhead Clearance | 13.5 feet | 13.5 feet |
Driveway Width (Driving Surface) | 14 feet | 20 feet |
Easement Width | 20 feet | 30 feet |
Turnarounds | End of driveway and maximum 300' between turnaround areas | End of driveway and maximum 300' between turnaround areas |
Access Naming/Signage | Not required | Yes, access name and signage required (See Appendix A[3]) |
Surface Type | See 19.77.050(1)(d) | See 19.77.050(1)(d) |
Maintenance Agreement Required | Yes | Yes |
Fire Lane Signage | No | Yes (See Appendix A) |
[3]
Editor's Note: Appendix A Sign Standards is included as an attachment to this title.
(Ord. 3510 § 1, 2024; Ord. 3570 § 1 (Exh. A), 2025)
The fire marshal is authorized to approve modifications to the development standards identified in LMC § 19.77.050, subject to review and concurrence by the city engineer and building official. A modification to the development standards may be approved if the following criteria are met:
(1)
The proposed modification will not adversely affect the ability of emergency vehicles to access the dwelling nor adversely affect fire department operations; and
(2)
Adequate mitigation is provided to offset any potential impacts to fire or life safety presented by the requested modification. Typical mitigation measures include automatic sprinkler systems designed and installed in compliance with NFPA Standards 13, 13R, or 13D for any habitable structure served by the shared driveway; and
(3)
Adequate provisions are made for utility access, stormwater management, and infrastructure protection; and
(4)
The proposed modification will not compromise vehicular or pedestrian safety.
(Ord. 3570 § 1 (Exh. A), 2025)
City of Longview community and economic development department is hereby charged with enforcement of this chapter in relation to private property. Consultation with the city of Longview public works department will take place as needed in regard to right-of-way.
(Ord. 3510 § 1, 2024; Ord. 3570 § 1 (Exh. A), 2025)
If any section, subsection, clause, phrase or word in this chapter is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such section shall be deemed a separate provision and such holding shall not affect the validity of the remaining portions of this chapter[1].
(Ord. 3510 § 1, 2024; Ord. 3570 § 1 (Exh. A), 2025)
[1]
Editor's Note: Appendix A Sign Standards and Appendix B Shared Driveway Standard Cross-Section are included as attachments to this title.