The provisions of this chapter shall apply to all subdivisions and short subdivisions approved under this title.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1421, 2001; Ord. 1495 § 1, 2004)
[1]
Prior history: Ords. 324, 1118 and 1179.
The lengths, widths and shapes of blocks shall be designed so as to provide adequate building sites suitable to special needs of the type of use contemplated, needs for convenient access, circulation, control and safety of street traffic, and limitations and opportunities of topography. Notwithstanding the provisions of subsection (3) of this section, blocks within the various districts shall be designed as follows:
(1)
Size. Except in the case of a unique and innovative development design, or to accommodate a large industrial or commercial development, block sizes shall be as follows:
(a)
In residential and commercial districts, blocks shall not exceed 500 feet in length, except blocks adjacent to arterial streets or unless the previous adjacent layout or topographical conditions justify a variation. Along arterial streets, the minimum distance between intersections on arterial streets shall be 1,800 feet.
(b)
In industrial districts, blocks shall not exceed one quarter mile in length, except blocks adjacent to arterial streets or unless the previous adjacent layout or topographical conditions justify a variation. Along arterial streets, the minimum distance between intersections on arterial streets shall be 1,800 feet.
(c)
In any block over 500 feet in length, a pedestrian easement or combination pedestrian way and utility easement with a minimum width of 15 feet shall be provided through the middle of the block. If unusual conditions require blocks longer than one quarter mile, two pedestrian ways may be required. When essential for public convenience, such ways may be required to connect to cul-de-sacs. Long blocks parallel to arterial streets may be approved without pedestrian ways in the interests of traffic safety.
(2)
Cul-de-Sacs. Shall be in compliance with the Washougal Engineering Standards.
(3)
Exceptions. Block size and interconnectivity requirements of subsections (1) and (2) of this section may be modified by the director upon finding that such modification is necessary due to physical constraints, to permit a unique integrated development, to allow for siting of a significant commercial or industrial development, or to further the policies of the comprehensive plan.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1421, 2001; Ord. 1495 § 1, 2004; Ord. 1613 § 1 (Exh. A), 2008; Ord. 1740 § 1 (Exh. A), 2013)
(1)
Easements for electric lines or other public utilities may be required. Easements for utilities shall be a minimum of 10 feet in width and centered on the rear or side lot lines.
(2)
Tie-back easements six feet wide by 20 feet long shall be provided for utility poles along lot lines at change of direction points of easements.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1421, 2001; Ord. 1495 § 1, 2004)
Where a subdivision or short subdivision is traversed by a stormwater conveyance, stormwater facility, or watercourse, an easement or drainage right-of-way of sufficient width to accommodate the conveyance, facility, or watercourse may be required. Streets parallel to the Columbia and Washougal Rivers may be required. Easements and right-of-way dimensions shall be provided in accordance with the Washougal Engineering Standards for Public Works Construction.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1421, 2001; Ord. 1495 § 1, 2004; Ord. 1629 § 1 (Exh. A), 2009; Ord. 1821 § 1 (Att. A), 2016)
(1)
Lot sizes shall conform with requirements of WMC Title 18.
(2)
Where property is zoned and planned for commercial or industrial use, in conformance to the intent of the comprehensive plan, other lot dimensions and areas may be permitted at the discretion of the director.
(3)
All residential lots shall have a minimum of 20 feet of right-of-way frontage on a public or private easement.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1421, 2001; Ord. 1495 § 1, 2004)
Residential lots which have street frontage along two opposite lot lines shall be avoided whenever possible. Where double frontage lots are proposed, minimum lot depth shall be 100 feet.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1421, 2001; Ord. 1495 § 1, 2004)
(1)
In subdividing tracts into large lots, which at some future date are likely to be resubdivided, the location of the lot lines and other details of the layout shall be such that resubdivision may readily take place without violating the requirements of these regulations and without interfering with the orderly development of streets. Restriction of building locations in relationship to future street right-of-way shall be made a matter of record when required by the hearing examiner.
(2)
Any land which is divided under the short subdivision provisions of this title may not be further divided in any manner within a period of five years following the date of preliminary approval; except that when the short subdivision contains fewer than nine parcels, nothing in this section shall prevent the owner who filed the short subdivision from filing an alteration within the five-year period to create up to a total of nine lots within the original short subdivision boundaries. If a redivision that would result in the creation of a tenth lot is proposed, it shall be considered as a subdivision, subject to a Type III process as prescribed by WMC § 18.94.060.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1421, 2001; Ord. 1495 § 1, 2004; Ord. 1629 § 1 (Exh. A), 2009)
The side lines of lots shall run at right angles to the street upon which the lots face, as far as practicable, or on curved streets they shall be radial to the curve.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1421, 2001; Ord. 1495 § 1, 2004)
The lot size, width, shape and orientation shall be consistent with WMC Title 18 and shall be appropriate for the location of the subdivision and for the type of development and use contemplated.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1421, 2001; Ord. 1495 § 1, 2004)
(1)
Streets within and abutting new developments shall be designed and constructed so as to meet the provisions of the city's adopted engineering standards for public works construction.
(2)
Public Streets.
(a)
Where a subdivision or short subdivision abuts a public street having insufficient right-of-way width to conform to current city street standards, dedication of sufficient additional right-of-way to meet city standards shall be required.
(b)
Where a subdivision or short subdivision abuts a public street of insufficient paved width or a public street which does not meet the design standards of the city, the applicant shall be required to construct half-width street improvements including street trees, streetlights, sidewalks, curbs and gutters wherever such subdivision or short subdivision abuts a substandard street.
(c)
The applicant shall be required to construct any public streets within the proposed subdivision or short subdivision in accordance with the design standards of the city.
(3)
Private Streets. Private streets shall be permitted in subdivisions and short subdivisions in accordance with the standards set forth in Chapter 3 of engineering standards for public works construction and in compliance with WMC § 17.44.170.
(4)
All dead-end public and private streets shall end in an approved street end (cul-de-sac or hammerhead) as described in the current city engineering and fire standards, and approved by the city engineer.
(5)
The construction, maintenance and snow removal of private streets are the responsibility of the developer or land owners served by the private street. The city is in no way obligated to maintain private streets. A note to that effect shall be placed on the face of the plat.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1421, 2001; Ord. 1495 § 1, 2004)
Where a subdivision or short subdivision adjoins vacant or developable land and to comply with WMC § 17.20.020, the community development director or hearing examiner may require streets to be stubbed to property line abutting the adjacent developable land. Reserve strips and street plugs may be required to preserve the objectives of street extensions. The applicant is required to provide a conceptual future street plan demonstrating street stubs are adequate to meet the city's intersection spacing/block size/cross circulation standards and showing how the proposed street stubs can be extended onto adjacent properties consistent with existing development, topography, streets, etc. Subsequent development is required to comply with the approved future street plan or obtain a modification of the plan.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1421, 2001; Ord. 1495 § 1, 2004; Ord. 1613 § 1 (Exh. A), 2008)
Half streets are required for the reasonable development of the property, to assure compliance with WMC § 17.20.020, and when the director or hearing examiner finds it will be practical to require the dedication of the other half when the adjoining property is subdivided. Whenever a half street is adjacent to a vacant developable parcel, the other half of the street shall be platted within such parcel. Reserve strips and street plugs may be required to preserve the objectives of half streets.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1421, 2001; Ord. 1495 § 1, 2004)
Where a subdivision or short subdivision abuts or contains an existing or proposed arterial street, the director or hearing examiner may require access streets, reverse frontage lots with suitable depth, screen planting contained in a nonaccess reservation along the rear property line, or such other treatment necessary for adequate protection of residential properties and to afford separation of through and local traffic.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1421, 2001; Ord. 1495 § 1, 2004)
If there is a conflict between approval documents, the document highest in precedence shall control. The precedence shall be:
First: | Permits from other agencies or jurisdictions, as may be required by law. |
Second: | Hearing examiner conditions of approval, facilities review, and site development permit. |
Third: | City of Washougal ordinances. |
Fourth: | City of Washougal Engineering Design Manual and Standard Drawings. |
Fifth: | Plans and details prepared by the design engineer. |
Sixth: | Current Edition APWA/WDOT Standard Specifications. |
(Ord. 1495 § 1, 2004)