§ 17.8.610 STREETS.

   A.   Improvements. No development shall occur unless the development has frontage or approved access to a public street :

      1.   Streets within a development and streets adjacent shall be improved in accordance with this article;

      2.   Any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with this Code;

      3.   New development shall be connected to a collector or arterial by a paved street ;

      4.   Where transportation-related improvements are required as a result of a transportation study pursuant to § 17.1.225D., the developer shall install said improvements to the satisfaction of the City Engineer , or participate in the financing of said improvement where the impacts are beyond the responsibility of one project; and

      5.   The City Engineer may accept a future improvement guarantee in lieu of street or other transportation related improvements if one or more of the following conditions exist:

         a.   A partial improvement is not feasible due to the inability to achieve proper design standards;

         b.   A partial improvement may create a potential safety hazard to motorists or pedestrians;

         c.   Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or capacity;

         d.   The improvement would be in conflict with an adopted capital improvement plan;

         e.   The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets ; or

         f.   Additional planning work is required to define the appropriate design standards for the street and the application is for a project that would contribute only a minor portion of the anticipated future traffic on the street .

      6.   Improvements to streets shall be made according to adopted city standards, unless the approval authority determines that the standards will result in an unacceptable adverse impact on existing development or on the proposed development or on natural features such as wetlands , steep slopes or existing mature trees .

   B.   Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision  plat or major partition ; however, the Council may approve the creation of a street by acceptance of a deed , provided that such street is deemed essential by the Council for the purpose of general traffic circulation:

      1.   The Council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the Council to be present:

         a.   Establishment of a street is initiated by the Council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or v for public use ; or

         b.   The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the Commission to the Council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or major partitions .

      2.   With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval:

         a.   The applicant shall submit such additional information and justification as may be necessary to enable the Commission in its review to determine whether or not a recommendation for approval by the Council shall be made;

         b.   The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title;

         c.   The Commission in submitting the proposal with a recommendation to the Council may attach conditions which are necessary to preserve the standards of this title; and d. All deeds of dedication shall be in a form prescribed by the city and shall name “the public” as grantee.

   C.   Creation of access  easements . The approval authority may approve an access  easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created:

      1.   Access  easements shall be provided and maintained in accordance with the Uniform Fire Code;

      2.   Access shall be in accordance with §§ 17.8.100 et seq.

   D.   Street location, width and grade . Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets , to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets :

      1.   Street grades shall be approved by the City Engineer in accordance with subsection M. below; and

      2.   Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either:

         a.   Provide for the continuation or appropriate projection of existing streets in the surrounding areas; or

         b.   Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety.

      3.   The City Engineer may require slope  easements due to topography, the size and shape of the tract, or other conditions.

   E.   Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street , street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the appropriate decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. These are presented in Table 8-7 .

      1.   The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following:

         a.   The type, design and location of the road as set forth in the Transportation System Plan. Standards for specific streets identified in the Transportation System Plan shall apply;

         b.   Anticipated traffic generation;

         c.   On-street parking needs;

         d.   Sidewalk and bikeway requirements;

         e.   Requirements for placement of utilities;

         f.   Street lighting;

         g.   Drainage and slope impacts;

         h.   Street  tree location;

         i.   Planting and landscape areas;

         j.   Safety and comfort for motorists, bicyclists and pedestrians; and

         k.   Access needs for emergency vehicles.

Table 8-7: Street Standards
Street Classification	Minimum R.O.W. Width	Minimum Roadway Width
Principal Arterial	90-96 feet	52-64 feet
Arterial	66 feet	40 feet
Collector	66 feet	40 feet
Local Industrial	66 feet	40 feet
Local Street	58 feet	32 feet
Local Street	54 feet	28 feet[1]
Local Street	50 feet	24 feet[2]
Local Street	50 feet[3]	15 feet[4]
Neighborhood Route	54 feet	28 feet[7]
Cul-de-sac	58 feet	32 feet
Circular end of cul-de-sac	55 feet (radius)	42 feet (radius)
Cul-de-sac	50 feet	24 feet[5]
Circular end of Cul-de-sac	40 feet (radius)	34 feet (radius)[6]
Alley	15 feet	12 feet
Half-Street	35 feet	24 feet[8]
Footnotes:
[1] These streets shall not exceed 330 feet in length for any one segment. Each end of the segment shall connect to an existing or planned street with a minimum roadway width of 32 feet. Fire hydrants shall be placed at one-third intervals along the street segment. Driveways shall be placed in a manner to provide queuing space to allow for adequate traffic passage including emergency vehicles.
[2] These streets shall not exceed 330 feet in length for any one segment or the length needed to traverse a wetland or natural resource area . Each end of the segment shall connect to an existing or planned street with a minimum roadway width of 32 feet. Fire hydrants shall be placed at one-third intervals along the street segment. On-street parking is permitted on one side only.
[3] Street right-of-way may be reduced if approved by the City Engineer to preserve natural features, crossing a wetland or natural resource area or where construction of a full-width street would result in excessive cut and fill due to existing topography.
[4] One-way traffic only; no on-street parking permitted. One-way streets may be permitted only to preserve natural features or where the construction of a full-width street would result in excessive cut-and-fill due to existing topography, as determined by the City Engineer .
[5] No on-street parking permitted.
[6] Sidewalks permitted adjacent to curb.
[7] On-street parking permitted on one side only.
[8] Half-street improvements apply where a new development requires the installation of a new street or extension of an existing street on the boundary of the development project in order to provide access to that development . The standard identified in the table is based on two 12-foot travel lanes and no parking shall be allowed on either side of the street . The developer may have the option to widen the street to 16-foot lane widths in one or both directions. Where a lane width is 16 feet, on-street parking is allowed for that lane. Such widening does not change sidewalk and parkway requirements.

 

   F.   Future street plan and extension of streets .

      1.   A future street plan shall:

         a.   Be filed by the applicant in conjunction with an application for a subdivision or partition . The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 500 feet surrounding and adjacent to the proposed land division. At the applicant ’s request, the city shall prepare a future streets proposal. A street proposal may be modified when subsequent subdivision proposals are submitted; and

         b.   Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site .

      2.   For new residential and mixed-use development t, possible local street connections to contiguous vacant or primary undeveloped land must be identified in conformance with street projections outlined on the Local Street Connectivity Plan, as shown on the Comprehensive Plan Map.

      3.   Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed; and

         a.   These extended streets or street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed.

         b.   A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer , the cost of which shall be included in the street construction cost.

         c.   Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length.

   G.   Street alignment and connections.

      1.   Staggering of streets making “T” intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created, as measured from the centerline of such street .

      2.   Spacing between local street intersections shall have a minimum separation of 125 feet.

      3.   All local and minor collector streets that abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this Code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection.

      4.   Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services and other neighborhood facilities, such as schools , shopping areas and parks.

      5.   All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development .

   H.   Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75o unless there is special intersection design, and:

      1.   Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance;

      2.   Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and

      3.   Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet.

   I.   Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development .

   J.   Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed.

   K.   Cul-de-sacs . A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this Code preclude street extension and through circulation.

      1.   All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular shall be approved by the City Engineer .

      2.   The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac .

      3.   If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the city .

   L.   Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets . Street names and numbers shall conform to the established pattern in the surrounding area.

   M.   Grades and curves. Grades shall not exceed 10% on arterials, 12% on collector streets , or 12% on any other street (except that local or residential access  streets may have segments with grades of up to 15% for distances of no greater than 250 feet), and:

      1.   Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets ; and

      2.   Streets intersecting with a minor collector or greater functional classification street , or streets intended to be posted with a stop sign or signalization shall provide a landing averaging 5% or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement.

   N.   Curbs, curb cuts, ramps and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter; and:

      1.   Concrete curbs and driveway approaches are required; except

      2.   Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and

      3.   Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards.

   O.   Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial areas.

   P.   Access control. Access control as described for each classification of street within the transportation element (Transportation System Plan (TSP), shall be implemented when a new street or street extension is built.

   Q.   Access to arterials and major collectors. Where a development abuts or is traversed by an existing or proposed arterial or major collector street , the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following:

      1.   A parallel access  street   along the arterial or major collector;

      2.   Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street ;

      3.   Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or

      4.   Other treatment suitable to meet the objectives of this subsection;

      5.   If a lot has access to two streets with different classifications, primary access should be from the lower classification street .

   R.   Alleys , public or private.

      1.   Alleys shall be no less than 15 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street  parking and loading facilities are made.

      2.   While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet.

   S.   Survey monuments. Upon completion of a street improvement and prior to acceptance by the city , it shall be the responsibility of the developer’s registered professional land surveyor to provide certification to the city that all boundary and interior monuments shall be reestablished and protected.

   T.   Private streets .

      1.   Design standards for private streets shall be established by the City Engineer ; and

      2.   The city shall require legal assurances for the continued maintenance of private streets , such as a recorded maintenance agreement.

      3.   Private streets serving more than six dwelling units are permitted only within planned developments , mobile home parks and multi-family residential developments .

   U.   Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the Public Works Director and approved by the Commission.

   V.   Street  signs . The city shall install all street  signs , relative to traffic control and street names, as specified by the City Engineer for any development . The cost of signs shall be the responsibility of the developer.

   W.   Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development .

   X.   Street light standards. Street lights shall be installed in accordance with regulations adopted by the city ’s direction.

   Y.   Street name signs . Street name signs shall be installed at all street intersections. Stop signs and other signs may be required.

   Z.   Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final city acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer . The final lift shall also be placed no later than when 90% of the structures in the new development are completed or three years from the commencement of initial construction of the development , whichever is less.

(Ord. 2009-01, passed 3-9-2009)