11.80.080 Development requirements.
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A. Development shall have frontage or approved access to a public street in accordance with Section 11.80.110. If the development does not have frontage along a public street, an access easement will be required. Dedicated and private rights of way providing access to a parcel being developed must meet minimum right of way width as specified in the City’s transportation standard plans and details.
B. For any development requiring land use approval under Title 20, a half-width street improvement must be constructed to the applicable City standards as set forth in the City’s transportation standard plans and details to that portion of a street fronting the parcel(s) being developed, subject to the following exceptions:
1. According to a trip generation analysis, if the development will not result in an increase in daily site trips of more than 10% or 10 new PM peak hour trips (whichever is less), as determined by the Director, the development will be required to make only the frontage improvements that are clearly necessary in order to provide minimally safe access.
2. If a roadway is fully developed to urban standard with curb, gutter, and sidewalk that meet the requirements of City standard plans T02-01A, T02-01C, T02-01D, then the Director may approve a development without requiring additional infrastructure construction except as needed to comply with the specified standards.
C. The City reserves the right to require improvements to non-abutting streets if, in the opinion of the Director, the proposed development will cause an adverse impact or create dangerous or hazardous conditions on or to another street.
D. A development permit will not be granted where such development will create dangerous or hazardous conditions, as determined by the Director.
E. Half – Width Streets. Half-width streets may be allowed when a development is limited to one side of the street, as long as there is no physical obstruction or development constraint that would prevent future construction of continuing half-street improvements on the adjacent property.
Half-width streets may be permitted as a temporary improvement to a minimum width of 16 feet, or one-half of the standard, whichever is greater. When serving more than five lots, the half-width improvement must be a minimum of 25 feet wide. Also, additional right of way or easement may be required between the edge of the street and the property line for construction clearance, slopes, or other features. In a commercial, office park, or industrial development, half-width streets will be allowed only after a traffic study verifies the adequacy of the street for clearance and turning movements. Parking is prohibited along all half-width streets. Necessary signs and pavement markings to prohibit parking are the responsibility of the developer.
F. Developments – Arterials. Dedication of arterial right of way will be required within developments in accordance with the transportation element of the City Comprehensive Plan. In the case of a development containing an arterial or fronting on an arterial street, the developer is required to construct improvements only up to half the width, or half-width frontage, as set forth in Table 11.80.040.C-1, together with curbs and sidewalks, unless a wider section is necessary because of the development’s traffic impact.
G. Arterials – Residential Street Intersections. In order to limit the number of residential streets intersecting with arterials while providing adequate neighborhood circulation, residential streets intersecting with arterials will be classified and constructed to standards applicable to the higher local access street standards unless the Director finds that a lesser classification adequately provides for the circulation needs of the surrounding area. When a local access or cul-de-sac street is approved, such street must have a minimum width of 36 feet at the intersection with the arterial and must be tapered as shown on the City’s standard plans.
H. Standards. The design of all public and private streets, curb and gutter, sidewalks, streetlights and all other appurtenances will be pursuant to the requirements of Title 11.80 and the City’s standard plans.
I. Plan Submittal Requirements. All streets must be properly related to special traffic needs, such as industries, business districts, and the pattern of existing and/or proposed commercial, residential and multi-family land uses.
1. Submittals. The engineer will submit to the Director improvement plans and specifications for street improvement and utility construction for the proposed development. The submittal will include: (1) a vicinity map; (2) a plan and profile; (3) special provisions; (4) reference to the standard specifications; and (5) the typical sections. Upon final approval, the developer must submit seven full-sized copies of the approved plans to the City’s Community and Economic Development Department.
2. Plot Plan or Site Plan. This plan will be required for any development or lot improvement. The plan must show all property lines, right of way lines, easements, and existing streets and facilities, including but not limited to curbs, edge of pavements, sidewalks, trees, utilities, streetlights, fire hydrants, driveways, and existing structures. In addition, the plan must show the size and location of access to public streets and parking areas and all information contained in the development’s circulation plan required under Section 11.80.070.
3. Improvement Plans. The improvement plan must include the street alignment at a scale of not less than 1 inch to 50 feet (preferably 1 inch to 20 feet), showing bearings on centerline, curve data on all horizontal curves, right of way lines, relevant topography, existing and proposed utility location, street names in and adjoining the development, typical street section, existing and proposed stormwater facilities, and such further data as the Director may require.
4. The Profile. The profile must show the original ground lines at either centerline, edge of pavement, or top of curb, using the same stationing as in the plan, control elevations, grade line showing the grades, vertical curves, the vertical datum, and such further information as the Director may require. For new streets, the profile must show the original ground lines at centerline. The vertical datum used will be the NGVD of 1929. The profile lines for streets extending to the perimeter of any development will be extended a minimum of 200 feet beyond the perimeter to include any change in contours which would affect the profile of the extension of the proposed street.
5. Superelevation. The use of superelevation in the design of public streets may be required and must comply with the current AASHTO “A Policy on Geometric Design of Highways and Streets.”
6. Cover Sheet. The cover sheet of all plans must include the project name, vicinity map, table of contents, owner’s name, engineer’s name, general notes, engineer’s stamp, approval block, and a statement identifying which standard specifications will apply to the project. Any special technical provisions must also be shown or referenced on the plans.
7. Format. Plan and profile may be shown on the same sheet with the profile on the bottom half. Sheets must measure 22 to 24 inches by 34 to 36 inches with a borderline of 2 1/2 inches on the left side and 1/2 inch on the remaining sides. When more than two plan sheets are used, an overall development layout must be submitted showing the relationship of streets and utilities.
J. City Street Design Specifications.
1. Typical Street Section. The typical street or roadway section must be as shown in the City standard plans. The street section used must be detailed on the construction plans submitted for each new street or improvement to an existing street. Any deviation from City standard plans will require a modification pursuant to Section 11.80.160.
2. Required Details. The typical section must show the width of right of way, width of street, type and compacted depth of surfacing and paving, materials, and such other dimensions as may be necessary or required. The location and width of sidewalks, walkways, driveways, cross streets, street centerline, bus shelter and right of way, curbs, and curb and gutter must also be shown where applicable.
3. Surfacing – Depth Determination. The depth of surfacing and paving materials must be based on AASHTO soil classifications and projected ADT or equivalent daily axle loads and growth rates, as approved by the Director. The AASHTO soil classification will be determined from the soil survey of Clark County, Washington, adopted by the City, prepared by the USDA Natural Resources Conservation Service. If the actual soil classification is different than shown on the soil map, the Director may require the performance of a soil test and the preparation of a pavement design by a licensed engineer.
a. The street surfacing design of the typical sections shown in the standard plans will be accepted for all soils classified in AASHTO soil groups A-1 through A-4.
b. The street surfacing design in areas with soils classified as A-1 through A-4 may be modified if the engineer provides a soil test report to the Director, indicating that a modified section is satisfactory, and the Director approves the modified section. Any modification approved by the Director under this subsection will be based on the City’s standard plans and specifications, taking into consideration anticipated traffic loading characteristics, soils types, surfacing materials, and other relevant factors.
c. Arterial streets constructed in areas with soils classified in soil groups A-5 through A-7 shall have a typical section designed by a licensed engineer, based on actual soil tests performed to determine the engineering characteristics of the soil. Other streets may use the sections shown on the standard drawings.
4. Alternate Surface Materials. Alternate surface materials may be used only with the written approval of the Director. The engineer shall supply the Director with a pavement design, specifications for materials and application rates as part of the approval.
5. Trench Backfill. All trench backfill within the street prism must be as shown in the standard plans and must be imported gravel backfill unless native soils of A-1 through A-4 classification are available and specifically authorized by the Director. Trench backfill must be compacted to a minimum of 95% of maximum density per AASHTO T-180 for soil types A-1 through A-4, and AASHTO T-99 for soil types A-5 through A-7. All trenches must be in accordance with the most recent WSDOT and OSHA safety standards and regulations.
6. Landscaping. Landscaping which requires minimal water needs should be installed in all medians within a public street. The area between the back of sidewalk and the right of way line, or between the back of curb and sidewalk, must be landscaped. All landscaping in medians must be shown on the plans and approved by the Director. This requirement applies to all arterial and non-arterial streets with medians. Landscaping may not compromise sight distance or create other safety problems. The placement of impervious surfaces within the medians may be allowed based on the approval of the Director.
7. General Guidelines for Low Water Landscaping of Street Medians and Planting Areas.
a. Turf grass may not be used in medians.
b. Plants should have low water requirements. Contact the City’s Water Resources Education Center or the Urban Forestry Department for a recommended list of climate-friendly plants.
c. All plants need adequate water to become established. Plants with similar watering needs should be grouped together, with the irrigation system matching watering needs.
d. Organic material such as compost should be tilled to a depth of 6 inches into the soil prior to planting. A minimum of 3 cubic yards of organic material per 1,000 square feet of planting area is required.
e. Organic material such as compost should be used as mulch, covering the soil to a minimum depth of 3inches.
f. Irrigation system requirements. The control panel should be programmable. There must be one rain gauge for each control panel, to override the control panel when it is raining. (The “cork float” variety is prohibited.) Each planting area should be on its own irrigation valve. Drip irrigation, or other low-water use technologies, should be used.
g. The landscape and/or irrigation contractor should be licensed and bonded.
h. While the following requirement is not practical now, as very few contractors in Clark County have been certified, the use of certified irrigation contractors is encouraged.
All landscape and irrigation system installation should be performed by either a landscape technician certified for irrigation by the proper Washington or Oregon landscape association, or by a water auditor certified by an irrigation association. A minimum of one hose bib must be provided every 100 feet for landscaping in islands or medians.
8. Stormwater and Drainage. Stormwater management is required per VMC Chapter 14.25.
K. Utilities. The placement of utilities within the public street right of way shall be in conformance with the provisions of Chapter 11.50.
L. Guarantee to Construct. In lieu of the completion of any required public improvements prior to approval of a final plat or short plat or the issuance of building permits, the Director may accept a bond, in an amount and with satisfactory surety and conditions, or other secure method as the Director may require, providing for and securing to the City, the actual construction and installation of such improvements within a period specified by the Director and specified in the bond or other agreement, and to be enforced by the Director by appropriate legal and equitable remedies. If a surety bond is requested, the amount of the bond must equal 100% of the estimated construction cost.
M. Inspection Fees. Fees for inspection services as specified in Chapter 20.180 must be paid at the time of approval of the plans and will be in addition to all other fees which may be required. Inspection of associated utilities will be in addition to all other applicable fees.
1. Public Streets. The street inspection fee for all public streets will be charged at the current adopted rate per linear foot. All street lengths will be measured along the centerline, from the intersecting street curbline to the end of the street or the back of the turnaround, whichever applies.
2. Frontage Improvements – Existing Public Street. The inspection fee for frontage improvements to public streets will be charged at the current adopted rate per linear foot.
3. Half – Width Improvements – Existing Public Streets. The inspection fee for half-width improvements to all existing public streets will be charged at the current adopted rate per linear foot.
4. Private Streets. The inspection fee for private streets will be the same as for the equivalent public street.
N. As-Built Drawings. Following the completion of construction, the developer must submit a reproducible set of as-built plans and electronic files for all improvements. The plans and files must show all construction changes, such as the location of culverts, alignment and grade changes, added and deleted items, location of utilities, water valves, sewer connection, etc. The as-built plans must be prepared and stamped by a licensed engineer and submitted prior to final acceptance of all improvements. The medium and format for the as-built plans and electronic files will be as approved by the Director.
O. Acceptance by the City. Streets will be accepted for provisional maintenance by the City upon receipt of a workmanship and materials bond (or other secure method) in the amount of 10% of the construction cost and the recommendation of the Director. The developer shall repair any failure within the 2-year period beginning from the date of final acceptance.
P. State Highways. If the access street serving a development is a state road or highway, required dedication and/or improvements thereto are governed by the provisions of this chapter dealing with City access roads unless specified otherwise by WSDOT (RCW Chapter 47.24, WAC Chapter 468-52). (Ord. M-4179 §14, 2016; Ord. M-4026 §10, 2012)