11.80.090 Frontage improvements.
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The thresholds for requiring frontage improvements are as specified in Section 11.80.080.B.
A. Scope of Required Frontage Improvements. Where frontage improvements are required, the City may perform pavement deflection testing to determine the adequacy of the existing pavement. Where the remaining life of the pavement is less than 5 years, the street will be reconstructed to current standards to centerline. If its remaining life is greater than 5 years, the street will be cut back to a location where the structure is sound and the widening will be constructed. However, in no case may the reconstruction be less than 4 feet in width from the existing edge of pavement to the new edge of pavement or face of curb. The City may require additional reconstruction to the centerline, if the Director determines the geometric or other existing features are inadequate.
B. Construction of Frontage Improvements. Construction of frontage improvements may not begin until the plans have been approved, except that rough grading operations may proceed before the plans are approved under the following conditions: (1) the grading plan is approved and is in conformance with the approved preliminary plat, or other development approvals, and includes an erosion control plan, and (2) the grading plan will not conflict with the street profiles or drainage and erosion control plans. In all cases, the developer is responsible for all changes to the plan due to design revisions. The Department of Public Works construction inspection office must be notified not less than 48 hours prior to the start of any phase of construction. Fees for inspection services must be paid at the time of approval of the plans. All work must conform to the standard specifications.
1. Subgrade. The subgrade shall be inspected, compacted, and approved prior to application of the crushed surfacing material.
2. Crushed Surfacing Materials. The base course shall be placed, compacted, and approved prior to application of top course, and the top course shall be placed, compacted, and approved prior to placement of pavement.
3. Paving. The Department of Public Works construction inspection office shall be notified not less than 48 hours in advance of the application of any type of paving. The Director may stop or delay paving operations when the weather or other conditions indicate that suitable results cannot be obtained.
C. Construction Revisions. Changes to the plans after approval may be made only upon the written approval of the Director. The developer will be responsible for informing the contractor of all approved changes, and may be required to submit revised plans indicating the proposed changes.
D. Curb Ramps. The installation of curb ramps pursuant to the current City standard plans is required at all street and driveway intersections adjacent to the development. Existing curb ramps shall be evaluated and upgraded in accordance with the City’s standard plans. The Director may require the installation and/or upgrade of curb ramps in areas not adjacent to the development based on the information contained in the circulation plan required under Section 11.80.070.
E. Crosswalks. The installation of crosswalks pursuant to the City’s current standard plans is required at all street intersections adjacent to the development. Existing crosswalks must be evaluated and upgraded in accordance with the City’s standard plans. The Director may require the installation and/or upgrade of crosswalks in areas not adjacent to the development based on the information contained in the circulation plan required under Section 11.80.070.
F. Street Trees. The installation of street trees, pursuant to Section 20.925.060, is required along all streets adjacent to the development.
G. Stormwater Facilities. Abutting stormwater facilities shall be designed to meet the requirements of Chapter 14.25 and sufficient to prevent water damage or impairment from normal rain flow or surface water. Erosion control pursuant to Chapter 14.24 shall be provided during construction to maintain the streets such that mud and debris are kept to a minimum.
1. Grades and Stormwater Facilities. Stormwater structures, details, and street centerline profile grades must be shown on the construction plans and be approved by the Director. The engineer must follow the requirements and recommendations of Sections 14.24 and 14.25. Centerline profile street grades may not be less than 1% unless an integral curb and gutter section is used, in which case the minimum grade may not be less than 0.3%. If any grading or filling of lots or other areas outside the streets is to be done which exceeds the amounts specified in Chapter 70, Uniform Building Code, an overall grading plan must be submitted and approved by the Director as part of the plans.
2. Curb Returns. The desired minimum fall around curb returns when turning water must be 1.27% around the flow line circumference of the curb return, or as shown in Table 11.80.090.G-1. Absolute minimum is 0.5%.
Curb Return Radii/Fall | |
|---|---|
Radius (ft) | Minimum Fall (ft) |
15 | 0.3 |
20 | 0.4 |
25 | 0.5 |
30 | 0.6 |
35 | 0.7 |
The maximum fall around a curb return equals the steepest grade coming into or out of a return, multiplied by the length of the return, plus 0.2 of a foot.
H. Street Lighting. Streetlights must be designed and installed in accordance with the adopted City standard streetlight plans. If standard fixtures are not used, plans prepared by a licensed electrical engineer are required and must provide the minimum lighting levels shown on the standard plans.
I. Deferral of Frontage Improvements. Required improvements to abutting streets must either be completed prior to the recording of the final plat/short plat or the issuance of occupancy approval, or construction thereof must be guaranteed as provided for in this chapter; provided that if required improvements to the abutting street are included as a portion of a City street project on the City’s comprehensive street program scheduled to be undertaken within 2 years, the developer, in lieu of constructing or guaranteeing the construction of such frontage improvements, may be permitted to contribute a proportionate share toward the cost of the City street project. The payment obligation will be placed in an escrow account until plat approval or the issuance of a building permit. Private street improvements shall not be deferred.
The Director may modify this section on the basis of safety, grade, and/or alignment concerns, conditioning such modification, where appropriate and consistent with the requirements of RCW 82.02.020, upon the property owner’s commitment to participate in a future street improvement district or other method of accomplishing the frontage improvements which are anticipated to be needed to serve the development in the future.
If a development is to be phased, a street construction phasing plan must be submitted and approved along with the formal development phasing plan for the entire development. (Ord. M-4179 §15, 2016; Ord. M-4026 §10, 2012)