HomeMy WebLinkAbout3561Ordinance No. 3561
(Amending or Repealing Ordinances)
CFN=131 - Zoning Codes
Passed 6/5/2001
Amending Ch. 12.04 "Altering Residential Street Standards and Other Related
Amendments
Amends Ords. 1840;2656;2849;2863;3511;3551;3664
Amended by Ord. 3690 (Secs. 12.04.235(C)(3);12.04.545(C)(3);
12.04.745(C)(3)
Amended by Ord. 3830;3906
Amended by Ord. 3944 (Sec 12.04.025)
Amended by Ord. 4035 (Sec. 12.04.210)
ORDINANCE NO. 35
AN ORDINANCE of the City Council of the City of
Kent, Washington, approving #SCA -2001-1 amending
Chapter 12.04 of the Kent City Code altering residential street
standards, and other related amendments.
WHEREAS, in 1992, the City held a Community Forum on Growth
Management and Visioning at which a preference was expressed for a more compact grid
street system; and
WHEREAS, in 1999, the City Council identified neighborhood design
strategy as a top priority and included the goal of revising Chapter 12.04 of the Kent City
Code (°KCC) to facilitate better connectivity within and between neighborhoods; and
WHEREAS, by February, 2000, a Task Force was convened on this subject
and the recommendations of the Task Force were presented at the City Council Workshop
on January 16, 2001; and
WHEREAS, a public hearing was held before the Land Use and Planning
Board on March 26, 2001, to discuss staff recommended amendments to Chapter 12.04
KCC, and after hearing public comment, the Land Use and Planning Board recommended
approval of # SCA -2001-1 Subdivision Code Amendment Phase HIResidential Street
1 Subdivision Code Revision - Phase H
Standards with the following modifications: 1) the inclusion of the Option 4
"connectivity" definition in 12.04.025 KCC, and 2) altering the proposed 12.04.205(A)(2)
KCC as follows: "installation of curbs, gutters, sidewalks, traffic calming features and
devices, monuments, sanitary and storm sewers, street lights, water mains and street names
signs, street trees and planting strip landscaping, together with all appurtenances thereto";
and NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF KENT, WASHINGTON, DOES
HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Chapter 12.04 entitled "Subdivisions" is hereby amended
as follows:
Sec. 12.04.015. Purpose. The purpose of this chapter is to provide rules,
regulations, requirements and standards for subdividing land in the city and for
administrative procedures for adjustments of lot lines in the city ensuring:
4. That proper provisions for all public facilities, including connectivity,
circulation, utilities, and services, shall be made;
Sec. 12.04.025. Definitions. The following words, terms and phrases, when used
in this chapter, shall have the meanings ascribed to them in this section, except where the
context clearly indicates a different meaning:
Circulation shall mean any of a number of quantitative measures that characterizes
the frequency of transportation mode trips the duration of a mode trip and path choices
made between two or more activity spaces. Traffic counts usually ndicate a measure of
circulation.
2 Subdivision Code Revision - Phase H
Connectivity shall mean subdivisions which are connected by through -streets,
facilities. Such connections shall have a character that is pedestrian -friendly and that
provide a sense of location. A list of goals and criteria below indicate provisions to be
considered by the Public Works Department and Planning Services Office in evaluating
connectivity:
GOALS AND CORRESPONDING CRITERIA:
A. INCREASE THROUGH -CONNECTIONS TO ADJACENT
SUBDIVISIONS AND ACTIVITY CENTERS
1. Subdivision streets should connect through, except where
impractical
2. Cul-de-sac streets of subject subdivision should provide
pedestrian / bicycle pathway(s) from bulb -ends to neighboring
subdivision(s) streets or other adjacent activity centers.
3. Subject subdivision should provide continuous five (5) foot
wide sidewalks (on both sides of streets frontingdeveloped
lots) and connect to other streets.
4. Subject subdivision intersections are four-way intersections.
B. INCREASE CONNECTIONS TO OTHER TRAVEL MODES
1. Subdivision lots should be located no further than one-quarter
mile from the nearest bicycle path or trail.
2. Subdivision lots should be located no further than one-quarter
mile from the nearest transit stop.
3. Subdivision lots should be located no further than four (4)
miles from the nearest park & ride lot.
C. PROVIDE STREETSCAPING IMPROVEMENTS
1. Vehicular traffic calming.
2. Provision of planting strips.
3. Neighborhood identity elements.
Subdivision Code Revision - Phase II
Sec. 12.04.035. City functions.
A. Planning Services OjficeilepartnK-W. The Pplanning Services Office department
is responsible for the administration and coordination of this chapter unless another
department or division is authorized to administer and enforce a specific section.
Sec. 12.04.120. Preliminary short subdivision application
B. The short subdivision plat shall be a neat and approximate drawing on reproducible
material at a decimal scale. The plat map shall measure between eight and one-half (8-1/2)
inches by eleven (11) inches and eighteen (18) inches by twenty-two (22) inches and shall
include:
1. The short subdivision name, the name and address of the owner, and the
name and address of the licensed land surveyor and if applicable, the subdivision engineer;
2. The date of preparation, the true north point, a graphic scale and legal
description of the property to be subdivided and drawn to an appropriate decimal scale;
3. The location of existing and proposed platted property lines, and existing
section lines, streets, buildings, watercourses, railroads, bridges, and any recorded public
or private utility or roadway easements, both on the land to be subdivided and on the
adjoining lands that abut the proposed subdivision, for a distance of one hundred (100) feet
from the edge of the subject property;
4. The names, locations, widths and other dimensions of proposed streets,
alleys, easements, traffic calming features and devices, parks and other open spaces,
reservations and utilities;
5. The acreage of land to be subdivided; the number of lots; the area of each
lot; and the approximate square footage and approximate percent of total acreage in open
space;
6. The approximate dimensions of each lot;
7. How the proposed subdivision will be served by utilities and the location
of sewer and water lines;
4 Subdivision Code Revision - Phase II
8. All existing structures and distances from any existing and proposed lot
lines within or abutting the short subdivision within a distance of fifty (50) feet;
9. Monumentation of all exterior corners and streets and be surveyed by a land
surveyor licensed in the state;
10. Provisions for considering sidewalks, placement or construction of traffic
calming features and devices, and other planning features that assure safe walking
conditions for students who walk to and from school, users of public transit and other
pedestrians;
11. All of the information requested on the application form by the planning
director.
Sec. 12.04.125. Principles of acceptability.
No short subdivision shall be approved unless the following principles of
acceptability are met; the short subdivision shall:
6. hem Make adequate provision for the connectivity of streets,
pedestrian accessways and other public ways.
Sec. 12.04.180. Approval criteria.
A. A proposed short subdivision and dedication shall not be approved unless the city
finds that:
1. Appropriate provisions have been made for:
a. The public health, safety and general welfare of the community;
b. Protection of environmentally sensitive lands and habitat;
C. Potable water supplies;
d. Sanitary wastes;
C. Other public utilities and services, as deemed necessary;
f. Drainageways;
5 Subdivision Code Revision -Phase H
g. Connectivity of streets, roads, alleyways and other private and
public ways for vehicular transportation, where feasible;
h. Connectivity of sidewalks, pedestrian pathways, traffic calming
features and devices, and other planning features that assure safe walking conditions within
and between subdivisions and neighborhoods for residents and students who walk to and
from school, parks, transit stops and other neighborhood services, whefe feasible.
See. 12.04.205. Installation of improvements or bonding in lieu of
improvements.
A. The following tangible improvements may be required before a type I short
subdivision is recorded:
1. Grading and paving of streets and alleys;
2. Installation of curbs, gutters, sidewalks, traffic calming features and devices,
monuments, sanitary and storm sewers, street lights, water mains and street name signs,
street trees and planting strip landscaping together with all appurtenances thereto.
All improvements are to be made pursuant to specifications and standards
of this code, approved by the depar6tment of pPublic wWorks Department and in
accordance with standards of the city.
See. 12.04.210. Filing the final short plat.
A. The short subdivision final plat submitted for filing shall be two (2) reproducible
maps drawn to a scale of not less than one (1) inch representing one hundred (100) feet on
sheets eighteen (18) by twenty-two (22) inches unless otherwise approved by the
depart -meat e Public Works engineer -iii g dDepartment, in consultation with the Planning
Services Office. and on sheets ,.:,.w een ( 9) w..twenty twe (77) mete The original
drawing shall be in black ink on mylar or photographic mylar, and shall:
1. Include the date, title, name and location of the subdivision, graphic scale
and true north point;
6 Subdivision Code Revision -Phase H
2. Show the location of all existing fences and structures in relation to lot lines
or abutting the short plat;
Show the location of utilities, streets and easements within or abutting short
4. Display the lines of all streets and roads, alley lines, lot lines, lot and blocks
numbered in numerical order, reservations, easements, and any areas to be dedicated to
public use, with notes stating their purpose and any limitations;
Contain data sufficient to determine readily and reproduce on the ground
the location, bearing, and length of every street, easement line, lot line, boundary line and
block line on site;
Include dimensions to the nearest one-hundredth of a foot and angles and
bearings in degrees, minutes and seconds;
Include Lambert coordinates to the nearest five (5) seconds, or as required
by more stringent state regulations, if provided by the department of public works for
control monuments on the final plat as determined by the city engineering
department's land surveyor;
8. If applicable, display all interior permanent control monuments located as
determined by the city engineer's office. All interior monuments shall be installed prior
to the release of any bond;
9. Be mathematically correct;
10. Be accompanied by an approved printed computer plot closure on all lots,
streets, alleys and boundaries;
11. Contain a metes and bounds legal description on the face of the final plat
mylar which reflects all ties to subdivision lines, donation claim lines and/or recorded plat
lines. The plat shall be accompanied by a current plat certificate with the identical metes
and bounds legal description of the land to be subdivided on both the title report and final
mylar;
12. Be accompanied by a complete survey of the section in which the plat or
replat is located, or as much thereof as may be necessary to properly orient the plat within
Subdivision Code Revision - Phase H
such section or sections. The plat and section survey shall be submitted with complete
field and computation notes showing the original or reestablished corners with descriptions
of the same and the actual traverse showing error of closure and method of balancing. A
sketch showing all distances, angles and calculations required to determine corners and
distances of the plat shall accompany this data. The allowable error of closure shall not
exceed one (1) foot in ten thousand (10,000) feet or as required by more stringent state
13. List all conditions of approval for the short subdivision on the face of the
14. Conform to the approved preliminary plat;
15. Be signed by the owner of the property on the face of each final plat mylar;
16. Include a notarized certificate of the owner, contract purchaser, grantor of
a deed of trust, or other holder of beneficial title to the property being subdivided
indicating that the short subdivision is made with free consent and in accordance with their
desires, and if the short subdivision is subject to deeding of property, the notarized
certificate shall be signed by all parties having any ownership interest in the lands
subdivided. For purposes of this section, "ownership interest" shall include legal and
equitable property interests, including, but not limited to, present, future, contingent or
whole fee interests, together with a beneficiary's interest pursuant to a trust and contract
interest pursuant to a specifically enforceable contract for the purchase of the real property.
Sec. 12.04.235. Standards for subdivision of land and any dedications.
C. The alignment of all streets shall be reviewed and approved by the eity Public
Works engineering dDepartment. The following standards shall apply unless otherwise
approved by the Public Works engineefi dDepartment, in consultation with the Planning
Services Office and the Fire Prevention Division:
1. Where street intersections must be offset, such offsets shall not measure
less than two hundred (200) feet from the centerline to centerline.
8 Subdivision Code Revision - Phase H
2. Residential cul-de-sacs shall not exceed a length of si* hunfive
feet.
3. No street grades shall exceed fifteen (15) percent. A grading permit shall
be required as per Appendix 70 of the Uniform Building Code as adopted in KCC
14.01.010 prior to any grading.
4. A tangent of at least two hundred (200) feet in length shall be provided
i reverse curves for community or major arterials, one hundred fifty (150) feet for
neighborhood collector streets, and one hundred (100) feet for residential access streets.
5. Where a deflection angle of more than ten (10) degrees in the alignment of
a street occurs, a curve of reasonably long radius shall be introduced. On streets sixty (60)
feet or more in width, the centerline radius of curvature shall be not less than three hundred
(300) feet and on other streets it shall be not less than one hundred (100) feet.
6. All changes in grade shall be connected by vertical curves of a minimum
length of two hundred (200) feet unless specified otherwise by the eify Public Works
engineering dDepartment.
7. All streets shall be platted at full width. All street improvements shall be
of full -width improvement. Full -width improvement shall consist of the following:
a. All streets, roads, and alleys shall be graded to their full width and
the pavement and sidewalks shall be constructed to standard cross-sections.
b. All street and alley surfaces shall be of asphalt concrete according
to city specifications.
C. All streets may have permanent concrete curbs and gutters
according to city specifications.
d. All streets shall have storm drains consisting of the proper size pipe
and catch basins or open ditch which is to be determined at the time of the public hearing
9 Subdivision Code Revision - Phase 11
for the preliminary plat. Whenever open ditch is allowed, no closed drains maybe installed
except across an authorized driveway.
e. All primary/major arterials, secondary arterials and collector streets
shall have sidewalks, with a minimum of five (5) feet width on at least one (1) side.
f. All streets shall have street lighting located and installed in
accordance with the determinations and standards of the Public Works eagit2eertrzg
dDepartment as follows:
Maximum
Street ype Lizhtinz Hei,¢ht
Residential Street 18 feet
Cul-de-sac 18 feet
Street light heights and spacing shall consider the canopy and root system
dimensions of adjacent full-grown trees.
g. Streets which may be extended in the event of future adjacent
platting may be required to be dedicated to the boundary line. Extensions of greater depth
than an average lot shall be improved with temporary turnarounds. Dedication of a full -
width boundary street may be required in certain instances to facilitate future development.
h. Any Planting strips are required in residential subdivisions and shall
(1) be not less than five (5) feet in width;
(2) be located between curbs and sidewalks, except on cul-de-
sac streets;
(3) contain street trees appropriate to the City Construction
Standards as applied by the Public Works Department, in
consultation with the Planning Services Office and Fire
Prevention Division;
10 Subdivision Code Revision -Phase II
(4) be the maintenance responsibility of the abutting property
owners, or homeowner association. Maintenance includes
watering, removal of fallen leaves, fallen branches, and fruit
debris. Maintenance does not include such things as
fertilizing, trimming, root control, removal of dead or dying
trees, or insect and disease control.
Street widths vary according to function and traffic generated. The
following minimum widths for the types of streets, as defined in the comprehensive plan,
must be adhered to if full pavement is required:
Right
: -W"p
W44th
n
W4dth
M� of Afteria1
80
60
Seserraaf
30
44
G011eeter
60
36
Leeal Street
60
3-2
Cul de Sao
30
28 32
Street Design Standards
Rico -Way
Pavement
Width
Width
get
ffeet
Principal Arterial
100
80
Minor Arterial
78
58
Residential
56
36
Arterial
Residential Collector
53
36
Residential Street
49
28
Cul -de -Sac
45
28
Where full pavement is not required, the right-of-way widths shall remain the same
for the type of street defined in the comprehensive plan. The improvement may consist
of two (2) eleven (11) foot driving lanes and two (2) eight (8) foot shoulders and two (2)
six (6) foot drainage sections and two (2) five (5) foot potential sidewalk sections.
11 Subdivision Code Revision - Phase H
If a subdivision is located in the area of an officially designed trail,
provisions may be made for reservation of the right-of-way or for easements to the city for
trail purposes.
8 Traffic calming improvements are required and are specified according to
street classification (see KCC 12.04.235(7)(i)) site conditions, or other conditions as
determined by the Public Works Department in consultation with the Planning Services
Office and Fire Prevention Division.
a. Residential streets with entrances connected to arterial or collector
streets shall provide curb bulb -outs at each plat entrance or shall provide curbs constructed
at the return radius standard for Residential Class streets found in the City Construction
Standards Other traffic calming options may be determined more appropriate to site
conditions by the Public Works Department in consultation with the Planning Services
Office and Fire Prevention Division.
b Mid -block chokers are required on blocks greater than five hundred
(500) feet in length unless otherwise determined by the Public Works Department.
C. Other traffic calming designs and improvements maybe determined
appropriate as remedial options by the Public Works Department in consultation with the
Planning Services Office and Fire Prevention Division. These options include, but are not
limited to:
(1) traffic circles;
(2) chokers;
(3) chicanes; and
(4) speed humps.
9 Nonpublic streets Ownership of private streets not open to public
circulation shall remain with a homeowner's association and shall be their responsibility
to maintain Such nonpublic streets may serve not more than nine (9) lots. These streets
shall have asphaltic or concrete surface The minimum paving width for all limited
residential access streets shall be twenty (20) feet. A five (5) -foot -wide sidewalk shall be
12 Subdivision Code Revision - Phase 11
provided on one (1) side of the street, as a minimum. However, a sidewalk is not required
on limited residential access streets serving four (4) or less dwellings.
See. 12.04.250. Lots.
Insofar as practical, side lot lines shall be at right angles to street lines or radial to
curved street lines. Each lot must access a ' street or road public or
np -vate. The size, shape, and orientation of lots shall meet the minimum area and width
requirements of the applicable zoning classification and shall be appropriate for the type
of development and use contemplated. Corner lots may be required to be platted with
additional width to allow for the additional side yard requirements. Lots which are
bordered by two (2) more or less parallel streets shall be permitted access to only one (1)
of those streets. All lot comers at intersections of dedicated public right-of-way shall have
a minimum radii of fifteen (15) feet.
See. 12.04.260. Zero lot line type I short subdivisions.
B. The regulation of KCC 12.04.235 through 12.04.255 shall apply unless specifically
excepted. In addition, the following standards shall apply to zero lot line subdivision:
1. Streets, curbs and sidewalks.
a. Public streets. In certain areas, due to existing or planned
circulation systems, it may be necessary for the city to require public rights-of-way to be
provided within the development. When the provision of such rights-of-way is necessary,
the right-of-way width, paving width, and other standards shall be the same as would
otherwise be required. The perimeter buffering requirement shall be applied along these
rights-of-way.
b. Nonpublic streets. Ownership of private streets not open to public
circulation shall remain with a homeowners' association and shall be their responsibility
to maintain. These streets shall have asphaltic or concrete surface, and concrete or
asphaltic curbing shall be provided along both sides of all streets except where curb cuts
13 Subdivision Code Revision - Phase II
are necessary for driveways. The minimum paving width for all collector streets within
the zero lot line development shall be twenty-four (24) feet. The minimum paving width
for all residential access streets shall be twenty (20) feet. A €eta (4) five 5 foot wide
sidewalk shall be provided on one (1) side of the street, as a minimum. However, a
sidewalk is not required on limited access streets serving two (2) or less dwellings. In
addition, guest parking shall be provided at a rate of 0.5 guest parking spaces per dwelling
unit beyond the normal parking provided at the dwelling.
Sec. 12.04.430. Preliminary short subdivision application.
B. The short subdivision plat shall be a neat and approximate drawing on reproducible
material at a decimal scale. The plat map shall measure between eight and one-half (8-1/2)
inches by eleven (11) inches and eighteen (18) inches by twenty-two (22) inches and shall
include:
1. The short subdivision name and number, the name and address of the
owner, and the name and address of the licensed land surveyor and if applicable, the
subdivision engineer;
2. The date of preparation, the true north point, a graphic scale and legal
description of the property to be subdivided and drawn to an appropriate decimal scale;
3. The location of existing and proposed platted property lines, and existing
section lines, streets, buildings, watercourses, railroads, bridges, and any recorded public
or private utility or roadway easements, both on the land to be subdivided and on the
adjoining lands that abut the proposed subdivision, for a distance of one hundred (100) feet
from the edge of the subject property;
4. The names, locations, widths and other dimensions of proposed streets,
alleys, easements, traffic calming features and devices, parks and other open spaces,
reservations and utilities;
14 Subdivision Code Revision -Phase II
5. The acreage of land to be subdivided; the number of lots; the area of each
lot; and the approximate square footage and approximate percent of total acreage in open
space;
6. The approximate dimensions of each lot;
7. How the proposed subdivision will be served by utilities and the location
of sewer and water lines;
8. All existing structures and distances from any existing and proposed lot
lines within or abutting the short subdivision within a distance of fifty (50) feet;
9. Monumentation of all exterior comers and streets and be surveyed by a land
surveyor licensed in the state;
10. Provisions for eansidering sidewalks placement or construction of traffic
calming features and devices, and other planning features that assure safe walking
conditions for students who walk to and from school, users of public transit and other
pedestrians;
11. All of the information requested on the application form by the planning
director.
Sec. 12.04.435. Principles of acceptability. No short subdivision shall be
approved unless the following principles of acceptability are met. The short subdivision
shall:
6. Where Make adequate provision for the connectivity of streets,
alleys, pedestrian accessways and other public ways.
Sec. 12.04.490. Approval criteria.
A. A proposed short subdivision and dedication shall not be approved unless the city
finds that:
1. Appropriate provisions have been made for:
a. The public health, safety and general welfare of the community;
15 Subdivision Code Revision -Phase H
b. Protection of environmentally sensitive lands and habitat;
C. Potable water supplies;
d. Sanitary wastes;
e. Other public utilities and services, as deemed necessary;
f Drainageways;
g. Stormwater detention;
h. Community parks and recreation;
i. Neighborhood tot lots and play areas;
j. Schools and school grounds;
k. Transit stops;
1. Connectivity of sidewalks, pedestrian pathways, traffic calmine
features and devices, and other planning features that assure safe walking conditions within
and between subdivisions and neighborhoods for residents and students who walk to and
from schools, parks, transit stops and other neighborhood services, where le.
M. Connectivity of streets, roads, alleyways and other private and
public ways for vehicular transportation, where feasible; and
2. The city has considered all other relevant facts; and
3. The public use and interest will be served by the platting of such short
subdivision and dedication; and
4. The city has considered the physical characteristics of a proposed short
subdivision site and may deny a proposed plat because of flood, inundation, or wetland
conditions, slope, or soil stability and/or capabilities. Construction of protective
improvements may be required as a condition of approval, and such improvements shall
be noted on the final plat.
Sec. 12.04.515. Installation of improvements or bonding in lieu of
improvements.
A. The following tangible improvements may be required before a short subdivision
of five (5) or more lots is recorded:
16 Subdivision Code Revision - Phase H
1. Grading and paving of streets and alleys;
2. Installation of curbs, gutters, sidewalks, traffic calming features and
devices, monuments, sanitary and storm sewers, street lights, water mains and street name
signs, street trees and planting strip landscaping, together with all appurtenances thereto.
All improvements are to be made pursuant to specifications and standards
of this code, approved by the department of pPublic wWorks Department and in
accordance with standards of the city.
Sec. 12.04.545. Standards for the subdivision of land and any dedications.
C. The alignment of all streets shall be reviewed and approved by the city Public
Works eng' � Department. The following standards shall apply unless otherwise
approved by the Public Works eHgineering dDeparhment, in consultation with the Planning
Services Office and the Fire Prevention Division:
1. Where street intersections must be offset, such offsets shall not measure
less than two hundred (200) feet from the centerline to centerline.
2. Residential cul-de-sacs shall not exceed a length of six hundred five
hundred (500) feet.
3. No street grades shall exceed fifteen (15) percent. A grading permit shall
be required as per Appendix 70 of the Uniform Building Code as adopted in KCC
14.01.010 prior to any grading.
4. A tangent of at least two hundred (200) feet in length shall be provided
between reverse curves for community or major arterials, one hundred fifty (150) feet for
neighborhood collector streets, and one hundred (100) feet for residential access streets.
5. Where a deflection angle of more than ten (10) degrees in the alignment of
a street occurs, a curve of reasonably long radius shall be introduced. On streets sixty (60)
feet or more in width, the centerline radius of curvature shall be not less than three hundred
(300) feet and on other streets it shall be not less than one hundred (100) feet.
17 Subdivision Code Revision - Phase H
6. All changes in grade shall be connected by vertical curves of a minimum
of two hundred (200) feet unless specified otherwise by the eity Public Works
dDepartment.
7. All streets shall be platted at full width. All street improvements shall be
full -width improvement. Full -width improvement shall consist of the following:
a. All streets, roads, and alleys shall be graded to their full width and
pavement and sidewalks shall be constructed to standard cross-sections.
b. All street and alley surfaces shall be of asphalt concrete according
to city specifications.
C. All streets may have permanent concrete curbs and gutters
according to city specifications.
d. All streets shall have storm drains consisting of the proper size pipe
and catch basins or open ditch which is to be determined at the time of the public hearing
for the preliminary plat. Whenever open ditch is allowed, no closed drains may be installed
except across an authorized driveway.
e. All primary/major arterials, secondary arterials and collector streets
shall have sidewalks, with a minimum of five (5) feet width on at least one (1) side.
f All streets shall have street lighting located and installed in
accordance with the standards of the Public Works errgixeerixg
as follows:
Street Tvpe Maximum
Lighting Height
Residential Street 18 feet
Cul -de -Sac 18 feet
Street light heights and spacing shall consider the canopy and root system
dimensions of adjacent full-grown trees.
18 Subdivision Code Revision -Phase H
g. Streets which may be extended in the event of future adjacent
platting may be required to be dedicated to the boundary line. Extensions of greater depth
than an average lot shall be improved with temporary turnarounds. Dedication of a full -
width boundary street may be required in certain instances to facilitate future development.
h. Arty Planting strips are required in residential subdivisions and shall
(1) be not less than five (5) feet in width;
(2) be located between curbs and sidewalks, except on cul-de-
sac streets:
(3) contain street trees appropriate to the City Construction
Standards as applied by Public Works Department, in
consultation with Planning Services Office and Fire
Prevention Division;
(4) be the maintenance responsibility of the abutting property
owners, or homeowner association. Maintenance includes
watering, removal of fallen leaves, fallen branches, and fruit
debris. Maintenance does not include such things as
fertilizing, trimming, root control, removal of dead or dying
trees, or insect and disease control.
i. Street widths vary according to function and traffic generated. The
following minimum widths for the types of streets, as defined in the comprehensive plan,
must be adhered to if full pavement is required:
Right ef %venfen
MtO1YAY O0 69
Seeendary Arterial 7-A 44
Cellester 60 36
Loeal Stfeet 60 3-
Gul de Sae 3A 29 32
19 Subdivision Code Revision -Phase If
Street Design Standards
Rikht-of-Way
Pavement
Width
Width
geteet
Principal Arterial
100
80
Minor Arterial
78
58
Residential
56
36
Arterial
Residential Collector
53
36
Residential Street
49
28
Cul -de -Sac
45
28
Where full pavement is not required, the right-of-way widths shall remain the same
for the type of street defined in the comprehensive plan. The improvement may consist
of two (2) eleven (11) foot driving lanes and two (2) eight (8) foot shoulders and two (2)
six (6) foot drainage sections and two (2) five (5) foot potential sidewalk sections.
If a subdivision is located in the area of an officially designed trail,
provisions may be made for reservation of the right-of-way or for easements to the city for
trail purposes.
8. Traffic calming design and improvements are required, and are specified
according to street classification (see KCC 12.04.235(7)(i)). site conditions, or other
conditions as determined by the Public Works Department, in consultation with the
Planning Services Office and Fire Prevention Division.
a. Residential streets with entrances connected to arterial or collector
streets shall provide curb bulb -outs at each plat entrance, or shall provide curbs constructed
at the return radius standard for Residential Class streets found in the City Construction
Standards. Other traffic calming options may be determined more appropriate to site
conditions by the Public Works Department. in consultation with the Planning Services
Office and Fire Prevention Division.
b. Mid -block chokers are required on blocks greater than five hundred
(500) feet in length, unless otherwise determined by the Public Works Department.
C. Other traffic calming designs and improvements may be determined
appropriate as remedial options by the Public Works Department, in consultation with the
20 Subdivision Code Revision - Phase H
Planning Services Office and Fire Prevention Division. These options include, but are not
limited to:
traffic circles;
(2) chokers;
(3) chicanes; and
(4) speed humps.
9. Nonpublic streets. Ownership of private streets not open to public
circulation shall remain with a homeowners' association and shall be their responsibility
to maintain. Such nonpublic streets may serve not more than nine (9) lots. These streets
shall have asphaltic or concrete surface. The minimum paving width for all limited
residential access streets shall be twenty (20) feet. A five (5) -foot -wide sidewalk shall be
provided on one (1) side of the street, as a minimum. However, a sidewalk is not required
on limited residential access streets serving four (4) or less dwellings.
See. 12.04.565. Lots.
Insofar as practical, side lot lines shall be at right angles to street lines or radial to
curved street lines. Each lot must access a r oat ....en a publiee street or road public or
nn ivate. The size, shape, and orientation of lots shall meet the minimum area and width
requirements of the applicable zoning classification and shall be appropriate for the type
of development and use contemplated. Corner lots may be required to be platted with
additional width to allow for the additional side yard requirements. Lots which are
bordered by two (2) more or less parallel streets shall be permitted access to only one (1)
of those streets. All lot comers at intersections of dedicated public right-of-way shall have
a minimum radii of fifteen (15) feet.
Sec. 12.04.575. Zero lot line type II short subdivisions.
B. The following standards shall apply to zero lot line subdivision. In addition, the
regulation of KCC 12.04.545 through 12.04.570 shall apply unless specifically excepted:
21 Subdivision Code Revision - Phase H
1. Streets, curbs and sidewalks.
a. Public streets. In certain areas, due to existing or planned
circulation systems, it may be necessary for the city to require public rights-of-way to be
provided within the development. When the provision of such rights-of-way is necessary,
the right-of-way width, paving width, and other standards shall be the same as would
otherwise be required. The perimeter buffering requirement shall be applied along these
rights-of-way.
b. Nonpublic streets. Ownership of private streets not open to public
circulation shall remain with a homeowners' association and shall be their responsibility
to maintain. These streets shall have asphaltic or concrete surface, and concrete or asphalt
curbing shall be provided along both sides of all streets except where curb cuts are
necessary for driveways. The minimum paving width for all collector streets within the
zero lot line development shall be twenty-four (24) feet. The minimum paving width for
all residential access streets shall be twenty (20) feet. A four (4) five 5 foot wide
sidewalk shall be provided on one (1) side of the street, as a minimum. However, a
sidewalk is not required on limited access streets serving two (2) or less dwellings. hi
addition, guest parking shall be provided at a rate of 0.5 guest parking spaces per dwelling
unit beyond the normal parking provided at the dwelling.
2. Installation of utilities. All utilities designed to serve the development shall
be placed underground. Any utilities located in a planting strip shall be placed in such a
manner and depth to permit the planting of trees. Those utilities to be located beneath
paved surfaces shall be installed, including all service connections, as approved by the
public works department. Such installation shall be completed and approved prior to the
application of any surface material. Easements may be required for the maintenance and
operation of utilities as specified by the engineering department.
a. Sanitary sewers. Sanitary sewers shall be provided at no cost to the
city and designed in accordance with city standards.
b. Storm drainage. An adequate drainage system shall be provided for
the proper drainage of all surface water. Cross drains shall be provided to accommodate
22 Subdivision Code Revision -Phase H
all natural water flow and shall be of sufficient length to permit full -width roadway and
required slopes. The size openings to be provided shall be determined by Talbot's
formula, but in no case shall be less than twelve (12) inches. All mobile home parts must
comply with city drainage ordinances.
C. Water system. The water distribution system including the location of fire
hydrants shall be designed and installed in accordance with city standards as defined by
the engineering and fire department ordinances and requirements.
d. Electrical hook-ups. All electrical hookups shall comply with the National
Electrical Code. Permits shall be obtained from the State Electrical Inspection Division.
Sec. 12.04.630. Preliminary plat application.
C. The subdivision preliminary plat shall include:
1. The subdivision name and number, the name and address of the owner, and
the name and address of the licensed land surveyor and the subdivision engineer;
2. The date of preparation, the true north point, a graphic scale and legal
description of the property to be subdivided and drawn to an appropriate decimal scale;
3. The location of existing and proposed platted property lines, and existing
section lines, streets, buildings, watercourses, railroads, bridges, and any recorded public
or private utility or roadway easements, both on the land to be subdivided and on the
adjoining lands that abut the proposed subdivision, for a distance of one hundred (100) feet
from the edge of the subject property;
4. Contours and/or elevations (at a minimum five (5) foot intervals) to the
extent necessary to accurately predict drainage characteristics of the property. Contour
lines shall be extended at least one hundred (100) feet beyond the boundaries of the
proposed plat;
5. The names, locations, widths and other dimensions of proposed streets,
alleys, easements, traffic calming features and devices, parks and other open spaces,
reservations and utilities;
23 Subdivision Code Revision - Phase H
6. How the proposed subdivision will be served by utilities and the location
of water and sewer lines;
7. The acreage of land to be subdivided; the number of lots; the area of all
lots; and the approximate square footage and approximate percent of total acreage in open
space;
8. The approximate dimensions of each lot;
9. A statement of soil type, drainage conditions, present landscaping including
a description of any natural or manmade land cover, wildlife present and any other
environmental factors which may be prescribed by the planning department;
10. All existing structures and distances from any existing and proposed lot
lines within or abutting the subdivision within a distance of 50 feet;
11. Monumentation of all exterior corners and streets and be surveyed by a land
surveyor licensed in the state;
12. Provisions for sidewalks, placement or construction of traffic calming
features and devices, and other planning features that assure safe walking conditions for
students who walk to and from school, users of public transit and other pedestrians;
13. All of the information requested on the application form by the planning
director.
Sec. 12.04.635. Principles of acceptability. No subdivision shall be approved
unless the following principles of acceptability are met; the subdivision shall:
6. Where Make adequate provision for the connectivity of streets,
alleys, pedestrian accessways and other public ways.
Sec. 12.04.685. Approval criteria.
A. A proposed subdivision and dedication shall not be approved unless the eCity finds
that:
1. Appropriate provisions have been made for:
24 Subdivision Code Revision -Phase H
a. The public health, safety and general welfare of the community;
b. Protection of environmentally sensitive lands and habitat;
C. Open spaces;
d. Community parks and recreation;
e. Neighborhood tot lots and play areas;
f Schools and school grounds;
g. Drainageways;
h. Stormwater detention;
i. Connectivity of $sidewalks, pedestrian pathways, traffic calming
features and devices, and other planning features that assure safe walking conditions within
and between subdivisions and neighborhoods for residents and students who walk to and
from schools, parks, transit stops and other neighborhood services;
j. Connectivity of streets or roads, alleys, pedestrian accessways, and
other public ways within and between subdivisions and neighborhoods;
k. Transit stops;
1. Potable water supplies;
in. Sanitary wastes;
n. Other public utilities and services, as deemed necessary; and
2. The city has considered all other relevant facts; and
3. The public use and interest will be served by the platting of such
subdivision and dedication; and
4. The city has considered the physical characteristics of a proposed
subdivision site and may deny a proposed plat because of flood, inundation, or wetland
conditions; slope, or soil stability and/or capabilities. Construction of protective
improvements may be required as a condition of approval, and such improvements shall
be noted on the final plat.
25 Subdivision Code Revision - Phase II
Sec. 12.04.715. Installation of improvements or bonding in lieu of
improvements.
The following tangible improvements may be required before a subdivision final
plat is submitted:
1. Grading and paving of streets and alleys;
2. Installation of curbs, gutters, sidewalks, traffic calming features and
devices, monuments, sanitary and storm sewers, street lights, water mains and street name
signs, street trees and planting striv landscaping, together with all appurtenances thereto.
All improvements are to be made pursuant to specifications and standards
of this code, approved by the department e€ pPublic wWorks Department and in
accordance with standards of the city.
Sec. 12.04.745. Standards for the subdivision of land and any dedications.
C. The alignment of all streets shall be reviewed and approved by the eity Public
Works e na:.ceriiig�dDepartment. The following standards shall apply unless otherwise
approved by the gi:eer4n—,Public Works 4pepartment in consultation with the Planning
Services Office and the Fire Prevention Division:
1. Where street intersections must be offset, such offsets shall not measure
less than two hundred (200) feet from the centerline to centerline.
2. Residential cul-de-sacs shall not exceed a length of sig htmdred (600) five
i 500 feet.
3. No street grades shall exceed fifteen (15) percent. A grading permit shall
The required as per Appendix 70 of the Uniform Building Code as adopted in KCC
14.01.010 prior to any grading.
4. A tangent of at least two hundred (200) feet in length shall be provided
(between reverse curves for community or major arterials, one hundred fifty (150) feet for
neighborhood collector streets, and one hundred (100) feet for residential access streets.
26 Subdivision Code Revision -Phase II
5. Where a deflection angle of more than ten (10) degrees in the alignment of
a street occurs, a curve of reasonably long radius shall be introduced. On streets sixty (60)
feet or more in width, the centerline radius of curvature shall be not less than three hundred
(300) feet and on other streets it shall be not less than one hundred (100) feet.
6. All changes in grade shall be connected by vertical curves of a minimum
length of two hundred (200) feet unless specified otherwise by the cry Public Works
dDepartment.
7. All streets shall be platted at full width. All street improvements shall be
full -width improvement. Full -width improvement shall consist of the following:
a. All streets, roads, and alleys shall be graded to their full width and
pavement and sidewalks shall be constructed to standard cross-sections.
b. All street and alley surfaces shall be of asphalt concrete according
city specifications.
C. All streets may have permanent concrete curbs and gutters
according to city specifications.
d. All streets shall have storm drains consisting of the proper size pipe
and catch basins or open ditch which is to be determined at the time of the public hearing
for the preliminary plat. Whenever open ditch is allowed, no closed drains may be
installed except across an authorized driveway.
e. All primary/major arterials, secondary arterials and collector streets
>hall have sidewalks, with a minimum of five (5) feet width on at least one (1) side.
f. All streets shall have street lighting located and installed in
with the standards of the Public Works eagiaeerirtg
IdDeparhmnt as follows:
Street Type Maximum
Li,¢hting Height
Residential Street 18 feet
Cul -de -Sac 18 feet
27 Subdivision Code Revision - Phase II
Street light hei htg s and spacing shall consider the canopy and root system
dimensions of adjacent full-grown trees.
g. Streets which may be extended in the event of future adjacent
platting may be required to be dedicated to the boundary line. Extensions of greater depth
than an average lot shall be improved with temporary turnarounds. Dedication of a full -
width boundary street may be required in certain instances to facilitate future development.
h. Any Planting strips are required in residential subdivisions and shall
(1) be not less than five (5) feet in width;
(2) be located between curbs and sidewalks, except on cul-de-
sac streets;
(3) contain street trees appropriate to the City Construction
Standards, as applied by Public Works Department, in
consultation with Planning Services Office and Fire
Prevention Division•
(4) be the maintenance responsibility of the abutting property
owners, or homeowner association. Maintenance includes
watering, removal of fallen leaves, fallen branches, and fruit
debris. Maintenance does not include such things as
fertilizing, trimming, root control, removal of dead or dying
trees, or insect and disease control.
i. Street widths vary according to function and traffic generated. The
following minimum widths for the types of streets, as defined in the comprehensive plan,
must be adhered to if full pavement is required:
Rpt of Wit,
fir
ff__eH
Pavemelf�
W4M
f%I
Major Ai4e 80
60
Sem 7-0
44
r'^'�e 60
36
Leeal Stfeet 60
32
Gel de Sae 39
28 32
28 Subdivision Code Revision - Phase II
Street Design Standards
Rico -Way
Pavement
Width
Width
geteet
Principal Arterial
100
80
Minor Arterial
78
58
Residential
56
36
Arterial
Residential Collector
53
36
Residential Street
49
28
Cul-de-Sac
45
28
Where full pavement is not required, the right-of-way widths shall remain the same for
the type of street defined in the comprehensive plan. The improvement may consist of
two (2) eleven (11) foot driving lanes and two (2) eight (8) foot shoulders and two (2) six
(6) foot drainage sections and two (2) five (5) foot potential sidewalk sections.
j. If a subdivision is located in the area of an officially designed trail,
provisions may be made for reservation of the right-of-way or for easements to the city for
trail purposes.
8. Traffic calming improvements are required, and are specified according to
street classification (see KCC 12.04.235(7)(i)). site conditions. or other conditions as
determined by the Public Works Department, in consultation with the Planning Services
Office and Fire Prevention Division.
a. Residential streets with entrances connected to arterial or collector
streets shall provide curb bulb -outs at each plat entrance, or shall provide curbs constructed
at the return radius standard for Residential Class streets found in the City Construction
Standards. Other traffic calming options may be determined more appropriate to site
conditions by the Public Works Department, in consultation with the Planning Services
Office and Fire Prevention Division
b. Mid -block chokers are required on blocks greater than five hundred
(500) feet in length, unless otherwise determined by the Public Works Department.
C. Other traffic calming designs and improvements may be determined
appropriate as remedial options by the Public Works Department, in consultation with the
29 Subdivision Code Revision - Phase II
(1) traffic circles;
(2) chokers;
(3) chicanes; and
(4) speed humps.
9. Nonpublic streets. Ownership of private streets not open to public
circulation shall remain with a homeowners' association and shall be their responsibilit
to maintain. Such nonpublic streets may serve not more than nine (9) lots. These streets
shall have asphaltic or concrete surface. The minimum paving width for all limited
residential access streets shall be twenty (20) feet. A five (5) -foot -wide sidewalk shall be
provided on one (1) side of the street, as a minimum. However, a sidewalk is not required
pn limited residential access streets servingfour our (4) or less dwellings.
Sec. 12.04.775. Zero lot line subdivisions.
B. The regulation of KCC 12.04.745 through 12.04.770 shall apply unless specifically
excepted. In addition, the following standards shall apply to zero lot line subdivision:
1. Streets, curbs and sidewalks.
a. Public streets. In certain areas, due to existing or planned
circulation systems, it may be necessary for the city to require public rights-of-way to be
provided within the development. When the provision of such rights-of-way is necessary,
the right-of-way width, paving width, and other standards shall be the same as would
otherwise be required. The perimeter buffering requirement shall be applied along these
rights-of-way.
b. Nonpublic streets. Ownership of private streets not open to public
circulation shall remain with a homeowners' association and shall be their responsibility
to maintain. These streets shall have asphaltic or concrete surface, and concrete or asphalt
curbing shall be provided along both sides of all streets except where curb cuts are
necessary for driveways. The minimum paving width for all collector streets within the
30 Subdivision Code Revision -Phase H
zero lot line development shall be twenty-four (24) feet. The minimum paving width for
all residential access streets shall be twenty (20) feet. A four (4) five 5 foot wide
sidewalk shall be provided on one (1) side of the street, as a minimum. However, a
sidewalk is not required on limited access streets serving two (2) or less dwellings. In
addition, guest parking shall be provided at a rate of 0.5 guest parking spaces per dwelling
unit beyond the normal parking provided at the dwelling.
2. Installation of utilities. All utilities designed to serve the development shall
be placed underground. Any utilities located in a planting strip shall be placed in such a
manner and depth to permit the planting of trees. Those utilities to be located beneath
paved surfaces shall be installed, including all service connections, as approved by the
public works department. Such installation shall be completed and approved prior to the
application of any surface material. Easements may be required for the maintenance and
operation of utilities as specified by the engineering department.
a. Sanitary sewers. Sanitary sewers shall be provided at no cost to the
city and designed in accordance with city standards.
b. Storm drainage. An adequate drainage system shall be provided for
the proper drainage of all surface water. Cross drains shall be provided to accommodate
all natural water flow and shall be of sufficient length to permit full -width roadway and
required slopes. The size openings to be provided shall be determined by Talbot's formula,
but in no case shall be less than twelve (12) inches. All mobile home parts must comply
with city drainage ordinances.
C. Water system. The water distribution system including the location
of fire hydrants shall be designed and installed in accordance with city standards as defined
by the engineering and fire department ordinances and requirements.
d. Electrical hook-ups. All electrical hookups shall comply with the
National Electrical Code. Permits shall be obtained from the State Electrical Inspection
Division.
31 Subdivision Code Revision -Phase H
SECTION 2. — Severability. If any one or more section, subsections, or
sentences of this Ordinance are held to be unconstitutional or invalid, such decision shall
not affect the validity of the remaining portion of this ordinance and the same shall remain
in full force and effect.
SECTION 3. — Effective Date. This ordinance shall take effect and be in
force thirty (30) days from and after its passage, approval and publication as provided by
law.
ATTEST: D
BRENDA JACOBER, Y CLERK
MIKU61F191-1u
LUBOVICH, CITY
PASSED: -:!S- day of 2001.
APPROVED: S day of 2001.
PUBLISHED: day of 3: 2001.
I hereby certify that this is a true copy of Ordinance No. 3 5 6 / passed
by the City Council of the City of Kent, Washington, and approved by the Mayor of the
City of Kent as hereon indicated.
F\CiA]\Ordinance\SubdivsonCo&Revsmn-Phase Il. doc
BRENDA JACO R, CITY CLERK
32 Subdivision Code Revision - Phase H