In all new subdivisions, streets shall be dedicated to public use.

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

When rights-of-way improvements are required in conjunction with permit approval, all costs and expenses incident to the installation of rights-of-way to be dedicated to the public shall be borne by the applicant.

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

Every lot shall have access to it that is sufficient to afford a reasonable means of ingress and egress for emergency vehicles as well as for all those likely to need or desire access to the property in its intended use.

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

Whenever a major subdivision that involves the creation of one or more new streets borders on or contains an existing or proposed arterial street, no direct driveway access may be provided from the lots within this subdivision onto this street unless no other access is possible.

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

A.

All driveway entrances and other openings onto streets within the city's planning jurisdiction shall be constructed so that:

1.

Vehicles can enter and exit from the lot in question without posing any substantial danger to themselves, pedestrians, or vehicles traveling in abutting streets, and

2.

Interference with the free and convenient flow of traffic in abutting or surrounding streets is minimized.

B.

Driveway cuts shall be limited to the following maximum widths:

Single Family Residential—18 feet

Multi-Family Residential—22 feet

All Other—width of driveway, maximum of 40 feet

C.

Specifications for driveway entrances shall be as specified in Chapter 12.06 CMC, the "Carnation Design and Construction Standards and Specifications", the "City of Carnation Street and Storm Sewer System Standards", or as otherwise specified by the City Engineer. If driveway entrances and other openings onto streets are constructed in accordance with the City's specifications and requirements, this shall be deemed evidence of compliance with the standard set forth in Subsection A.

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

A.

The street system of a subdivision shall be coordinated with existing, proposed, and anticipated streets outside the subdivision or outside the portion of a single tract that is being divided into lots (hereinafter, "surrounding streets") as provided in this section.

B.

Collector streets shall intersect with surrounding collector or arterial streets at safe and convenient locations.

C.

Neighborhood or local access streets and alleys should connect with surrounding streets where necessary to permit the convenient movement of traffic between residential neighborhoods or to facilitate access to neighborhoods by emergency service vehicles or for other sufficient reasons, but connections shall not be permitted where the effect would be to encourage the use of such streets by substantial through traffic.

D.

Whenever connections to anticipated or proposed surrounding streets are required by this section, the street right-of-way shall be extended and the street developed to the property line of the subdivided property (or to the edge of the remaining undeveloped portion of a single tract) at the point where the connection to the anticipated or proposed street is expected. In addition, the permit-issuing authority may require temporary turnarounds to be constructed at the end of such streets pending their extension when such turnarounds appear necessary to facilitate the flow of traffic or accommodate emergency vehicles. Notwithstanding the other provisions of this subsection, no temporary dead-end street in excess of 1,000 feet may be created unless no other practicable alternative is available.

A.

Streets shall be related appropriately to the topography. In particular, streets shall be designed to facilitate the drainage and storm water runoff objectives set forth in Chapter 15.64, and street grades shall conform as closely as practicable to the original topography.

B.

The maximum grade at any point on a street shall not exceed 7 percent on arterials, or 10 percent on all other streets, alleys, pedestrian ways, or crosswalks unless approved by the City Engineer, and in no case shall exceed 15 percent unless no other practicable alternative is available. The maximum grade for off-street parking areas, excluding single family residences, shall be 5 percent. The maximum grade of entrance and exit driveways providing access to public streets for off-street parking areas shall not exceed 15 percent.

A.

Street rights-of-way are designed and developed to serve several functions: (i) to carry motor vehicle traffic, and in some cases, allow on-street parking; (ii) to provide a safe and convenient passageway for pedestrian traffic; and (iii) to serve as an important link in the town's drainage system. In order to fulfill these objectives, all public streets shall be constructed to meet either the standards set forth in Subsection (b) or Subsection (c).

B.

All existing and planned streets which the City deems necessary for the completion of the City's transportation system may be shown and classified in the Transportation Element of the City's Comprehensive Plan. However, the list shown is non-exhaustive and other streets may be proposed by a permit applicant, or the City.

C.

Any permit application shall be reviewed for conformance with the Transportation Element of the Comprehensive Plan. If a planned street is shown to run through or adjacent to a property proposed for development, the proposal must include a roadway system in general conformance to this plan, including the dedication of the appropriate full or half-street right-of-way for the street, as shown in Table III, to be in conformance with the Comprehensive Plan.

D.

All public streets shall be constructed with curb, gutter, and sidewalk. Only standard 90 degree curb may be used. Street pavement width shall be measured from curb face to curb face.

E.

Sidewalks required by this section shall be at least five feet in width and constructed according to the specifications set forth in the City of Carnation "Design and Construction Standards and Specifications."

F.

Whenever the permit-issuing authority finds that a means of pedestrian access is necessary from the subdivision to schools, parks, playgrounds, or other roads or facilities and that such access is not conveniently provided by sidewalks adjacent to the streets as required above, the developer may be required to reserve an unobstructed easement of at least 10 feet in width to provide such access.

A.

All streets shall be straight whenever practicable to the extent necessary to preserve and continue a grid system.

B.

The maximum and minimum width of blocks should be that which is sufficient to allow for two tiers of lots (plus width of an alley or public utility easement, if any), unless existing conditions are such, in the judgment of the decision-making authority, to render such requirements undesirable or impractical.

C.

The maximum length of residential blocks should be 1,200 feet, and the minimum length should be 500 feet, unless no other practicable alternative is available.

D.

In all cases streets shall be laid out so that the lengths, widths and shapes of blocks adequately address the following.

(1)

Provision of adequate building sites suitable to the type of use contemplated;

(2)

The zoning requirements are able to be met on future building permits;

(3)

The limitations and opportunities of the topography;

(4)

The needs for convenient access, circulation, control and safety of vehicular and pedestrian traffic are considered.

E.

To the extent practicable, driveway access to collector streets shall be minimized to facilitate the free flow of traffic and avoid traffic hazards.

F.

Pedestrian-ways shall be required near the middle of all blocks longer than eight hundred (800) feet unless deemed infeasible by the City Engineer.

G.

Where a tract is subdivided into lots or tracts of an acre or more, the decision-making authority may require an arrangement of lots and streets such as to permit a later re-subdivision in conformance with the street and lot requirements specified in these regulations.

H.

There shall be no reserve strips controlling access to streets, except where such strips are required by the City.

I.

When necessary for public convenience and safety, pedestrian ways may be required to facilitate pedestrian access through the subdivision or private facilities.

J.

In all subdivisions bordering publicly owned or controlled bodies of water there shall be provided one or more dedicated rights-of-way to the low water mark, such rights-of-way having a minimum width of 50 feet.

A.

Dead-end streets should be avoided. Culs-de-sac may be used only when conditions warrant their use. "T" or "Y" shaped turn-around designs shall not be approved, unless in the opinion of the City Engineer no other feasible alternative exists.

B.

When allowed under subsection (a), all permanent dead-end streets (as opposed to temporary dead-end streets, see Subsection 15.56.060(d)) shall be developed as culs-de-sac in accordance with the standards set forth in Subsection (d).

C.

Except where no other practicable alternative is available, such streets may not extend more than 500 feet (measured to the center of the turnaround).

D.

The right-of-way of a cul-de-sac shall have a radius of 50 feet. The radius of the paved portion of the turnaround (measured to the face of the curb) shall be 40 feet, with curb, gutter, sidewalk and utility strip within the remaining 10 feet.

A.

Temporary half streets (i.e., streets of less than the full required right-of-way and pavement width) may be allowed at the discretion of the decision-making authority under the following conditions:

1.

Where such street, when combined with a similar street developed previously, simultaneously, or anticipated to be built within a reasonable time frame on property adjacent to the subdivision, creates or comprises a street that meets the right-of-way and pavement requirements of this title.

2.

Where no more than 10 dwelling units will use the half-street.

3.

Where a temporary half-street is allowed, the first half of the half-street to be built shall be paved, at a minimum, to a width equal to 3/4 of the ultimate paved width. Curb, gutter, sidewalk, planter strip, and street trees are to be built in conjunction with each respective half-street on the side adjacent to the proposed project.

4.

Where a public right-of-way easement has been or is being dedicated to the City over those portions of the adjacent property to be used as a half-street.

A.

Streets shall intersect as nearly as possible at right angles, and no two streets may intersect at less than 60 degrees. Not more than two streets shall intersect at any one point, unless the Public Works Director certifies to the permit-issuing authority that such an intersection can be constructed with no extraordinary danger to public safety.

B.

Whenever possible, proposed intersections along one side of a street shall coincide with existing or proposed intersections on the opposite side of such street. In any event, where a centerline offset (jog) occurs at an intersection, the distance between centerlines of the intersecting streets shall be not less than 150 feet.

C.

Except when no other alternative is practicable or legally possible, no two streets may intersect with an arterial on the same side at a distance of less than 1,000 feet measured from centerline to centerline of the intersecting street.

Construction and design standards and specifications for streets, sidewalks, and curbs and gutters are contained in Chapter 12.06 CMC, the City's "Design and Construction Standards and Specifications", and the "City of Carnation Street and Storm Sewer System Standards" and all such facilities shall be completed in accordance with these standards.

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

No right-of-way improvements shall be installed without first obtaining approved construction plans from the Public Works Director. Said right-of-way improvement plans shall be prepared by a licensed engineer on twenty-four inch by thirty-six inch size mylar reproducible sheet or as otherwise specified by the City Engineer for approval by the City prior to starting construction.

All completed public improvement work shall be inspected and approved by the Public Works Director or designated representative prior to issuance of any final land use or building permit.

A.

Except as otherwise provided in this section, all lots created after the effective date of this section (Ord 553 - May 29, 1997) shall abut a public street at least to the extent necessary to comply with the access requirement set forth in Section 15.56.030 (Access to Lots). For purposes of this subsection, the term "public street" includes a preexisting public street as well as a street created by the subdivider that meets the public street standards of this title and is dedicated for public use. The recordation of a plat shall constitute an offer of dedication of such street.

B.

Private roads shall not be allowed in subdivided developments.

C.

Private access tracts may be allowed through the short plat process only where they provide access for four or fewer lots. Where a private access tract is used, and an adjacent property is capable of being short platted with a private access tract, such tracts shall be located in such a way so as to allow them to be combined into one 50-foot right-of-way in the event that the property owners wish to improve and dedicate it as a public street.

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

A.

Except as noted under subsection C. below, no land use or building permit shall be issued by the City unless or until the half of the public rights-of-way upon which the same abuts are deemed fully improved or guaranteed to the standards of the City and offered for dedication to the public.

B.

The Public Works Director may deem subsection A. fulfilled under the below listed circumstances. It shall be at the Public Works Director's discretion, based on knowledge of upcoming projects in the vicinity, safety issues, or sound engineering judgment, as to which method shall be allowed or not allowed. Improvements may be deemed fully installed:

1.

Where the rights-of-way are already improved to standard and dedicated to the City.

2.

Where the City chooses to purchase rights-of-way and install the improvements. However, under no circumstances is the City obligated to do this.

3.

Where the applicant, understanding that the land use or building permit sought cannot be issued until the improvements are deemed installed by the Public Works Director, installs the improvements himself at his own cost and offers the rights-of-way to the public.

4.

Where the applicant has dedicated the rights-of-way to the public and provided a surety bond acceptable to the public works director and city attorney ensuring that the improvements shall be installed within one year.

5.

If Subsections 1-4 are deemed infeasible by the Public Works Director: Where the applicant has dedicated the rights-of-way to the public and elected to pay to the City an amount equal to the cost of installing the improvements. In such circumstances said monies would be maintained in an account to be used specifically for improvements on that right-of-way within the general vicinity of the project. The properties contributing to these improvements shall not be subject to any future Local Improvement District for those same improvements.

6.

If Subsections 1-5 are deemed infeasible by the Public Works Director: Where the applicant has dedicated the rights-of-way to the public and provided a recorded covenant power-of-attorney to the City in support of a petition local improvement district (hereinafter referred to as "LID covenant") for construction of right-of-way improvements, together with all necessary appurtenances. Forms for the LID covenant shall be provided by the City and approved by the City Attorney.

C.

This section shall not apply to:

1.

Building permits for additions, alterations, or repairs within any twelve-month period which does not increase the gross floor space of an existing building or facility by more than fifty percent (50%).

2.

Building permits for accessory dwelling units, residential garages, carports, or accessory structures not intended as a dwelling unit.

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

A.

Within unsubdivided developments, all private roads and access ways shall be designed and constructed to facilitate the safe and convenient movement of motor vehicle and pedestrian traffic. Width of roads, use of curb and gutter, and paving specifications shall be determined by the provisions of this title dealing with parking (Chapter 15.72) and drainage (Chapter 15.64). To the extent not otherwise covered in the foregoing chapters, and to the extent that the requirements set forth in this chapter for subdivision streets may be relevant to the roads in unsubdivided developments, the requirements of this chapter may be applied to satisfy the standard set forth in the first sentence of this subsection.

B.

Whenever a road in an unsubdivided development connects two or more collector or arterial streets in such a manner that any substantial volume of through traffic is likely to make use of this road, such road shall be constructed in accordance with the standards applicable to subdivision streets and shall be dedicated to the public. In other cases when roads in unsubdivided developments within the city are constructed in accordance with the specifications for subdivision streets, the city may accept an offer of dedication of such streets.

C.

In all unsubdivided residential development, sidewalks shall be provided linking dwelling units with other dwelling units, the public street, and on-site activity centers such as parking areas, laundry facilities, and recreational areas and facilities. Notwithstanding the foregoing, sidewalks shall not be required where pedestrians have access to a road that serves not more than nine dwelling units.

D.

Whenever the permit-issuing authority finds that a means of pedestrian access is necessary from an unsubdivided development to schools, parks, playgrounds, or other roads or facilities and that such access is not conveniently provided by sidewalks adjacent to the roads, the developer may be required to reserve an unobstructed easement of at least 10 feet to provide such access.

E.

The sidewalks required by this section shall be at least five feet wide and constructed according to the specifications set forth in Chapter 12.06 CMC, the City's "Design and Construction Standards and Specifications", and the City of Carnation Street and Storm Sewer System Standards.

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

A.

Applicants for major subdivisions, multi-family residential building, or for commercial or industrial building permits shall, where warranted and required by the City, contribute to off-site right-of-way improvements based upon traffic volumes generated by the project and other factors indicated below; provided, that in the event the City requires formation of a local improvement district (LID) for construction of right-of-way improvements, the developer's contribution share shall be determined as provided in Chapter 36.88 RCW and by City Ordinance. The volume of traffic generated by the project in relationship to the total of current traffic volumes plus the traffic generated by the development expressed in ADT will be used as the primary measurement in establishing the share of cost of the road improvement or its implementation which the permit applicant will be required to fund. The ratio of traffic volumes will be determined by dividing the number of vehicles being added as a result of the applicant's proposal by the ADT using the road system following development. The number of vehicle trips being added by the development will be determined by using the following trip generation factors:

1.

Single family residence: 10.0 daily trips

2.

Multi-family residence: 6.1 daily trips

3.

Commercial/Industrial: 8.0 daily trips per 1,000 square feet of gross leasable floor area.

B.

Other trip generation factors will be determined and supplied by the City Planner as needed. The City Planner may reduce such trip generation factors where adequate public transportation facilities are available, or where the type of development clearly will not generate the number of daily trips set forth as a factor above.

C.

The analysis required in this section shall be provided by the applicant, in the form of a traffic impact study. Depending upon the size and complexity of the project, the City Engineer may require a traffic study to be prepared by a qualified traffic engineer. The traffic reports so generated shall be reviewed by the City Planner and city Engineer for conformance to the intent of this section. Where differences of professional opinion exist, the City Engineer's opinion shall be final.

D.

Appropriate off-site right-of-way traffic mitigation improvements shall be required in all cases where the ADT would result in a reduction of the Level of Service (LOS) of the right-of-way (e.g. reduction in LOS from Level "B" to Level "C").

A.

Whenever curb and gutter construction is used on public streets, wheelchair ramps for disabled persons shall be provided at intersections and other major points of pedestrian flow. Wheelchair ramps and depressed curbs shall be constructed in accordance with published standards of the Washington State Building Code addressing accessibility.

B.

In unsubdivided developments, sidewalk construction for disabled persons shall conform to the requirements of the chapter of the Washington State Building Code addressing accessibility.

A.

Street names shall be recommended by the developer subject to the approval of the permit-issuing authority. Proposed streets that are obviously in alignment with existing streets shall be given the same name. Newly created streets shall be given names that neither duplicate nor are phonetically similar to existing streets within the city's planning jurisdiction, regardless of the use of different suffixes [such as those set forth in Subsection (b)].

B.

Street names shall include a suffix such as the following:

1.

Circle. A short street that returns to itself.

2.

Court or Place. A cul-de-sac or dead-end street.

3.

Loop. A street that begins at the intersection with one street and circles back to end at another intersection with the same street.

4.

Street. All east-west public streets not designated by another suffix.

5.

Avenue. All north-south public streets not designated by another suffix.

C.

Building or house numbers shall be assigned by the City.

D.

The City Council may by resolution name or re-name streets.

All bridges shall be constructed in accordance with the standards and specifications of the Washington State Department of Transportation and the Washington State Department of Fish and Wildlife, except that bridges on roads not intended for public dedication may be approved if designed by a licensed architect or engineer and approved by the Washington State Department of Fish and Wildlife.

Utilities installed in public rights-of-way or along private roads shall conform to the requirements set forth in Chapter 15.60 (Utilities).

Applications for vacations of public rights-of-way shall be processed according to RCW Chapter 35.79.

Prior to performing any work within a public right-of-way, the person performing the work shall obtain a right-of-way or street use permit from the Public Works Director, who may condition the permit as necessary to protect the public health, safety and welfare.

This part implements and makes available to the public the provisions of RCW Chapter 35.72 as the same now exists or may hereafter be amended.

The Public Works Director is authorized to accept applications for the establishment by contract of an assessment reimbursement area as provided by state law, provided, such application substantially conforms to the requirements of this chapter.

Applications for the establishment of an assessment reimbursement area shall be accompanied by the application fee as set by the City Council by resolution and shall include the following items:

1.

Detailed construction plans and drawings of the entire street project to be borne by the assessment reimbursement area prepared and stamped by a licensed engineer.

2.

Itemization of all costs of the street project including, but not limited to, design, grading, paving, installation of curbs, gutters, storm drainage, sidewalks, street lights, engineering, construction, property acquisition and contract administration.

3.

A map and legal description identifying the proposed boundaries of the assessment reimbursement area and each separately owned parcel within such area. Such map shall identify the location of the street project in relation to the parcels of property in such area.

4.

A proposed assessment reimbursement roll stating the proposed assessment for each separate parcel of property within the proposed assessment reimbursement area as determined by apportioning the total project cost on the basis of the benefit of the project to each such parcel of property within said area.

5.

A complete list of record owners of property within the proposed assessment reimbursement area certified as complete and accurate by the applicant and which states names and mailing addresses for each such owner.

6.

Envelopes addressed to each of the record owners of property within the assessment reimbursement area who have not contributed their pro rata share of such costs. Proper postage for registered mail shall be affixed or provided.

7.

Copies of executed deeds and/or easements in which the applicant is the grantee for all property necessary for the installation of such street project.

The Public Works Director shall use a method of assessment which is based on the benefit to the property owner from the project, which may include the methods of assessment authorized in RCW Chapter 35.44 for local improvement districts.

Prior to the execution of any contract with the City establishing an assessment reimbursement area, the Public Works Director or designee shall mail, via registered mail, a notice to all record property owners within the assessment reimbursement area as determined by the City on the basis of information and materials supplied by the applicant, stating the preliminary boundaries of such area and assessments along with substantially the following statement:

As a property owner within the Assessment Reimbursement Area whose preliminary boundaries are enclosed with this notice, you or your heirs and assigns will be obligated to pay under certain circumstances a pro rata share of construction and contract administration costs of a certain street project that has been preliminarily determined to benefit your property. The proposed amount of such pro rata share or assessment is also enclosed with this notice. You, or your heirs and assigns, will have to pay such share, if any development permits are issued for development on your property within _____ (___) years of the date a contract establishing such area is recorded with King County provided such development would have required similar street improvements for approval.

You have a right to request a hearing before the City Council within twenty-one (21) days of the date of this notice. All such requests must be made in writing and filed with the City Clerk. After such contract is recorded it shall be binding on all owners of record within the assessment area who are not a party to the contract.

If an owner of property within the proposed assessment reimbursement area requests a hearing, notice of the hearing shall be given to all affected property owners in addition to the regular notice requirements specified by this part, the cost of which shall be borne by the applicant. At a hearing the City Council shall take testimony from affected property owners and make a final determination of the area boundaries, the amount of assessments, length of time for which reimbursement shall be required and shall authorize the execution of appropriate documents. The City Council's ruling on these matters is determinative and final. If no hearing is requested, the Council may consider and take final action on these matters at any public meeting twenty-one (21) days after notice was mailed to the affected property owners.

A.

Within thirty (30) days of final City Council approval of an assessment reimbursement agreement, the applicant shall execute and present such agreement for the signature of the appropriate City officials.

B.

The agreement must be recorded in the King County Recorder's Office within thirty (30) days of the final execution of the agreement.

C.

If the contract is so filed and recorded, it shall be binding on owners of record within the assessment area who are not party to the agreement.

Table III: Street and Right-of-Way Improvement Requirements

Street and right-of-way improvements shall be as required in the adopted City of Carnation Street and Storm Sewer System Standards. State Highway improvements shall be determined by the Washington State Department of Transportation in coordination with the City Public Works Director.

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)