Naches City Zoning Code

16.12.010 Conformance to the comprehensive plan and zoning code.

The design of subdivisions, short plats and binding site plan developments, including, but not limited to, layout of streets, lots and blocks shall be consistent with the town of Naches comprehensive plan update. Dimensional lot standards shall be as required by Naches' zoning code.

(Ord. 496 § 7.0, 1999: Ord. 462 § 7.0, 1998)

16.12.020 Lot and block design standards.

A.

Block Dimensions. The lengths, widths and shapes of blocks shall be determined with regard given to: (1) provision of adequate building sites suitable to the special needs of the type of use contemplated; (2) needs for convenient access, circulation, control and safety of street traffic; and (3) limitations and opportunities of topography.

1.

Block lengths shall not exceed one thousand (1,000) feet.

2.

Pedestrian crosswalks, not less than ten (10) feet wide, may be required where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation and other community facilities. Such crosswalks may be required to be marked and maintained annually.

B.

Lot Dimensions. Lot size, width, depth, shape and orientation shall conform to the zoning standards applicable to the area within which the property is located. Sufficient area for the proposed use, setbacks and other area requirements shall be accommodated.

1.

Through Lot, also known as Double Frontage Lot.

a.

No residential lots shall have road frontage along two opposite boundaries unless justified by topographical features or the need to provide separation of the lots from arterials, railways, commercial activities or similar uses.

b.

An easement of at least ten (10) feet, and across which there shall be no right of access, shall be provided along the line of lots abutting the arterial or other area of disadvantageous use.

2.

Flag Lots. Flag lots, as defined in Section 16.04.100, may be permitted to accommodate buildable area which does not have standard frontage on a public street and where access to the buildable area is not feasible by any other standard land division method or lot design. In general, flag lots are only allowed to encourage infill development, preserve natural areas or to allow development of land-locked (buildable) areas. The narrow (access) portion of the flag lot shall not be used to grant access to other property not having frontage on a public street.

3.

Lot Access/Frontage

a.

Every lot shall be provided with frontage on a public street or approved private lane as provided in Section 16.12.060 connecting to an existing public street.

b.

The lot frontage of a flag lot as provided in subsection (D)(2) of this section, shall be at least twenty (20) feet in width. The building site portion of the flag lot shall meet the dimensional standards of the applicable zone. The length, width and improvement of the access to the building site shall comply with the requirements of Yakima County Fire District No. 3.

c.

Developments abutting principal arterial streets shall be designed to provide access from interior streets. Access to arterial streets by individual lots shall only be permitted with specific findings demonstrating compelling need based on lot size, shape, topography or other property characteristics and addressing public safety.

d.

Corner lots for residential use shall have extra width to permit appropriate building setback from and orientation to both streets.

4.

Cul-de-sac (Turnaround) Lots.

a.

No more than four lots may be located exclusively on the turnaround of a cul-de-sac.

b.

The minimum lot width for lots on cul-de-sac turnarounds shall be fifty (50) feet measured at the required setback line.

5.

Parks and Recreation Areas. Pursuant to RCW 58.17.110 and related statutes, the town council may require subdivisions to designate up to five percent of their land area exclusive of streets, as either private or public parks and recreational areas, the nature of which shall be clearly indicated on the plat; provided, not less than a contiguous minimum of ten thousand (10,000) square feet shall be so allocated. The acquisition of land required by the town for public parks or recreational areas, other than streets and alleys, shall be obtained by deed from the developer prior to final approval of the plat. As an alternative to dedication of public parks and recreational areas, the developer may be required to contribute to the town for park purposes to benefit the area up to five percent of the developed value of the lots to be sold in the plat. Payment of cash in lieu of land for park purposes in the area shall be made by the developer to the town before final approval is given. The moneys to be exclusively used for park development purposes, shall be deposited in a special park fund to be dedicated by the town to benefit the area platted.

(Ord. 496 § 7.1, 1999: Ord. 462 § 7.1, 1998)

16.12.030 Street design standards

A.

Street right-of-way and Improvement Width. Street right-of-way and improvement width for residential, collector and principal arterial streets shall comply with Section 16.12.160.

B.

Subdivision Street Access. Subdivisions shall be served by one or more improved streets providing ingress and egress to and from the subdivision as follows:

1.

A subdivision of fourteen (14) or fewer lots on a cul-de-sac which does not exceed four hundred (400) feet, or on an approved stub street which does not exceed four hundred (400) feet in length may have one access point;

2.

A subdivision of fifteen (15) or more lots shall have a minimum of two access points. More may be required based on factors in subsection (C)(2) of this section.

C.

Conformance to Street Plan—Continuation of Streets.

1.

Subdivisions and short plats shall provide for the location and necessary right-of- way to conform to the town street plan.

2.

Subdivisions and short plats shall provide for the continuation or appropriate projection of local access (residential), collector and principal arterial streets.

3.

Where a subdivision borders on or contains a railroad right-of-way or limited access highway right-of-way, the town may require a street approximately parallel to and on each side of such right-of-way, at a distance suitable for the appropriate use of the intervening land, as for park purposes in residential districts, or for commercial or industrial purposes in appropriate districts. Such distance shall also be determined with due regard for the requirements of approach grades and future grade separations.

D.

Cul-de-sac Streets. Cul-de-sac streets shall have a maximum length of four hundred (400) feet measured from its centerline intersection with the public access street right-of-way to the turnaround. The turnaround at the end of a cul-de-sac street shall have a minimum right-of-way radius of sixty (60) feet and a minimum curb radius of fifty (50) feet.

E.

Street Intersections. Street intersections shall be as nearly as possible at right angles as is practicable but shall not intersect at less than eighty (80) degrees. Offset street intersections of less than two hundred (200) feet for collector and arterial streets or one hundred (100) feet for residential or local access streets will not be permitted unless otherwise approved by the town engineer. Property lines at street intersections shall be rounded with a twenty (20) feet or greater radius where the town engineer may deem it necessary.

F.

Stub Streets. Stub streets shall be allowed only to provide for the planned continuation of streets on adjacent property. A standard turnaround shall be required at the end of a stub street.

G.

Half Streets. Half width streets shall be prohibited.

H.

Street Grades. Street grades shall be kept to minimum town standards depending upon topographic conditions and whether the street is designated as an arterial, collector or local access street. No street grade shall be less than two-tenths (0.20) percent nor more than twelve (12) percent.

I.

Street Designations.

1.

Streets that are in general alignment with others already existing and named shall bear the names of the existing streets. Other streets shall not bear names that duplicate or phonetically approximate the names of existing streets. Street names shall be subject to approval of the town council.

2.

A street with a general north-south alignment shall be designated "avenue"; one with a general east-west alignment shall be designated "street"; a cul-de-sac shall be designated "court" or "place."

3.

The designations "drive" or "way" shall be reserved for long continuous curved streets with thoroughfare characteristics.

4.

Insofar as possible, new streets shall preserve and continue any alphabetical or numerical sequence and type of name already established in nearby subdivisions.

(Ord. 496 § 7.2, 1999: Ord. 462 § 7.2, 1998)

16.12.040 Sidewalks and street trees.

A.

Sidewalks. Sidewalks shall be provided on both sides of principal and minor arterial streets and collector streets and on one side of local access (residential) streets in new developments in conformance with town sidewalk standards in Section 16.12.160(B).

B.

Street Trees. Street trees may be provided in new developments in conformance with 16.12.100(E) of this title.

(Ord. 496 § 7.3, 1999: Ord. 462 § 7.3, 1998)

16.12.050 Alley design standards.

Alleys are not required in any zoning district, except that the town may require alley access in commercial or industrial districts where provisions have not been made for service access, such as for off-street loading, unloading and parking consistent with and adequate for the uses proposed. If an alley is required by the town in commercial or industrial districts or the developer at his or her option includes alleys within a subdivision, the following standards must be met:

A.

Alleys shall be improved with a three-inch compacted, crushed gravel surface;

B.

Alleys shall have a minimum width of twenty (20) feet;

C.

Alley intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be cut off sufficiently to permit safe vehicular movement; and

D.

Dead-end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate turnaround facilities at the dead end as determined by the town engineer.

(Ord. 496 § 7.4, 1999: Ord. 462 § 7.4, 1998)

16.12.060 Private lane standards and restrictions.

A.

Private Lanes—Prohibited. Private lanes shall only be permitted in short plats with four lots or less.

B.

Private Lanes—Permitted. The following minimum standards apply to permitted private lanes:

1.

Right-of-way width of a private lane shall be thirty-five (35) feet. The right-of-way radius at the turnaround shall be sixty (60) feet.

2.

The length of a private lane shall not exceed four hundred (400) feet. A turnaround shall be provided at the end of a private lane exceeding one hundred fitly (150) feet in length and improved with a turnaround radius of fifty (50) feet to adequately provide for emergency services.

3.

Private lanes shall be improved with twenty (20) feet width of pavement consisting of four-inch crushed rock compacted base with two and one-half inch asphalt concrete pavement surface. Compacted two-foot gravel shoulders shall be provided. Adequate roadside drainage shall be provided for driveway and culvert installation.

4.

Private lanes shall be named and identified as private by means of a suitable permanent marker.

5.

A utility easement shall be dedicated to the town for the total width of the lane right-of-way, unless easements are provided in other locations for residences being served.

6.

A recorded binding covenant shall be prepared for maintenance of the lane, drainage structures, curb and gutter, and associated parking areas by owners in the development. In addition, the following notation shall be placed on the plat map face:

"The Town of Naches has no responsibility to build, improve, maintain or otherwise serve any private lanes in this short plat."

7.

An approved driveway approach from the street to the lane shall be provided.

(Ord. 496 § 7.5, 1999: Ord. 462 § 7.5, 1998)

16.12.070 Drainage storm sewer easements.

Easements shall be provided for drainage of channels, streams and surface runoff with sufficient additional width to allow adequate improvement and maintenance.

(Ord. 496 § 7.6, 1999: Ord. 462 § 7.6, 1998)

16.12.080 Utility easements.

A.

Utility easements for electric, telephone, television, water, gas and similar public utilities shall have a minimum width of ten (10) feet or sufficient additional width to assure future maintenance as determined by the serving utility.

B.

Utility easements shall be provided to permit future installation of underground utilities.

C.

Utility easements shall be located adjacent to the lot line and entirely on one lot.

(Ord. 496 § 7.7, 1999: Ord. 462 § 7.7, 1998)

16.12.090 Compliance with standards.

A.

All improvements required under this chapter shall be constructed in accordance with Section 16.12.160. All improvements required under this chapter shall be the minimum required improvements for all plats; however, higher development standards may be imposed for the protection of public health, safety or general welfare.

B.

All required improvements shall be made by the developer at his or her expense.

(Ord. 496 § 8.0, 1999: Ord. 462 § 8.0, 1998)

16.12.100 Street improvements.

A.

Streets. All public streets shall be constructed with paving, curbs and gutters, storm drainage system, sidewalks and street lighting.

B.

Alleys. Alleys when installed shall be improved as described in Section 16.12.050.

C.

Sidewalks. Sidewalks shall be included in the street improvement plans and shall be installed on both sides (or one side if a local access street) of the street after completion of the curb and gutter improvements. Sidewalks shall be constructed when homes are constructed on the lots and shall be completed prior to occupancy, provided that an agreement with adequate surety is submitted to guarantee sidewalk improvements in accordance with Section 16.16.120(D)(2).

D.

Street Lighting System. Street lights shall be installed at all intersections (street corners), all cul-de-sac turnarounds and all substantial curves of streets. The developer shall make the necessary arrangements with the serving electric utility for installation of underground service for the street lighting system. When required, street lighting conduit poles and pole boxes shall be provided at the time of construction in accordance with the requirements of the town engineer. Street lighting systems intended for dedication to the town shall be assemblies approved by the town engineer. Alternative assemblies are subject to the requirements of Section 16.12.170.

E.

Street Trees. Street trees may be installed within one year of when new homes are first occupied, provided that such trees are from the town of Naches street tree list and are spaced and installed in accordance with standards set forth in the list. If street trees are be installed, an agreement with adequate surety shall be submitted to guarantee the street tree planting. The developer shall be responsible for the continued health and vigor of street trees abutting undeveloped lots until such lots are sold.

(Ord. 496 § 8.1, 1999: Ord. 462 § 8.1, 1998)

16.12.110 Water distribution system.

A.

A complete domestic water distribution system shall be installed to provide potable water to each lot within a development (including homes, businesses and industry) under this article. The domestic water system shall be installed at the expense of the developer in conformance with standards as established by the town engineer and approved by the town. All water lines and services shall be inspected and approved by the town engineer and installed prior to street improvements.

B.

The water distribution system shall be designed and constructed in accordance with the state Department of Health regulations and with the standard practices of the town. Fire hydrants shall be installed at the expense of the developer, at locations determined necessary by the town and the town engineer. Water mains and sewer lines shall be extended to the far edge of any subdivisions for future extensions.

C.

The town, at its discretion, may direct that water main diameters in excess of that needed for service and fire protection for the subdivision be installed. If the town directs such oversizing, the town will pay the difference in pipe material costs between the pipe diameter required for the subdivision and the town-directed oversize diameter pipe.

(Ord. 496 § 8.2, 1999: Ord. 462 § 8.2, 1998)

16.12.120 Provision of irrigation water.

A.

Pursuant to RCW 58.17.310, as amended, each lot within a plat shall be provided with an irrigation water right-of-way. It shall be the responsibility of the developer to provide an irrigation system to supply water to each lot within the development.

B.

Under no circumstances will irrigation water supplies be cross-connected to the municipal water system.

C.

All irrigation water systems serving new development shall be privately owned, operated and maintained. Arrangements must be made with the town to provide irrigation water if a private system cannot be established.

(Ord. 496 § 8.3, 1999: Ord. 462 § 8.3, 1998)

16.12.130 Sanitary sewer system— Storm sewers.

A.

A complete sanitary sewer collection system with a separate connection to the town sewer system shall be provided to each lot or unit within a development (including homes, business and industry) and shall be inspected and approved by the town engineer prior to construction of street improvements. Such sanitary sewer collection system shall be installed at the expense of the developer.

B.

The sanitary sewer system shall be designed and constructed in accordance with the state Department of Ecology regulations and the standards of the town. Sewer mains shall be extended to the far side of any lot within a plat.

C.

The town, may, at its discretion, direct that sewer main diameters in excess of that needed for service for the plat be installed. If the town directs such oversizing, the town shall pay the difference in cost, if there are additional costs, between the pipe diameter required for the subdivision and the town-directed oversized pipe.

D.

As required by the engineer, storm drainage shall be disposed on-site through facilities designed by a professional engineer in conformance with Department of Ecology requirements and as approved by the town engineer. Storm drainage shall be designed such that drainage from new development does not conflict with present drainage patterns, create a drainage problem within itself or for its neighbors or cause environmental degradation of surface and ground water.

E.

All required sanitary sewer lines and storm sewers located within the street improvement section shall be completed in accordance with Section 16.12.160, Public facilities standard plans, and shall be inspected and approved by the town engineer prior to construction of street surface improvements.

(Ord. 496 § 8.4, 1999: Ord. 462 § 8.4, 1998)

16.12.140 Fire protection.

A.

Water sources and facilities adequate for fire protection purposes shall be provided in every subdivision by the developer.

B.

Fire protection facilities, including fire hydrants and appurtenances, shall be provided in accordance with the Uniform Fire Code under the direction and approval of the fire marshal. Such facilities shall be included in the improvement plans as approved by the town engineer.

(Ord. 496 § 8.5, 1999: Ord. 462 § 8.5, 1998)

16.12.150 Underground utilities.

A.

Except as provided in subsection B of this section, all utility facilities shall be placed underground.

B.

Facilities excepted from underground utility installation. Underground installation of utility facilities shall not include the following:

1.

Electric, pad mounted transformers;

2.

Electric transmission systems of a voltage of fifteen (15) KV or more;

3.

Service meters at structures;

4.

TV cable amplifiers, distribution taps;

5.

Telephone pedestals and cross-connection terminals; and

6.

Temporary services necessary for construction.

C.

No buildings or structures, except fences, shall be permitted to be constructed on any utility easements, or over any utility facilities. Masonry fences will be considered as structures rather than fences.

(Ord. 496 § 8.6, 1999: Ord. 462 § 8.6, 1998)

16.12.160 Public facilities standard plans.

All public facilities shall be designed and constructed in accordance with the town of Naches standard plans as outlined below. The standard plans are administered by the town engineer.

A.

Street Improvements.

1.

Street Right-of-Way, Driving Lane and Parking Widths. The following are the minimum widths permitted for street right-of-ways, driving lanes and parking:

* Lane widths are specified as exterior lane width first, then interior through lane and exclusive turn, third represents a two-way turn.

a.

A reduction of the right-of-way width to not less than fifty (50) feet, where topography permits, or when the proposed street connects to or is the extension of an existing street having a right-of-way width less than the required minimum, when approved by the town council, may be permitted.

b.

The shoulder width on all streets shall be increased by two feet when guardrails are required by the town engineer.

c.

A ten (10) foot utility easement shall be provided on both sides of the right-of-way, unless reduced to one side by the town engineer and approved by the town.

d.

Traffic control signs and pavement marking shall be provided according to the Manual on Uniform Traffic Control Devices, as amended, at the developer's expense.

e.

The slope of the right-of-way outside of the driving and parking lanes shall not feature cuts or fill with slopes steeper than two to one.

2.

Surfacing. Surfacing for all town streets shall be as follows:

3.

Provision of Street Curbing. Provision of curbing on Naches streets shall be as follows:

a.

All present and future through streets shall be constructed with barrier curbs.

b.

Interior and dead-end residential streets may be constructed with rolled mountable curbs.

c.

The curb radii at all intersections and interior corners shall be constructed with barrier curbs from the property lines of the corner lots.

4.

Additional requirements for street design are also listed in Sections 16.12.090 to 16.12.150 and 16.12.170.

B.

Sidewalk Improvements. Sidewalks are required for all public streets within Naches as follows:

1.

Sidewalk Width. All sidewalks shall be a minimum of five feet in width.

2.

Sidewalk Surface. All sidewalks shall be constructed of cement concrete to a minimum depth of four inches, except at driveways and where rolled curbs are present, then the depth shall be six inches.

3.

Property owners and developers shall be responsible for replacing all cracked or damaged sidewalks in a timely fashion at no cost to the public.

C.

Domestic Water Distribution System.

1.

As stated in Section 16.12.110, a complete domestic water distribution system shall be installed to provide potable water to each lot within a development. This water distribution system shall be designed and constructed in accordance with the state Department of Health regulations and standard practices of the town.

2.

Water lines and mains should be located within the utility easement of the street right- of-way, the size of which shall be determined based on the estimated water usage (demand) and required fire flows.

D.

Sanitary Sewer System.

1.

As stated in Section 16.12.130, a complete sanitary sewer collection system with a separate connection to the town sewer system shall be provided to each lot or unit within a development. The sewer collection system must be designed and constructed in accordance with the state Department of Ecology regulations and the standards of the town.

2.

Sewer lines should be located within the utility easement of the street right-of-way; side sewers must be four-inch minimum lines (for residential development). Sewer mains shall be a minimum of eight-inches in diameter.

3.

The town may require a town approved back-flow device to be installed at the expense of the developer on the side sewer extension for each lot within the development.

E.

Storm Drainage-Storm Sewers.

1.

All subdivisions, commercial and industrial developments shall provide for drainage such that their development does not conflict with present drainage patterns, create a drainage problem within itself or for its neighbors. Most common short subdivisions (short plats) or smaller commercial and industrial developments are not anticipated to cause such conflicts; therefore they will be subject to the requirements of this subsection only when review of the proposed development by the town engineer reveals, in his or her opinion, that such conflicts exist or potentially exist. When the town engineer makes such determination, the developer shall conform to this subsection. Subdivisions shall comply with this subsection in all cases.

2.

A drainage plan, where required, shall be prepared by a professional engineer registered in the state and submitted to the town engineer for review and approval for any proposed land development that will increase the quantity of or in any way alter the drainage runoff occurring prior to development.

3.

Design calculations for peak flow and peak volume storage requirements shall be based on a design storm frequency of ten (10) years, unless it is determined by the town engineer that the development is located in a drainage problem area whereby the design storm frequency may be raised accordingly.

4.

The plan shall provide for the on-site detention and/or retention of the total water intercepted and collected by the development and the areas (improved and unimproved) lying and draining presently to and through the proposed development, for the design storm, unless other natural or man-made systems are available for use.

5.

Detention and/or retention of storm-water runoff from any proposed land development shall be accomplished by stormwater holding facilities, either open or closed, or by introduction, on-site, of stormwater into the permeable soils via an infiltration system.

6.

The drainage plan shall incorporate all calculations of the determination of the required size of the systems.

7.

The overflow of runoff in excess of the design storm quantities must be situated or directed to where it would have overflowed under the conditions existing prior to the proposed development. The capacity of the drainage course downstream of the development may be required to be evaluated. The submitted drainage plan shall incorporate, among other data, a topographical map to clearly define:

a.

The proposed development;

b.

All areas, improved and unimproved, lying upstream and draining to and across the proposed development; and

c.

Drainage courses, natural or otherwise, to which the proposed development will drain.

Said plans shall include a plan profile of the systems including cross-sections of all open ditches and channels. Hydraulic and physical data such as grades, bottom elevation of ditches and channels, inverts of pipes at all structures, such as manholes and catch basins, size and length of all pipes; lengths of ditches and channels, and top elevation of all catch basin covers shall be called out. This includes the invert elevations of the existing or other proposed storm drainage systems that the subject drainage plan proposes to tie into.

F.

Underground Utilities. All underground utilities in all new residential areas shall be installed and maintained at a depth of not less than three feet below the graded surface of said way or street; provided, existing installations may be maintained at the present level until replaced.

G.

Improvement Plans. Improvement plans shall comply with town standard plans.
The plans shall be done under the direction of a professional engineer (design engineer) registered in the state of Washington and shall bear the engineer's stamp and signature. All improvement plans shall be reviewed and approved by the town engineer or the town engineer's representative and shall be stamped "approved" prior to issuance of a construction permit. Any changes to approved plans that result during construction shall be shown on as constructed or as built plans provided by the developer and marked "As Built" or "As Constructed" by the design engineer.

(Ord. 496 §§ 9—9.7, 1999: Ord. 462 §§ 9—9.7, 1998)

16.12.170 Public facilities development procedures—Underground utilities.

A.

Financing of Installations. The developer shall make all arrangements for the installation of underground utilities with the appropriate agency or utility. The costs of constructing the new facilities shall be the responsibility of the developer.

B.

Covenant for Future Installations. Development covenants and final plats shall contain a provision that all future utility facilities shall be placed underground.

(Ord. 496 § 10, 1999: Ord. 462 § 10, 1998)