Part 5

 

DEVELOPMENT STANDARDS

 

 

 

 

 

Chapters:

 

          15.74   Streets

          15.76   Utilities

15.78   Drainage, Erosion Control, and Stormwater Management

          15.84   Building and Construction

          15.86   Fire Code

           


Chapter 15.74

 

STREETS

 

 

Sections:

 

15.74.010   Purpose

15.74.020   Construction Standards and Specifications

15.74.030   Approval of Construction Drawings Required before Installation

15.74.040   Inspection of Public Improvements Required before Final Permits are Issued

15.74.050   Street Classification

15.74.060   Street in Existing Plat used as Driveway

15.74.070   Dedications

15.74.080   General Layout of Streets, Blocks, Lots and Driveways

15.74.090   Coordination with Surrounding Streets

15.74.100   Relationship of Streets to Topography

15.74.110   Cul-de-sacs and Turnarounds

15.74.120   Entrances to Streets (Driveways)

15.74.130   Street Intersections

15.74.140   Public Streets and Private Roads

15.74.150   Right-of-way Improvements and Dedication to Precede Development or Building

15.74.160   Attention to Disabled Persons in Street and Sidewalk Construction

15.74.170   Street Names and House Numbers

15.74.180   Bridges

15.74.190   Utilities

15.74.200   Right-of-way Permit Required

 

 

15.74.010        Purpose:

The purpose of this Chapter is to define the requirements for street planning and construction to be followed in the development, review, and approval of site plans, subdivisions, short subdivisions, and new development in existing plats.

 


15.74.020        Construction Standards and Specifications:

A.        Construction and design standards and specifications for streets are contained in the most recent edition of the document entitled “Pierce County Road Standards,” and all streets must be completed in accordance with these standards.

            B.         Curbs, gutters, and sidewalks are required in the Town’s commercial zones. When required, curbs, gutters, and sidewalks must be constructed according to construction and design standards and specifications for curbs, gutters, and sidewalks contained in the most recent edition of the document entitled Pierce County Road Standards.

            C.        If a development accesses an existing street or is proposed at the end of an existing street that is not designed to accommodate the expected increase in traffic caused by the new development, then the developer must improve the existing street leading to the development up to the standards required for the expected increase in traffic (see Subsection 15.74.050 B). Residential developments of up to four units are exempt from this requirement.

 

15.74.030        Approval of Construction Drawings Required before Installation:

A.        The Town Engineer must approve construction plans before any right-of-way improvements may be installed.

B.         A licensed engineer must prepare the right-of-way improvement plans on twenty-four inch by thirty-six inch (24” x 36”) size Mylar reproducible sheet for approval by the Town Engineer before starting construction.

C.        The Town Engineer may require a survey before construction begins. If a survey is required, a copy of the survey must be given to the Town.

 

15.74.040        Inspection of Public Improvements before Final Permits are Issued:

The Town Engineer or his representative must inspect all public improvement work before any final land use permit or building permit is issued.

 

15.74.050        Street Classification:

A.        If a street is dedicated to public use, the street must be classified as provided in Subsection B below. Classification will be based on the following considerations:

1.         The projected volume of traffic to be carried by the street, stated in terms of the number of trips per day,

2.         The number of dwelling units to be served by the street may be used as an indicator of the number of trips but is not conclusive,

3.         Whenever a subdivision street continues an existing street that used to end outside the subdivision, the classification of the street will be based upon the street in its entirety, both within and outside of the subdivision.

 

B.         The classification of streets must comply with the most current edition of the Pierce County Roads Standards. The following are road or right-of-way classifications based on the anticipated Average Daily Traffic (ADT) ten years hence:

1.         Major Collector (ADT 2000+);

2.         Minor Collector (ADT 400-2000);

3.         Access Collector (ADT 0-400);

4.         Cul-de-sac;

5.         Private Road.

                       

15.74.060        Street in Existing Plat used as Driveway:

A.        In some existing plats in the Town, a street is being used as a driveway because all of the lots created at the time that the area was platted have not yet been built upon.

B.         In these situations in existing plats, if a street is used as a driveway, the property owner using the street as a driveway must improve it to Town street standards and the Town will maintain it.

 

15.74.070        Dedications:

A.        Required minimum street right-of-way width is according to construction standards in the Pierce County Road Standards.

B.         Easements must be provided for all public facilities and utilities as required by the Town.

C.        Additional right-of-way may be required to be dedicated as a condition of development approval. In order to conform to minimum standards where developments abut an existing public road or private right-of-way, dedications may be required for extension of the existing public streets or new streets in order to provide continuity with the circulation system.

 

15.74.080        General Layout of Streets, Blocks, Lots, and Driveways:

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

B.         All subdivisions and site plans must provide direct access to at least one existing improved and publicly dedicated street.

C.        Proposed streets should extend to the boundary lines of the proposed subdivision in order to provide for the future development of adjacent tracts, unless prevented by natural or man-made conditions, or unless an extension is determined to be unnecessary or undesirable by the decision-making body.

D.        Street patterns should be designed to expedite traffic movement to be able to move heavy emergency vehicles without obstruction.

E.         Blocks must have sufficient width to provide for a maximum of two tiers of lots of appropriate depths (according to zoning standards), unless existing conditions make this requirement impractical in the judgment of the decision-making body.

F.         The maximum length of residential blocks should be six hundred (600) feet, and minimum length should be three hundred (300 feet), unless existing conditions make this requirement impractical in the judgment of the decision-making body.  

G.        Streets must 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 can 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.

H.        Lots to be created must comply with the following requirements:

1.         Every lot must have access to allow emergency vehicles to enter and exit, as well as for all those likely to need or desire access to the property in its intended use,

2.         Lot lines must be at right angles to street lines or radial to curvilinear streets, unless a variation will result in a better street or lot plan in the opinion of the decision-making body;

3.         Dimensions of corner lots must be large enough to allow for front yard setbacks off both streets; and

4.         Corner lots must be graded to provide sufficient sight clearance at intersections.

I.          If a driveway connects to a Town street, the property owner shall maintain the driveway to where it connects with the Town street pavement.  All driveways to be constructed connecting to the Town street must obtain a permit, must be designed and constructed to Town standards.  The Town Engineer will inspect all driveway construction connecting to the Town street.

 

15.74.090        Coordination with Surrounding Streets:

A.        The street system of a new subdivision or in an existing plat where new development is proposed must be coordinated with existing, proposed, and anticipated streets outside the subdivision or existing plat (hereafter referred to as “surrounding streets”).

B.         Minor collector streets must intersect with surrounding major collector streets at safe and convenient locations.

C.        Access collector streets must connect with surrounding streets where necessary:

1.         To permit the convenient movement of traffic between residential neighborhoods;

2.         To facilitate access to neighborhoods by emergency service vehicles; or

3.         For other sufficient reasons, but connections will not be permitted where the effect would be to encourage the use of such streets by substantial through traffic.

D.        This Section covers requirements for connections to anticipated or proposed surrounding streets:

1.         The street right-of-way must be extended; and

2.         The street must be developed to the property line of the subdivided property or existing plat at the point where the connection to the anticipated or proposed street is expected.

 

E.         In addition, the permit-issuing authority may require temporary turnarounds to be constructed at the end of the streets described in Subsection D above, pending their extension when such turnarounds appear necessary to facilitate the flow of traffic or accommodate emergency vehicles.

F.         No temporary dead end streets in excess of six hundred (600) feet may be created unless no other practicable alternative is available.

 

15.74.100        Relationship of Streets to Topography:

A.        Streets must be designed to facilitate drainage and stormwater runoff, and street grades must conform as closely as practicable to the original topography.

B.         The maximum grade at any point on a street must not exceed fifteen percent (15%) unless no other practicable alternative is available. However, in no case may streets be constructed with grades that create a substantial danger to the public safety in the professional opinion of the Town Engineer.

 

15.74.110        Cul-de-sacs and Turn-arounds:

Cul-de-sacs and turnarounds on both public and private streets must conform to the construction standards listed in the Pierce County Road Standards.

 

15.74.120        Entrances to Streets (Driveways):

Driveway standards in new subdivisions and new development in existing plats must conform to the construction standards listed in the Pierce County Road Standards

 

15.74.130        Street Intersections:

In addition to the intersection standards outlined in the construction standards listed in the Pierce County Road Standards, the following standards apply to new subdivisions and new development in existing plats:

A.        Streets must intersect as nearly as possible at right angles, and no two streets may intersect at less than sixty degrees (60).

B.         Not more than two streets may intersect at any one point, unless the Town Engineer certifies to the permit-issuing authority that such an intersection can be constructed with no extraordinary danger to public safety.

C.        Whenever possible, proposed intersections along one side of a street must coincide with existing or proposed intersections on the opposite side of such street. In any event, where a centerline offset (jog) must occur at an intersection, the distance between centerlines of the intersecting streets must be evaluated and designed according to accepted traffic safety standards.

 

15.74.140        Public Streets and Private Roads:

For purposes of this subsection, the term “Public Street” includes a pre-existing public street as well as a street created by a subdivider that meets the public street standards of this Chapter and is dedicated for public use. The recording of a plat must dedicate the street.


 

15.74.145        Private Streets:

A.        While community street requirements are usually best served by public streets, owned and maintained by the Town, private streets may be appropriates in some instances.

B.         Private streets and roads shall be approved only when they are:

1.         Permanently established by right-of-way, tract or easement providing legal access to each affected lot, dwelling unit, or business and sufficient to accommodate required improvements, to include provisions for future use by adjacent property owners when applicable; and

2.         Serving properties and development that is zoned R-3; and

3.         Maintained by a capable and legally responsible owner or homeowner’s association or the legal entity made up of all benefited property owners, under provisions of Section 15.74.145D of this ordinance; and

4.         Designed and built to Pierce County Road Standards.  Pavement width of all private streets shall be 22 feet or more; radius of horizontal curves and vertical grade of private streets shall be based upon the topography of the site; any vertical grade in excess of fifteen (15) percent shall be approved by the Town Engineer; design and construction of private streets shall be subject to the same Town engineering inspection and approval as for public streets; modifications to these standards may be granted by the Town Engineer if adequate consideration of the following factors is made during the plat review:

(1)        Provision of off-street parking;

(2)        Restriction of On-street parking;

(3)        Provision of adequate clearance for emergency vehicles;

(4)        Provision of clear vision at intersections;

(5)        Provision of alternative bicycle and/or pedestrian paths;

(6)        Provision of adequate utility easements outside of street;

(7)        Future street revision or extension is not planned; and

5.         Provision is made for private streets to be open at all times for emergency and public service vehicles; an easement or other right of access shall be recorded which runs in favor of the Town of South Prairie; said right of access shall provide the right of ingress and egress for the Town and its employees to carry out any lawful Town purpose, including but not limited to fire, police, water, and sewer services; said easements shall also provide access to all other urban service providers such as refuse haulers, television cable operators, electric utility providers, emergency medical services and others; and

6.         Private streets shall not obstruct public street circulation; and

7.         At least one of the following conditions exist:

(1)        Existing abutting development precludes the construction of a public street, or

(2)        Topographic, geological or soil conditions make development of a public street undesirable, or

(3)        The streets are within a private community with a corporate or a functional identity, or

(4)        Neighborhood traffic circulation and lot access can be met more logically by private streets than by public streets, or

(5)        Streets are a part of a planned unit development (PUD), or

(6)        Streets serve commercial facilities where no circulation continuity is necessary, or

(7)        The Town Engineer and Fire Department determine that no other access is available and the private street is adequate.

C.        Notice:  The following statement is required on the face of any plat short plat, site plan, or binding site plan containing a private street:

 

“Town of South Prairie has no responsibility to improve or maintain private streets contained within or private streets providing access to the property described in this plat.  Any private street shall remain a private street unless it is upgraded to public street standards including standards meeting ADA (Americans with Disabilities Act) requirements at the expense of the subdivider or adjoining lot owners to include hard surface paving and is accepted by the Town for public ownership and maintenance.”

D.        Maintenance agreement:  The Town will not maintain roadways, signs, or drainage improvements on private streets.  A private maintenance covenant recorded with the Town Clerk will be required for any private street.  The covenant will set out the terms and conditions of responsibility for maintenance, maintenance methods, standards, distribution of expenses, remedies, for non-compliance with the terms of the agreement, right of use easements, and other considerations.  The covenant shall be submitted to the Town Engineer or his designee for approval prior to recording.

 

Property owners shall maintain and keep in good repair, at all times, those private streets adjacent to their property.  In order to insure the continued good repair, a declaration or covenant requiring maintenance of the private street shall be recorded with the Pierce County Auditor’s office concurrent with recording of the subdivision plat. 

 

The covenants shall include the following terms:

 

1.         The Covenant shall establish minimum annual assessments in amount adequate to defray costs of ordinary maintenance and procedures for approval of additional needed assessments.

2.         The Covenant shall include a periodic maintenance schedule.

3.         The covenants for maintenance shall be enforceable by any property owner served by the street.

4.         The means shall be established for assessing maintenance and repair costs equitably to property owners served by the private street.

5.         The covenants shall run with the land.

6.         “Maintenance” shall include, but not limited to street surfacing, shoulders, gates, signs, pavement markings, street lighting, storm drainage facilities, and vegetation control.

 

7.         The Town shall have the right to inspect the condition of private streets and if in the opinion of a licensed professional engineer, the condition of private streets has deteriorated to the level where improvements are needed, the Town has the right to order that this work be done.  If the property owners associated or the developer do not carry out said improvements in a timely manner, the Town has the right to order the improvements.

E.         Street signs:  Private street signs with street designations shall be provided by the developer at the intersection of private street with private and public streets.  Such signs shall meet the specifications of Pierce County Road Standards and, in the case of intersections with public streets, shall be located within the public right-of -way or within a separate maintenance easement.  Road signs shall be included in the maintenance agreement. 

F.         Inspection:  Private streets will be subject to the same inspection schedule as pubic streets. 

G.        Developer maintenance obligation:  The developer of a residential plat shall be responsible to insure the maintenance of the private street for a period of two (2) years from the date of recording of the plat or short plat.  Thereafter, the developer’s maintenance responsibility will depend upon the number of lots under the developer’s continuing ownership, as stated in the recorded maintenance agreement. 

 

15.74.150        Right-of-way Improvements and Dedication to Precede Development or Building:

A.        Except as noted under Subsection C below, the Town will not issue a land use or building permit unless or until the public rights-of-way upon which the subject property abuts are:

1.         Considered fully improved (see Subsection B below) to the standards of the right-of-way classification (as specified in Section 15.74.070 of this ordinance); and

2.         Offered for dedication to the public.

B.         The Town Engineer will consider Subsection A above fulfilled if the circumstances listed below are met. It will be at the discretion of the Town Engineer, based on knowledge of upcoming projects in the vicinity, safety issues, or sound engineering judgment, as to which method will be allowed or not allowed. Improvements will be considered fully installed:

1.         Where the rights-of-way are already improved to their classification standards and dedicated to the Town,

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

3.         Where the applicant 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 posted a completion security with the Town Engineer in accordance with Section 15.02.1130 of this ordinance. The completion security will guarantee the completion of road and/or drainage improvements that are required,   

5.         If Subsections B (1-4) above are declared unfeasible by the Town Engineer, then improvements will be considered fully installed if the applicant has dedicated the rights-of-way to the public and elected to pay to the Town an amount equal to the cost of installing the improvements. In such circumstances, the funds would be maintained in an account to be used specifically for improvements on that right-of-way within the general vicinity of the project.

6.         A maintenance security may be required if work is not complete at the time of the first sale of property out of the developer’s possession.

C.        This section does 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%); or

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

 

15.74.160        Attention to Disabled Persons in Street and Sidewalk Construction:

A.        Whenever curb and gutter construction is used on public streets (see Subsection 15.74.020 B) wheelchair ramps for disabled persons must be provided at intersections and other major points of pedestrian flow.

B.         Wheelchair ramps and depressed curbs must be constructed in accordance with published standards of the Washington State Building Code addressing accessibility.

 

15.74.170        Street Names and House Numbers:

A.        The developer will assign the "Public Street" name subject to the approval of the permit-issuing authority.

B.         The Town will assign the building numbers.

C.        The Town Council may by resolution name or re-name streets.

 

15.74.180        Bridges:

Bridges, whether on public roads or private roads, must be designed and constructed to meet minimum requirements set forth in the AASHTO Bridge Specifications and in accordance with the Pierce County Road Standards.

 

15.74.190        Utilities:

Utilities to be located within the street right-of-way must be constructed in accordance with current franchise and permit procedures and in compliance with the Pierce County Roads Standards.

 

15.74.200        Vacation of Public Rights-of-Way:

Applications for vacations of public rights-of-way will be processed in accordance with Chapter 35.79 RCW and Chapter 15.94 of this ordinance.


           

15.74.210        Right-of-way Permit Required:

Before performing any work within a right-of-way, the person performing the work must obtain a right-of-way permit from the Town Engineer. The Town Engineer may condition the permit as necessary to protect the public health, safety, and welfare.


Chapter 15.76

 

UTILITIES

 

Sections:

 

GENERAL

15.76.010   Utility Ownership and Easement Rights

15.76.020   Right-of-way Permit Required

15.76.030   Plan Approval Required

15.76.040   As-built Drawings Required

15.76.050   Utilities to be Consistent with Internal and External Development

 

SEWER

15.76.060   Construction Standards and Specifications

15.76.070   Serving Lots with Sewage Disposal Systems

15.76.080   Sewage Disposal Facilities Required before Construction is Complete

15.76.090   Compliance with Standards

15.76.100   Conveyance of Facilities to Town

15.76.110   Side sewer Permits Required

15.76.120   Costs of Side Sewer Borne by Owner

15.76.130   Side Sewer Permitting Process

15.76.140   Side Sewer Contractor Registration Required

15.76.150   Each Side Sewer to have Individual Building Sewer Connection, Unless Exception Granted

15.76.160   Protection of Excavations - Restoration of Public Property

 

WATER

15.76.170   Construction Standards and Specifications

15.76.180   Water System Required

15.76.190   Compliance with Standards

          15.76.200   Conveyance of Facilities to the Town      

          15.76.210   Licensed Plumber Required to make Connections

          15.76.220   Costs Borne by Owner

          15.76.230   Make Application to Connect to Town Water System

15.76.240   Each Lot to have Individual Water Connection, unless Exception Granted

15.76.250   Protection of Excavations - Restoration of Public Property

 

OTHER UTILITIES

15.76.260   Construction Standards and Specifications

15.76.270   Lighting Requirements

15.76.280   Electric Power

15.76.290   Telephone Services

15.76.300   Underground Utilities

15.76.310   Sites for and Screening of Dumpsters

 

GENERAL

 

15.76.010        Utility Ownership and Easement Rights:

When a developer installs or causes the installation of water, sewer, electrical power, telephone, cable television, or other types of utility facilities and intends that the facilities will be owned, operated, or maintained by a public utility or other entity, the developer must transfer to the utility or other entity the necessary ownership or easement rights to enable the utility or entity to operate and maintain the facilities.

 

15.76.020        Right-of-way Permit Required:

A.        Before performing any work within a right-of-way, the person performing the work must obtain a right-of-way permit from the Town Engineer,

B.         The Town Engineer may condition the permit as necessary to protect the public health, safety, and welfare.

 

15.76.030        Plan Approval Required:

A.        Before any new sewer system or water system pipes are installed, a developer must provide plans to the Town Engineer for review.

B.         A licensed engineer must prepare the plans provided to the Town Engineer for review.

 

15.76.040        As-built Drawings Required:

A.        Whenever a developer installs or causes to be installed any utility line within the Town, or connects to existing facilities within the Town, the developer must furnish the Town with four (4) Mylar copies of a drawing that shows the exact location of such utility lines as soon as practicable after installation is complete, and before acceptance of any utility line.

B.         The Town Engineer must verify the accuracy of the drawings.

C.        Compliance with this requirement is a condition of the continued validity of the permit authorizing the development.

 

15.76.050        Utilities to be Consistent with Internal and External Development:

A.        Whenever it can reasonably be anticipated that utility facilities constructed in one development will be extended to serve other adjacent or nearby developments, the utility facilities (e.g., water or sewer lines) must be located and constructed so that extensions can be made conveniently and without undue burden or expense or unnecessary duplication of service. In all cases, utility lines must extend to the common property line(s) of the subject property and the property where future development is anticipated.

B.         All utility facilities must be constructed in a way that will

1.         Minimize interference with pedestrian or vehicular traffic; and

2.         Facilitate maintenance without undue damage to improvements or facilities located within the development.

 

SEWER

 

15.76.060        Construction Standards and Specifications:

A.        All sewage disposal lines must be constructed in accordance with the latest edition of the American Public Water Association (APWA) Standard Specifications.

            B.         Sewage disposal lines and water lines must be separated by at least ten (10) feet.

 

15.76.070        Serving Lots with Sewage Disposal Systems:

            If a lot is to have a use on it, which requires sewage disposal, then the property owner or developer must install a connecting line to the Town sewer line.

 

15.76.080        Sewage Disposal Facilities Required before Construction is Complete:

A building or structure requiring sewage disposal must be connected to a Town sewer line before the completion of the construction of a building or structure.

 

15.76.090        Compliance with Standards:

A.        All proposed developments:

1.         Must comply with standards and specifications of the Town; and

2.         Must meet the intent of the most recent edition of the Town’s General Sewer Plan.

B.         The Town Engineer must certify to the Town that the proposed system meets the Town’s requirements and will be accepted by the Town.

C.        The state Department of Ecology will also have to approve connections to the Town’s sewer system.

 

15.76.100        Conveyance of Facilities to the Town:

A.        The following criteria must be met, unless otherwise waived by the Town Engineer, before sewer facilities are conveyed to the Town:

1.         A public utility easement of adequate dimensions must be concurrently granted to the Town.

2.         The facilities must be inspected for conformance with the standards specified in the latest addition of the APWA Standard Specifications for public sewer facilities. The Town Engineer may require any test to demonstrate conformance. Tests may include, but are not limited to, infiltration, ex-filtration, air tests, or a combination of tests. The applicant must notify the Town Engineer when the sewer facility is ready for inspection.

3.         The applicant must pay all required fees.

4.         The Town Engineer may require the developer to post a maintenance bond (in accordance with Section B below) to cover the cost of replacing or repairing any of the facilities for a period of two years.

B.         If a maintenance security is required by the Town Engineer, the applicant must deposit with the Town a maintenance bond or other acceptable surety to cover the cost of replacing or repairing any or all required improvements and to warrant against defects in labor and material, and against any damage or defects caused by construction activity on the site, for a period of two (2) years from acceptance of improvements by the Town. The maintenance security must be one of the following:

1.         A surety bond executed by a surety company authorized to transact business in the state of Washington in a form approved by the Town Attorney;

2.         A personal bond approved by the Town Attorney co-signed by at least one additional person together with evidence of financial responsibility and resources of those signing the bond sufficient to provide reasonable assurance of ability to proceed in accordance with the agreement;

3.         Cash,

4.         A letter of credit approved by the Town Attorney from a financial institution stating that the money is held for the purposes of development of the stated project.

C.        The bond or other approved surety will be for twenty percent (20%) of the estimated value of all the required improvements as determined by the Town Engineer

D.        Before the warranty period ends, and upon restoration of the improvements to successful operation and the repair of any defects or damage in the improvements, the Mayor will authorize the release of the maintenance bond.

E.         The Mayor may withhold release of the bond or surety up to one year from the date of any restoration or repairs to ensure that the restoration or repairs were adequate.

            F.         The Mayor and the applicant must sign a notarized security agreement, approved in form by the Town Attorney, in accordance with Section 15.02.130 of this ordinance.

G.        When the Town accepts the sewer facilities, the developer must provide the Town Engineer with as-built drawings of the sewer facilities, signed, stamped, and acknowledged by a licensed engineer.

 


15.76.110        Side Sewer Permits Required:

A.        A developer must obtain a side sewer permit for any connection to the Town sewer system.

B.         A permit which includes side sewer work in a public area or the connection with or opening into any public sewer other than through the normal connection point of a “Y”, “T”, or stub, will only be issued to a registered side sewer contractor or qualified Town employee.

C.        A permit, which includes side sewer work on private property, will only be issued to:

1.         The owner of the property (but such permit does not allow the owner to connect the side sewer to a public sewer except through the normal opening of a “Y”, “T”, or stub under the supervision of the Town Engineer or his representative);

2.         A registered sewer contractor; or

3.         A qualified Town employee.

D.        Side sewer permits are not transferable. No authorized person, including any sewer contractor or qualified Town employee, may lay any pipe pursuant to any other person’s permit.

E.         No permit will be issued for side sewer connection before the Town accepts the main sewer.

 

15.76.120        Costs of Side Sewer and STEP System Borne by Owner:

A.        The property owner must pay all costs and expenses related to the installation and connection of the side sewer.

B.         The owner must indemnify the Town from any loss or damage that may directly or indirectly be caused by the installation of the side sewer.

 

15.76.130        Side Sewer Permitting Process:

A.        The Town Engineer will issue permits for the side sewer.

B.         The applicant for a side sewer permit must supply the Town Engineer with the following information, on a form provided by the Town:

1.         Owner’s name;

2.         Address of property to be served;

3.         Owner’s mailing address;

4.         Name and address to which bills must be sent;

5.         Registered side sewer contractor’s or qualified Town employee’s name and proof of qualification,

6.         Legal description of the property to be served;

7.         All outside dimensions of building to be served;

8.         Location of buildings on property to be served;

9.         Purpose of building; and

10.       Alignment of the proposed side sewer.

C.        All required fees must be paid before any side sewer permit is issued. Such fees may include, but are not limited to: permit fees, stub fees, general facilities connection charges, in-lieu-of-assessment charges, reconnection charges, and/or any other charges (outstanding or otherwise) associated with the permit or the property.

D.        The permit card must be posted on the job before starting the work and must be readily accessible to the Town Engineer.

E.         The installer of the side sewer must meet with the inspector on the job whenever so directed.

            F.         No side sewer may be backfilled before approval of the Town Engineer.

 

15.76.140        Side Sewer Contractor Registration Required:

A.        To assure safe and quality construction of side sewers, and safe and quality connection of side sewers to the public sewers of the Town, no person, other than the owner of the property involved, may construct, install, repair, reconstruct, excavate, or connect to the public sewers of the Town any side sewer, unless he is:

1.         A side sewer contractor holding a valid, unsuspended current certificate of registration issued by the Department of Licenses of the State of Washington (pursuant to Chapter 18.27 RCW); or

2.         A qualified employee of the Town.

B.         All such registered side sewer contractors and/or qualified Town employee:

1.         Must adhere at all times to the then-current requirements of the Town relating to side sewers, connections to public sewers, and side sewer contractors, including reasonable requirements of the Town Engineer relating to construction, installation, reconstruction and repair of side sewers; and

2.         Will be liable for all damage to the public sewers and sewage treatment plant of the Town.

 

15.76.150        Each Side Sewer to have Individual Side Sewer Connection, unless Exception Granted:

A.        Not more than one primary structure may be connected to the sewer system by a single connection unless the Town Engineer grants an exception before the construction of such connection.

B.         If more than one primary structure is connected to the public sewer system by a single connection, a mutually beneficial easement must be granted to the respective properties over the shared portions of the connection, thus assuring that all properties involved will have perpetual use of the side sewer. Provisions must also be made for maintenance and access for repair. The property owner must:

1.         Record the easement(s) with the County Auditor; and

2.         Give a copy to the Town.

 

15.76.160        Protection of Excavations – Restoration of Public Property:

A.        All excavations for side sewer installations must be adequately guarded with barricades and lights so as to protect the public from hazard.

B.         Streets, sidewalks, parkways, and other public property disturbed in the course of the work must be restored in a manner satisfactory to the Town.

            C.        Upon notification by the Town, the property owner must repair any trench settlement within public rights-of-way.  If the property owner fails to repair the trench, the Town will make repairs and bill the property owner for the cost of the repairs.

 

WATER

 

15.76.170        Construction Standards and Specifications:

A.        All water distribution lines must be constructed in accordance with the most current edition of the APWA Standard Specifications; and

B.         Sewage disposal lines and water lines must be separated by at least ten (10) feet.

 

15.76.180        Water System Required:

Every principal use and every lot within a subdivision or in any existing plat must be served by a water supply system that:

A.        Is adequate to accommodate the reasonable needs of the use or subdivision lot; and

B.         Complies with all laws of the Washington State Department of Health and all Town ordinances.

 

15.76.190        Compliance with Standards:

            A.        All proposed developments must comply with standards and specifications of the Town and must meet the intent of the most recent edition of the Town’s Comprehensive Water Plan. The Town Engineer must certify to the Town that the proposed water system meets the Town’s requirements and will be accepted by the Town.

            B.         In order to obtain a building permit for certain uses applicants must supply evidence of adequate water supply, as required by RCW 19.27.097.

 

15.76.200        Conveyance of Facilities to the Town:

A.        The following criteria must be met, unless otherwise waived by the Town Engineer, before water facilities are conveyed to the Town:

1.         A public utility easement of adequate dimensions must be concurrently granted to the Town.

2.         The facilities must be inspected for conformance with the standards specified in the most current edition of the APWA Standard Specifications for public water facilities. The Town Engineer may require any test to demonstrate conformance. The applicant must notify the Town Engineer when the water lines are ready for inspection.

3.         The applicant must pay all required fees.

4.         The Town Engineer may require the applicant to post a maintenance bond (in accordance with Section B below) to cover the cost of replacing or repairing any of the facilities.

B.         If a maintenance security is required by the Town Engineer, the applicant must deposit with the Town a maintenance bond or other acceptable surety to cover the cost of replacing or repairing any or all required improvements and to warrant against defects in labor and material, and against any damage or defects caused by construction activity on the site, for a period of two years from acceptance of improvements by the Town. The maintenance security must be one of the following:

1.         A surety bond executed by a surety company authorized to transact business in the state of Washington in a form approved by the Town Attorney;

2.         A personal bond approved by the Town Attorney co-signed by at least one additional person together with evidence of financial responsibility and resources of those signing the bond sufficient to provide reasonable assurance of ability to proceed in accordance with the agreement;

3.         Cash,

4.         A letter of credit approved by the Town Attorney from a financial institution stating that the money is held for the purposes of development of the stated project.

C.        The bond or other approved surety will be for twenty percent (20%) of the estimated value of all the required improvements as determined by the Town Engineer.

D.        When the warranty period ends, and upon restoration of the improvements to successful operation and the repair of any defects or damage in the improvements, the Town Engineer will authorize the release of the maintenance bond.

E.         The Town Engineer may withhold release of the bond or surety up to one year from the date of any restoration or repairs to insure that the restoration or repairs were adequate.

            F.         The Mayor and the applicant must sign a notarized security agreement, approved in form by the Town Attorney, in accordance with Section 15.02.130 of this ordinance.

G.        When the Town accepts water facilities, the developer must provide the Town Engineer with as-built drawings of the water facilities, signed, stamped, and acknowledged by an engineer.

 

15.76.210        Licensed Contractor Required to make Connections:

A licensed contractor or Town employee must make all water line connections.

 

15.76.220        Costs Borne by Owner:

A.        The property owner must pay all costs and expenses related to the installation and connection of the water lines.

B.         The owner must indemnify the Town from any loss or damage that may directly or indirectly be caused by the installation of the water lines.

 

15.76.230        Make Application to Connect to Town Water System:

A.        Before connecting to the Town water system, a property owner or developer must:

1.         Make application; and

2.         Pay the water connection fee.

            B.         The Town will supply a 5/8 x 3/4-inch water meter and the connection can be made once the fee has been paid.

            C.        No water line trenches may be backfilled before approval of the Town Engineer.

 

15.76.240        Each Lot to have Individual Water Connection, unless Exception Granted:

A.        Not more than one primary structure may be connected to the water system by a single connection unless the Town Engineer grants an exception before the construction of such connection.

B.         If more than one primary structure is connected to the public water system by a single connection, a mutually beneficial easement must be granted to the respective properties over the shared portions of the connection, thus assuring that all properties involved will have perpetual use of the water line. Provisions must also be made for maintenance and access for repair. The applicant must:

1.         Record the easement(s) with the County Auditor; and

2.         Give a copy to the Town.

 

15.76.250        Protection of Excavations – Restoration of Public Property:

A.        All excavations for water line installations must be adequately guarded with barricades and lights so as to protect the public from hazard.

B.         Streets, sidewalks, parkways, and other public property disturbed in the course of the work must be restored in a manner satisfactory to the Town.

            C.        Upon notification by the Town, the property owner will repair any trench settlement within public rights-of-way. If the property owner fails to repair the trench, the Town will make repairs and bill the property owner for the repairs.

 

OTHER UTILITIES

 

15.76.260        Construction Standards and Specifications:

Construction and design standards and specifications for the components of utilities other than sewer and water are to be constructed in accordance with current franchise and permit procedures and in compliance with the most recent edition of the Pierce County Road Standards.

 

15.76.270        Lighting Requirements:

A.        Subject to Subsection B below, all public streets, sidewalks, and other common areas or facilities in subdivisions created after the effective date of this Chapter must be sufficiently illuminated to ensure the security of property and the safety of persons using such streets, sidewalks, and other common areas or facilities.

B.         All entrances and exits in substantial buildings used for non-residential purposes and in multi-family residential developments must be adequately lighted to ensure the safety of persons and the security of the buildings.

C.        All outdoor lights must be low sodium or similar lamp type and be down-shielded to prevent light pollution.

D.        Lighting within any lot that unnecessarily illuminates any other lot or public right-of-way and substantially interferes with the use or enjoyment of such other lot or public right-of-way is prohibited.

            E.         Lighting for automated teller machines or night deposit facilities must be provided in accordance with RCW 19.174.050.

 

15.76.280        Electric Power:

Every principal use and every lot within a subdivision or existing plat must have available to it a source of electric power adequate to accommodate the reasonable needs of the use or lot.

 

15.76.290        Telephone Services:

Every principal use and every lot within a subdivision or existing plat must have available to it a telephone service cable adequate to accommodate the reasonable needs of the use or lot.

 

15.76.300        Underground Utilities:

A.        Except as noted in Subsections D-F below, all new electric power lines (not to include transformers or enclosures containing electrical equipment including, but not limited to, switches, meters, or capacitors which may be pad mounted), telephone, cable television, and other communication lines installed must be placed underground in accordance with the specifications and policies of the respective utility service providers.

B.         Utilities within the right-of-way on new roads must be installed in accordance with the most recent edition of the Pierce County Roads Standards. If the distribution line originates from a point opposite any public roadway from the new construction, the service lines must be placed under the roadway by means of boring or surface excavation across the roadway.

C.        For new development in existing plats or for infill development, utilities may be installed above ground, with the approval of the Town Engineer and the respective utility service provider.

D.        If the respective utility provider determines that an underground system cannot reasonably be installed according to accepted engineering practices, the requirements of this Section may be waived upon receipt of a written notice from the Town Engineer. The waiver must be noted in the permit or it will be considered as not being granted. If under-grounding is not determined to be feasible, the applicant must either sign a concomitant agreement or a no protest agreement of the formation of an LID for future under-grounding. Determination of which form of promissory will be used is at the discretion of the Town Engineer.

E.         Nothing in this section or any other section in relation to underground utilities applies to power lines carrying a voltage of 15 kV or more.

F.         Nothing in this section or any other section in relates to underground utilities prohibits the placement of mounted transformers, terminal pedestal, or other electrical and communications devices above ground, as determined by the appropriate service utility provider involved.

 

15.76.310        Sites for and Screening of Dumpsters:

A.        Every development which is or will be required to provide one or more dumpsters for solid waste collection under the Town’s solid waste collection policies must provide sites for such dumpsters that are:

1.         Located so as to facilitate collection and minimize any negative impact on persons occupying the development site, neighboring properties, or public rights-of-way, and

2.         Constructed according to specifications established by the Town Engineer to allow for collection without damage to the development site or the collection vehicle.

B.         All dumpsters must be screened if and to the extent that, in the absence of screening, they would be clearly visible to:

1.         Persons in any dwelling unit on residential property other than that where the dumpster is located; or,

2.         Occupants or customers in any building on nonresidential property other than that where the dumpster is located, unless the other property is used primarily for purposes permitted exclusively in the Light Industrial district; or,

3.         Persons traveling on any public street, sidewalk, or other public way.

 


Chapter 15.78

 

DRAINAGE, EROSION CONTROL, AND STORMWATER MANAGEMENT

 

 

Sections:

 

15.78.010   Natural Drainage System Utilized to extent Feasible

15.78.020   Developments must Drain Properly

15.78.030   Stormwater Management

15.78.040   Erosion Control and Sedimentation

15.78.050   Stormwater System Design

15.78.060   Illegal Discharge of Materials into the Stormwater System

 

 

15.78.010        Natural Drainage System Utilized to Extent feasible:

A.        To the extent practicable, all development must conform to the natural contours of the land and natural and pre-existing human-made drainage ways must remain undisturbed.

B.         To the extent practicable, lot boundaries must coincide with natural and pre-existing human-made drainage ways within subdivisions to avoid the creation of lots that can be built upon only by altering such drainage ways.

 

15.78.020        Developments must Drain Properly:

A.        All developments must be provided with a drainage system that is adequate to prevent the undue detention or retention of surface water on the development site. Surface water will not be regarded as unduly detained or retained if:

1.         The detention or retention results from a technique, practice or device deliberately installed as part of an approved sedimentation or stormwater runoff control plan; or

2.         The detention or retention is not substantially different in location or degree than that experienced by the development site in its pre-development state, unless such detention or retention presents a danger to health or safety.

B.         No surface water may be channeled or directed into a sewer line.

C.        Whenever practicable, the drainage system of a development must coordinate with and connect to the drainage systems or drainage ways on surrounding properties or streets.

D.        Construction specifications for drainage swales are contained in the most recent edition of the Pierce County Road Standards.

 

15.78.030        Stormwater Management:

All developments must be constructed and maintained so that adjacent properties are not unreasonably burdened with surface waters as a result of the developments. More specifically:

A.        No development may be constructed or maintained so that the development unreasonably impedes the natural flow of water from higher adjacent properties across the development, resulting in substantial damage to the higher adjacent properties; and

B.         No development may be constructed or maintained so that surface waters from the development are unreasonably collected and channeled onto lower adjacent properties, resulting in a volume and/or rate that is substantially greater than the pre-development volume and/or rate.

 

15.78.040        Erosion Control and Sedimentation:

            A.        Erosion control and water quality control facilities for projects that disturb over five (5) acres must apply to the state Department of Ecology for an NPDES permit.

B.         Erosion control plans are required as a component of the site plan for all plats and all projects, which require site plan review. Erosion control plans may include practices such as using straw bales, hydro seeding, etc.

C.        Development of the land may not begin (and no building permits may be issued) until the Town Engineer approves the erosion control plan.

D.        For purposes of this Section, “disturb,” means any use of the land by any person in any development, and/or road construction and maintenance that results in a change in the natural cover or topography that may cause or contribute to sedimentation. Sedimentation occurs whenever solid particulate matter, mineral or organic, is transported by water, air, gravity, or ice from the site of its origin.

 

15.78.050        Stormwater System Design:

A.        Storm sewers constructed within the street will be sized by the developer’s engineer and will consider all potential runoff requirements within the site and upstream of the site.  Whenever practical, the stormwater system design shall conform to the Pierce County Stormwater Management and Site Development Manual.

1.         The storm sewer will be sized for a 100-year design recurrence criteria for storm drainage facilities.

2.         The minimum size of storm sewers is 8 inches in diameter.

3.         Spacing of catch basins along the street must conform to engineering published recommendations, which consider profile of the street and street width.

B.         On-site detention may be required for new development where downstream deficiencies exist or are anticipated to exist in the next five (5) years. Development that will be less than five thousand (5,000) square feet of impervious surface is exempt from detention requirements. The square footage considers the total development of the property including the future potential impervious surface. Recommended design recurrence criteria for a commercial or residential storm drainage detention facility is a ten (10) year interval.

 

15.78.060        Illegal Discharge of Materials into the Stormwater System:

The discharge of any material other than stormwater into the stormwater system is prohibited.


 

Chapter 15.84

 

BUILDINGS AND CONSTRUCTION

 

 

Sections:

 

15.84.010   Washington State Building Ordinances Adopted

15.84.020   Duties of the Building Inspector

15.84.030   Building Permits

15.84.040   Building Permit Fees

15.84.050   Side Sewer Permits

15.84.060   Only Construction in Compliance with Approved Plans Authorized

15.84.070   Accessory Buildings

15.84.080   Fences

15.84.090   Retaining Walls

15.84.100   Signs

15.84.110   Repairs and Maintenance

15.84.120   Inspection of Improvements

 

 

15.84.010        Washington State Building Ordinances Adopted:

The model codes listed below, as approved and adopted by the State Building Code Council (SBCC), together with any amendments or additions, are hereby adopted by this reference. These codes apply to all new construction, remodeling, or repairs. Copies of the codes are on file in the offices of the Town Clerk-Treasurer and the Building Inspector.

A.        Uniform Building Code (UBC) & Standards;

B.         Uniform Plumbing Code (UPC) & Standards;

C.        Uniform Mechanical Code (UMC) & Standards;

D.        Uniform Swimming Pool, Spa, & Hot Tub Code;

E.         Uniform Code for the Abatement of Dangerous Buildings;

F.         Washington State Barrier Fee Regulations;

G.        Washington State Energy Code;

H.        Washington State Ventilation & Indoor Air Quality Code;

I.          Washington State Historic Building Code;

            J.          Uniform Building Code Appendix Chapter 15 (Re-roofing);

            K.        Uniform Building Code Appendix Chapter 33 (Excavation and Grading);

L.         Uniform Building Code Appendix Chapter 34, Division 1 (Life Safety Requirements For Existing Buildings Other Than High-rise Buildings)           

 

15.84.020        Duties of the Building Inspector:

The duties of the Building Inspector are described in the model codes listed above.

 

15.84.030        Building Permits:

A.        No building or other structure may be erected, moved, added to, or structurally altered without a permit issued by the Building Inspector. No building permit may be issued except in conformity with the provisions of this ordinance.

B.         When required by the Building Inspector, all applications for building permits must be accompanied by plans in duplicate, drawn to scale, showing:

1.         The actual dimensions and shape of the lot to be built upon;

2.         The exact sizes and location of existing buildings on the lot, if any; and

3.         The location and dimensions of the proposed building or alteration.

C.        The application must include such other information as lawfully may be required by the Building Inspector, including:

1.         Existing or proposed building or alteration;

2.         Existing or proposed uses of the building and land;

3.         The number of families, housekeeping units, or rental units the building is designed to accommodate;

4.         Conditions existing on the lot; and

5.         Other matters as may be necessary to determine conformance with, and provide for the enforcement, of this ordinance.

D.        One copy of the plans will be returned to the applicant by the Building Inspector after marking the copy approved or disapproved and signing the copy. The Building Inspector will retain the second copy of the plans.

E.         If work described in any building permit has not begun within 180 days from the date of issuance of the permit, the permit will expire, the Building Inspector will cancel the permit, and written notice that the permit has expired will be given to the applicant.

 

15.84.040        Building Permit Fees:

Building permit fees are set by resolution.

 

15.84.050        Side Sewer Permit:

No building permits for primary use structures will be issued without the applicant having first secured a side sewer permit per Section 15.76.110 of this ordinance.

 

15.84.060        Only Construction in Compliance with Approved Plans Authorized:

A.        Building permits issued on the basis of plans and applications approved by the Building Inspector authorize only the construction set forth in such approved plans and application and no other construction.

B.         Construction different than that authorized will be considered a violation of this ordinance and punishable as provided by Section 15.02.130 of this ordinance.

 

15.84.070        Accessory Buildings:

Accessory buildings may not be constructed before construction of the main building.

 

15.84.080        Fences:

A.        Building permits are required for all fence construction six (6) feet and over in height.

B.         No fence on a corner lot may interfere with a driver’s ability to see at an intersection. Fences on corner lots may not be more than forty-two (42) inches above street grade.

 

15.84.090        Retaining Walls:

A.        Building permits are required for all retaining walls over four (4) feet in height, measured from the bottom of the footing.

            B.         All retaining walls over eight (8) feet in height must be designed, stamped, and acknowledged by a professional engineer licensed by the State of Washington.

 

15.84.100        Signs:

Sign permits are required for sign installations and must comply with the regulations of Chapter 15.80 of this ordinance.

 

15.84.110        Repairs and Maintenance:

Nothing in this ordinance prevents the strengthening or restoring to a safe condition of any building or structure declared unsafe by any official charged with protecting public safety.

 

15.84.120        Inspection of Improvements:

A.        Before signing off the final inspection, the Building Inspector will inspect all improvements installed as a requirement of this ordinance or as a condition of permit on or adjacent to the site.

B.         Any improvements found to be damaged by the builder must be repaired before receiving final inspection sign-off.

 


Chapter 15.86

 

FIRE CODE

 

 

Sections:

 

15.86.010   Uniform Fire Code Adopted

15.86.020   Applicability

15.86.030   Fire Chief Approval Prior to Issuance of Permits

15.86.040   Hydrants to be Served by Town of South Prairie

15.86.050   Hydrant Standards

15.86.060   Piping and Flow Standards

15.86.070   Plan Approval Required

15.86.080   Plan Review

15.86.090   Waiver and Modification

15.86.100   Obstruction Prohibited

 

 

15.86.010        Uniform Fire Code Adopted:

The model codes listed below, as approved and adopted by the State Building Code Council (SBCC), together with any amendments or additions, are hereby adopted by this reference. The Uniform Fire Code applies to all new construction, remodeling, or repairs. Copies of the Uniform Fire Code are on file in the offices of the Town Clerk-Treasurer and the Building Inspector.

            A.        Uniform Fire Code (UFC) & Standards;

B.         Uniform Fire Code Appendix Chapter 11-B (Protection of Flammable and Combustible Liquid Tanks in Locations Subject to Flooding); and

C.        Uniform Fire Code Appendix Chapter 11-F (Protected Aboveground Tanks for Motor Vehicle Fuel-dispensing Stations Outside Buildings)

 

15.86.020        Applicability:

A.        The provisions of this Chapter apply to all commercial buildings constructed or developed within the Town limits, when the buildings will be served by water mains and fire hydrants capable of delivering the required fire, unless specifically exempted by this Chapter, or unless waived or modified by the Fire Chief pursuant to Section 15.86.090 of this ordinance.

B.         Decisions of the Fire Chief are considered to be made in the best interest, and with the concurrence, of an affected Fire District in the absence of any credible evidence to the contrary.

 


15.86.030        Fire Chief Approval Prior to Issuance of Permits:

No permit subject to this Chapter will receive final approval until the Fire Chief has verified that the provisions of this Chapter are satisfied.

 

15.86.040        Hydrants to be Served by Town of South Prairie:

All water mains and fire hydrants required by this Chapter must be served by the Town of South Prairie water system.

 

15.86.050        Hydrant Standards:

Every development must include a system of fire hydrants sufficient to provide adequate fire protection for the buildings located or intended to be located within the development. The following hydrant standards apply unless waived or modified pursuant to Section 15.86.090 of this Chapter:

A.        Any new hydrant installations must comply with the most recent edition of the document entitled [“Conditions and Standards for Connecting to the Town’s Water System.”]

 

B.         Spacing:

1.         Within areas exclusively developed for residential occupancy, maximum distance from a fire hydrant to an access point of any lot is two hundred fifty (250) feet along a roadway.

2.         The maximum distance between hydrants in residential areas is no greater than five hundred (500) feet.

3.         For all other occupancy types, the maximum distance from a fire hydrant to the access point of the lot is one hundred fifty (150) feet along a roadway.

4.         When any portion of a commercial building is more than one hundred fifty (150) feet from the water supply on a public street and when required by the Fire Chief, on-site fire hydrants and mains capable of supplying the required fire flow must be provided. Water supply may consist of reservoirs, pressure tanks, elevator tanks, water mains, or other fixed systems capable of supplying the required fire flow as approved by the Fire Chief and Town.

 

C.        Location:

1.         Whenever possible, hydrants must be located at street intersections, provided that when such location results in spacing distances greater than allowed by this Chapter, additional hydrants may be required between intersections; provided further that when the required fire flow is greater than 1500 GPM, the number and location of hydrants will be determined by the Town and approved by the Fire Chief.

2.         Fire apparatus access roads must be provided and maintained in accordance with the most recent edition of the Pierce County Roads Standards.

3.         When the developer installs the fire protection facilities pursuant to Section 901.3 of the UFC, the facilities must be installed before any combustible construction is installed on-site.

4.         Water mains and fire hydrants must be capable of delivering the required fire flow to the site and will remain the responsibility of the developer until accepted by the Town.

5.         When alternate provisions are provided pursuant to Section 15.86.090 of this ordinance the above requirements may be waived or modified.

6.         When locating hydrants, consideration will be given to: hazardous operations and the practicality of sound fire service practices (fences, roadways, barriers to operation, etc.); the recommended location preferred by the Town; and the required ten (10) foot vehicle clear zone on each side of each hydrant.

 

D.        Additional location requirements for commercial buildings:

1.         The minimum number of public and private hydrants required will be determined by dividing the required fire flow for the building by 1,500.

2.         Hydrants may be located no closer than fifty feet (50) to and no more than two hundred fifty (250) feet from a building.

3.         No hydrant may be located more than one hundred fifty (150) feet from a sprinkler or standpipe connection.

 

E.         Installation:

1.         Hydrants must stand plumb and be set to the finished grade.

2.         The bottom of the lowest outlet of the hydrant must be no less than eighteen (18) inches above the grade.

3.         There must be a thirty-six (36) inch radius of clear area about the hydrant for the operation of a hydrant wrench on the outlets and the control valve.

4.         The pumper port must face the street or, where the street cannot be clearly identified, must face the most likely location of a fire truck while pumping, as determined by the Fire Chief.

5.         Any hydrant must have a Fire Chief approved port fitting.

 

F.         Fire hydrants must be protected from damage.

1.         Internal maintenance of public fire hydrants is the responsibility of the Town.

2.         Private hydrants must be protected and maintained in accordance with the Uniform Fire Code.

 

15.86.060        Piping and Flow Standards:

The following standards relating to water mains, hydrant branches, and fire flow apply to all new development in the Town unless waived or modified, pursuant to Section 15.86.090 of this ordinance:

A.        Hydrant branches must not have a domestic supply outlet and must meet the design standards of the Town (see Chapter 15.76 of this ordinance).

B.         New or replaced water mains serving fire hydrants must meet the design standards of the Town (see Chapter 15.76 of this ordinance).

C.        Flow requirements:

1.         Service mains supplying hydrants must be designed to provide not less than 750 GPM at twenty pounds per square inch (20 psi) residual pressure over and above the computed maximum daily domestic consumption for the period of time specified in the Washington Survey and Rating Bureau’s Grading Schedule, Table 4.

2.         In addition, service mains supplying hydrants must provide the fire flow required to each building covered at the number of gallons per minute specified in UFC Appendix IIIA, except as to single dwellings. The Fire Chief may require construction in compliance with design from a registered professional engineer in order to assure that the required fire flow will be achieved.

 

15.86.070        Plan Approval Required:

A.        Before any new hydrants or mains serving hydrants are installed, the developer must provide plans, prepared by a licensed engineer, for review by the Town Engineer.

B.         Upon completed installation and acceptance by the Town, the developer must give the Fire Chief two copies of the accurate and identifiable as-built drawings or plans showing the location of all mains, hydrant branches, valves, and fire hydrants installed.

 

15.86.080        Plan Review:

A.        The Fire Chief must certify that the plans have been reviewed before a development permit for any new or substantially altered commercial building, plat development, or residential complex is issued.

B.         If the plans are in compliance with this Chapter, a notice of approval for issuance of a building permit will be forwarded to the Building Inspector. The approval will be based on the provisions of this Chapter being satisfied before the start of any construction.

 

15.86.090        Waiver and Modification:

A.        Subject to acceptance by the Town, the Fire Chief may grant a waiver or modification to the standards contained in Sections 15.86.050 and 15.86.060 if:

1.         Strict compliance with the standards would create a substantial hardship on the applicant; and

2.         A waiver or modification does not result in inadequate fire protection.

 

B.         Waivers or modifications must:

1.         Be in writing,

2.         State the reasons for the waiver or modification; and

3.         Be provided to the fire district that has jurisdiction over the project.

 

15.86.100        Obstruction Prohibited:

A.        Obstructing the view of a fire hydrant by any means for a distance of fifty feet (50) from any direction of vehicular approach is prohibited.

B.         Any violation of this Section is declared a public nuisance, subject to immediate abatement and subject to Section 15.02.140 of this ordinance.