DEVELOPMENT STANDARDS SECTION 3 – STREET STANDARDS 7 C O M M E R C I A L , I N D U S T R I A L , M U L T I - F A M I L Y A N D N O N - S I N G L E F A M I L Y R E S I D E N T I A L A. All new commercial development, including multifamily dwelling units, and conditional uses for business other than a home occupation, shall make the following minimum street improvements as a condition of any development permit issuance on any right of way which is not fully improved to current City standards: 1. Roadway improvements shall include, but are not limited to street, planter strip, sidewalk, curb and gutter, surface water treatment/flow control and associated conveyance systems, street signs, hot or warm mix asphalt, gravel base course, gravel top course, geotextile fabric, excavation, saw cutting, roadway fill material, striping and street light improvements for the entire right of way frontage. Developer or Developer’s Contractor shall pave/overlay existing roadway from new curb (lip of gutter) to centerline of road width per street classification requirements, if required by City Engineer, refer to the standard details at the end of this section. 2. At a minimum, one (1), 4 foot wide concrete walkway shall be constructed to connect back of curb to the sidewalk (through the planter strip) per each lot of record. 3. Improve the alley serving the property by complying with “Alleys” standards contained herein. B. Developer proposed use of property shall be arranged such that cars will not be queued across sidewalks or into roads, such as “Drive Though”. C. Subject to the limitations set forth in RCW 35.43.182 as it now exists or as may be hereafter amended, when the City determines that improvements should be delayed, property owners shall sign an agreement to support and not oppose formation of a local improvement district for completion of the road and all utilities to City standards. MONUMENT INSTALLATION Monuments and monument cases shall be installed at the centerline of street intersections, the beginning and ending points of all curves, the center of cul-de-sacs and other points as directed by the City Engineer. MONUMENT PROTECTION PLAN BEST PRACTICE This practice has been developed in accordance with guidance provided by the Washington State Board of Registration for Professional Engineers and Land Surveyors. The plan follows the requirements of Revised Code of Washington title 58 and Washington Administrative Code 332-120. City Capital and Maintenance Projects: The Public Works Director or his/her designee shall work to perpetuate monuments on City Capital/Maintenance projects. Capital: Staff will work with design/construction engineers and land surveyors to locate existing monumentation on projects. When removal of monuments will be required, the monument removal policy will be adhered to. Maintenance: Staff will make best attempt to minimize impacts to survey monuments. When removal of monuments will be required, the monument removal policy will be adhered to. Private Projects: Applicants for City of Ellensburg permits shall make their best attempt to locate existing monuments and make their location known as part of the permit application. When design/construction surveyors and engineers are involved, it shall be their duty to make best attempt to show existing monuments on the survey/design. When removal of monuments will be required, the monument removal policy will be adhered to. Monument Removal Policy Removal of monuments shall be in accordance with the Washington State Department of Natural Resources (DNR) requirements. An application to remove or destroy a survey monument shall be filed and approved by the DNR per WAC 332-120. Replacement shall also be in accordance with WAC 332-120. Contact the Public Land Survey Office at DNR. Information can also be found at: http://www.dnr.wa.gov/htdocs/plso/.
