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In order to obtain a geologic permit, the applicant shall submit, along with the appropriate fee, a geologic hazard report which shall be prepared by a registered geologist or a certified engineering geologist recognized by the state and dated no more than one year prior to the application date. The report shall explain fully the activity for which the permit is being sought. If the purpose of the geologic hazard report is for a building permit, then the report shall accompany and address final building plans. Any activities not specifically covered in the report will not be covered by the permit. The report shall also identify the nature, extent, and location of all geologic hazards associated with the proposed site and activity. Finally, the report shall detail exact measures to be taken so as to avoid the occurrence of landslides, erosion, sloughing, puddling, or other identified geologic hazards on the subject and surrounding property or any prohibited activity identified above. For uses requiring removal of vegetation or excavation, plans for the legal disposal of such materials shall be submitted.
(Ord. 24, passed 4-5-1976; Ord. 85, passed 3-15-1982; Ord. 172, passed 10-7-1991; Ord. 239, passed 6-2-1997; Ord. 256, passed 4-6-2004; Ord. 287, passed 5-4-2010)
Geologic hazard reports provided pursuant to this subchapter shall conform to the following requirements from the Guidelines for Preparing Engineering Geologic Reports in Oregon. The geologist’s report shall have reviewed these specific requirements and the applicant shall address the applicable conditions in the proposal. Sections that are not applicable shall be identified as not applicable.
(A) General information.
(1) Client or party that commissioned the report;
(2) Name(s) of geologist(s) who did the mapping and other investigation on which the report is based, and dates when the work was done;
(3) Location and size of area, and its general setting with respect to major or regional geographic and geologic features, including a statement of existing surrounding and on-site land uses and public facilities, utilities, and easements. The location shall be identified by the tax map, tax lot number, and the street address to eliminate confusion in identifying the property;
(4) Purpose and scope of the report and geologic investigation, including the proposed use of the site. Also, identify the level of the study, such as, feasibility, preliminary, final, and the like;
(5) Topography and drainage within or affecting the area;
(6) General nature, distribution, and abundance of exposures of earth materials within the area;
(7) Nature and source of available subsurface information and geologic reports or maps. Suitable explanations of the available data should provide a technical reviewer with the means of evaluating the reliability. Reference to cited works or field observations should be made, to substantiate opinions and conclusions;
(8) Disclosure of known or suspected geologic hazards affecting the area, including a statement regarding past performance of existing facilities (such as, buildings or utilities) in the immediate vicinity;
(9) Locations of test holes and excavations (drill holes, test pits, and trenches) shown on maps and sections described in the text of the report. The actual data, or processed data upon which interpretations are based, should be included in the report to permit technical reviewers to make their own assessments regarding reliability and interpretation;
(10) All field and laboratory testing procedures (by ASTM designation, if appropriate) and test results; and
(11) The signature and seal of the certified engineering geologist who prepared the report.
(B) Geologic mapping and investigation.
(1) Geologic mapping of the area should be done at a scale which shows sufficient detail to adequately define the geologic conditions present.
(a) For many purposes, available published geologic maps are unsuitable to provide a basis for understanding the site conditions, so independent geologic mapping is needed.
(b) If available published geologic maps are used to portray site conditions, they must be updated to reflect geologic or topographic changes which have occurred since map publication.
(c) It may be necessary for the geologist to extend mapping into adjacent areas to adequately define significant geologic conditions.
(2) Mapping should be done on a suitable topographic base or aerial photograph, at an appropriate scale with satisfactory horizontal and vertical control. The date and source of the base should be included on each map or photo.
(3) The geologist doing the investigation and preparing the map should report the nature of bedrock and surficial materials, the structural features and relationships, and the three-dimensional distribution of earth materials exposed and inferred within the area. A clear distinction should be made between observed and inferred features and relationship.
(4) The report should include one or more appropriately positioned and scaled cross-sections to show subsurface relationships that cannot be adequately described in words alone. Fence or block diagrams may also be appropriate.
(C) Geologic descriptions.
(1) The report should contain brief but complete descriptions of all natural materials and structural features recognized or inferred within the subject area. Where interpretations are added to the recording of direct observations, the basis for such interpretations should be clearly stated. Describe all field mapping and exploration procedures (surface geologic reconnaissance, drilling, trenching, geophysical survey, and the like).
(2) The following checklist may be useful as a general, though not necessarily complete, guide for descriptions:
(a) Bedrock.
1. Identification of rock types;
2. Relative and absolute age and, where possible, correlation with named formations and other stratigraphic units;
3. Surface and subsurface expression, areal distribution, and thickness;
4. Pertinent physical characteristics (such as, color, grain size, nature of stratification, strength, and variability);
5. Distribution and extent of zones of weathering; significant differences between fresh and weathered rock; and
6. Special engineering geologic characteristics or concerns (such as, factors affecting proposed grading, construction, and land use).
(b) Structural features: stratification, faults, discontinuities, foliation, schistosity, and folds.
1. Occurrence, distribution, dimensions, orientation, and variability; both within and projecting into the area;
2. Relative ages, where pertinent;
3. Special features of faults (such as, topographic expression, zones of gouge and breccia, nature of offsets, age of movements, youngest faulted unit, and oldest unfaulted unit); and
4. Other significant structural characteristics or concerns.
(c) Surficial deposits: alluvial, colluvial, eolian, glacial, lacustrine, marine, residual, mass movement, volcanic (such as, cinders and ash), and fill.
1. Identification of material, grain size, relative age, and degree of activity of originating process;
2. Distribution, dimensional characteristics, variations in thickness, degree of soil development, and surface expression;
3. Pertinent physical and engineering characteristics (such as, color, grain size, lithology, compactness, cementation, strength, thickness, and variability);
4. Special physical or chemical features (such as, indications of volume change or instability, such as expansive clays or peat); and
5. Other significant engineering geologic characteristics or concerns.
(d) Surface and shallow subsurface hydrologic conditions, including groundwater, springs, and streams and their possible effect on site. Indicate how conditions may be affected by variations in precipitation, temperature, and the like:
1. Distribution, occurrence, and variations (such as, drainage courses, ponds, swamps, springs, seeps, and aquifers);
2. Identification and characterization of aquifers; depth to groundwater and seasonal fluctuations, flow direction, gradient, recharge, and discharge areas;
3. Relationships to topographic and geologic features;
4. Evidence for earlier occurrence of water at localities now dry (such as, vegetation, mineral deposits, and historic records); and
5. Other significant engineering geologic characteristics or concerns, such as fluctuating water table and the effects of proposed modifications on future hydrologic processes.
(e) Seismic considerations.
1. Description of the seismotectonic setting of the area (including size, frequency, and location of historic earthquakes), current seismic zoning, and expected seismic risk;
2. Potential for area to be affected by surface rupture (including sense and amount of displacement, and width of surface deformation zone);
3. Probable response of site to likely earthquakes (estimated ground motion);
4. Potential for area to be affected by earthquake-induced landslides or liquefaction; and
5. Potential for area to be affected by regional tectonic deformation (subsidence or uplift).
(D) Assessment of geologic factors.
(1) Assessment of existing geologic conditions and processes with respect to intended use of the site constitutes the principal contribution of the report. It involves the effects of the geologic features upon the proposed grading, construction, and land use; and the effects of these proposed modifications upon future geologic conditions and processes in the area.
(2) The following checklist includes topics that ordinarily should be considered in discussions, conclusions, and recommendations in geologic reports:
(a) General suitability of proposed land use to geologic conditions.
1. Areas to be avoided, if any, and mitigation alternatives;
2. Topography and slope;
3. Stability of geologic units;
4. Flood and tidal inundation, erosion, and deposition;
5. Problems caused by geologic features or conditions in adjacent properties;
6. Problems related to coastal erosion; and
7. Other general problems.
(b) Identification and extent. Identification and extent of known or probable geologic conditions which may result in risk to the proposed land use (such as, flood inundation, shallow groundwater, storm surge, surface and groundwater pollution, snow avalanche, landslide, debris flow, rock fall, expansive soil, collapsible soil, subsidence, erosion, deposition, earthquake shaking, fault rupture, tectonic deformation, liquefaction, seiche, tsunami, and volcanic eruption).
(c) Recommendations for site grading.
1. Prediction of what materials and structural features will be encountered in proposed cuts;
2. Prediction of stability based on geologic factors; recommended avoidance or mitigation alternatives to cope with existing or potential landslide masses;
3. Excavation considerations (hard or massive rock and groundwater flows);
4. General considerations of proposed fill masses in canyons or on hillsides;
5. Suitability of on-site material for use as compacted fill;
6. Recommendations for positioning fill masses, provision for subdrainage, buttressing, and the need for erosion protection on fill slopes; and
7. Other recommendations required by the proposed land use, such as the angle of cut slopes, position of drainage terraces, need for rock-fall, and/or erosion protection on cut slopes.
(d) Drainage considerations.
1. Protection from inundation or wave erosion along shorelines;
2. Soil permeability and suitability for septic systems; and
3. Protection from sheet flood or gully erosion, and debris flows or mud flows.
(e) Limitations of study and recommendations for additional investigations. Considering the scope of work and intended use of the site, provide a statement of the limitations of the study and the need for additional studies outside the stated scope of work.
1. Borings, test pits, and/or trenches needed for additional geologic information;
2. Percolation tests needed for design;
3. Program of subsurface exploration and testing that is most likely to provide data needed by the soils or civil engineer; and
4. Program for long-term monitoring of the site to evaluate geologic conditions (survey hubs, inclinometers, extensometers, and the like).
(E) Conclusions and recommendations. The reports shall provide a concise set of conclusions and recommendations, including specifics regarding the acceptable locations of structures (addressing setbacks where appropriate) and the acceptable nature and density of development.
(F) Inspection and monitoring. Reports shall specify inspections and/or monitoring required to verify that the development and construction on the site have been completed according to the recommendations contained in the report. Inspection records and/or “as built” certifications shall be provided for all geologic hazard reports.
(Ord. 24, passed 4-5-1976; Ord. 85, passed 3-15-1982; Ord. 172, passed 10-7-1991; Ord. 239, passed 6-2-1997; Ord. 256, passed 4-6-2004; Ord. 287, passed 5-4-2010)
(A) Geologic hazard reports submitted for review in accordance with §§ 152.200 through 152.210 of this chapter, shall be reviewed by the Planning Commission, which shall determine whether the report addresses the provisions of this subchapter as it reviews the entire application. Land use applications before the Planning Commission shall not be approved until such a determination has been made. Regardless of approval by the city, liability remains with the report signator and the applicant, who must conform with the report’s requirements. Signed acceptance of this liability shall accompany the permit application.
(B) In determining compliance, the Planning Commission shall evaluate:
(1) If the report appears to adequately recognize the causes, extent, and potential of the hazards and conforms substantively with the requirements found in § 152.231 of this subchapter;
(2) If the recommendations to overcome the recognized hazards are set out clearly and specifically and are included in the engineered plans of the development;
(3) If the geologic hazard report indicates that possible future danger may exist from a hazard, the applicant or property owner shall complete and sign the declaration of covenants and conditions of responsibility and indemnity (the declaration) provided by the city. Prior to issuance of a building permit, the applicant or property owner shall execute and record the declaration in the deed records of the county;
(4) If the geologic hazard report and the associated plans contain the signature and professional stamp of a licensed geologist or engineering geologist qualified to certify such reports and plans; and
(5) Authorization of a geologic hazards permit shall be void after five years unless substantial construction pursuant thereto has taken place.
(Ord. 24, passed 4-5-1976; Ord. 85, passed 3-15-1982; Ord. 172, passed 10-7-1991; Ord. 239, passed 6-2-1997; Ord. 256, passed 4-6-2004; Ord. 287, passed 5-4-2010)
There may be instances in which specific sites within the area mapped “as having significant slopes” may have topography not exceeding the 20% criterion. Property owners who can demonstrate, through a survey completed within a calendar year of the date of application by a surveyor registered in the state, that their property, or the specific site to be developed, has slopes of less than 20%, shall be exempt from any requirements pertaining to that specific characteristic.
(Ord. 24, passed 4-5-1976; Ord. 85, passed 3-15-1982; Ord. 172, passed 10-7-1991; Ord. 239, passed 6-2-1997; Ord. 256, passed 4-6-2004; Ord. 287, passed 5-4-2010)
Two areas shall be considered in establishing coastal setback requirements and may simultaneously apply to a given piece of property.
(A) Areas of coastal erosion.
(1) The following categories of coastal erosion are recognized (coastal erosion rates and the methodology used are outlined in the document entitled Geologic Hazards Associated with Lincoln County Coastal Shoreline, prepared by CH2M Hill, Inc., and RNKR Associates, 1977):
Less than 2.8 inches/year | Slight |
2.8 to 11.3 inches/year | Moderate |
More that 11.3 inches/year | Severe |
(2) The following coastal setbacks are required for the categories listed above in order to limit the need for structural solutions to coastal erosion. All setbacks shall be measured from the mean higher high water line and/or the base of the bank, whichever requires the greater setback.
Slight erosion | 1 foot of setback for each 1 foot of bank height |
Moderate erosion | 2.15 feet of setback for each 1 foot of bank height |
Severe erosion | 2.75 feet of setback for each 1 foot of bank height |
Example of How to Determine Geologic Setback
(B) Areas of visual concern. This is an area 25 feet landward from the top of a coastal bluff measured on the horizontal, where the top of bluff is the uppermost break in slope (see diagram in division (A) above). Where there is no coastal bluff or no clear break in slope, for example on a smoothly sloping lot, the area of visual concern is an area 25 feet landward (measured on the horizontal) from the line of mean higher high water or the line of non-aquatic vegetation, whichever is the furthest landward.
(Ord. 24, passed 4-5-1976; Ord. 85, passed 3-15-1982; Ord. 172, passed 10-7-1991; Ord. 239, passed 6-2-1997; Ord. 256, passed 4-6-2004; Ord. 287, passed 5-4-2010)
(A) (1) In the areas of coastal erosion, no excavating, filling, or placement of retaining walls, deck posts, or other permanent structures is allowed, unless based on a geological hazard report approved by the Commission.
(2) Vegetation removal is also prohibited except as allowed in division (A)(2) below with prompt replacement with plants that will stabilize the ground. In this area, such vegetation removal must be in accordance with any required geological hazard report and with a landscaping plan adequately addressing ground stabilization.
(3) In the areas of visual concern, no grading, excavating, or filling that changes the profile of the top of the bluff or the slope seaward from its top; vegetation removal; or placement of a building is allowed except for:
(a) Minor pruning to maintain views;
(b) Removal of brush and trees smaller than six inches in diameter measured four feet above ground in preparation for prompt landscape replanting in the area landward from the top of the bluff;
(c) Removal of vegetation within ten feet of a building allowed per division (A)(1) above;
(d) Placement of benches, tables, and chairs; and
(e) Placement of a single gazebo, provided such a structure is less than 100 square feet in size.
(B) If a geological hazard report is required per division (A)(1) above, any vegetation removal or gazebo placement must comply with this section and recommendations of the geological hazard report.
(Ord. 24, passed 4-5-1976; Ord. 85, passed 3-15-1982; Ord. 172, passed 10-7-1991; Ord. 239, passed 6-2-1997; Ord. 256, passed 4-6-2004; Ord. 287, passed 5-4-2010) Penalty, see § 152.999
LAND DIVISION
(A) (1) As authorized by law, including O.R.S. Chapter 92, the following requirements and standards relating to the division of land apply to all land within the city.
(2) This subchapter is necessary for the protection of the health, safety, and welfare of the city’s citizens, and is designed to promote coordinated and appropriate development of land and to carry out the city’s Comprehensive Plan.
(B) These regulations have the following objectives:
(1) To allow for the proper location of utilities;
(2) To specify the width, location, and improvement of streets;
(3) To provide for adequate sewage disposal facilities;
(4) To provide for adequate water supplies;
(5) To provide for adequate drainage facilities;
(6) To reduce danger from geologic hazards, floods, fire, and pollution; and
(7) To provide for adequate open space.
(Ord. 24, passed 4-5-1976; Ord. 57, passed 6-4-1979; Ord. 87, passed 3-15-1982; Ord. 111, passed 5-21-1984; Ord. 153, passed 7-16-1990; Ord. 155, passed 9-17-1990; Ord. 256, passed 4-6-2004; Ord. 287, passed 5-4-2010)
(Ord. 24, passed 4-5-1976; Ord. 57, passed 6-4-1979; Ord. 87, passed 3-15-1982; Ord. 111, passed 5-21-1984; Ord. 153, passed 7-16-1990; Ord. 155, passed 9-17-1990; Ord. 256, passed 4-6-2004; Ord. 287, passed 5-4-2010)
(A) A partition of land shall not be valid until it has been approved and recorded as provided for in this subchapter. No person shall convey any interest in a parcel in any partition, or replat of a partition, until the plat of the partition has been recorded as provided for in this chapter. A person may negotiate to sell any parcel in a partition or replat of a partition upon approval of the tentative plan of the partition.
(B) A person may negotiate to sell any parcel in a partition prior to the approval of the tentative plan for such partition, however, no person may sell any parcel in a partition prior to tentative approval.
(C) No building permits shall be approved for any parcel in a partition until the partition has been recorded.
(D) Partitions shall not be approved that will create a lot smaller than the minimum lot dimensions for the zone in which the partition occurs. If a road divides a parcel, the land on each side of the road shall be considered separately for purposes of calculating minimum lot sizes.
(Ord. 24, passed 4-5-1976; Ord. 57, passed 6-4-1979; Ord. 87, passed 3-15-1982; Ord. 111, passed 5-21-1984; Ord. 153, passed 7-16-1990; Ord. 155, passed 9-17-1990; Ord. 256, passed 4-6-2004; Ord. 287, passed 5-4-2010) Penalty, see § 152.999
(A) No plat or replat of a subdivision of land shall be recorded or have any validity unless and until it has the approval of the city, as provided for in this subchapter.
(B) No person shall negotiate to sell any lot in a subdivision until a tentative plan of that subdivision has been approved, however, no person shall sell any lot in the subdivision prior to final subdivision approval.
(C) No person shall dispose of, transfer, or sell any lot in any subdivision until final approval is obtained and the plat of that subdivision recorded.
(D) No person shall accomplish a property line adjustment without having first secured the approval of the city as provided for in this chapter.
(E) Approval of street or road creations:
(1) No person shall create a street or road for the purpose of partitioning an area or tract of land without the approval of the city as provided for in this chapter.
(2) No instrument dedicating land to public use shall have any validity unless such instrument bears the approval of the city as accepting such dedication.
(Ord. 24, passed 4-5-1976; Ord. 57, passed 6-4-1979; Ord. 87, passed 3-15-1982; Ord. 111, passed 5-21-1984; Ord. 153, passed 7-16-1990; Ord. 155, passed 9-17-1990; Ord. 256, passed 4-6-2004; Ord. 287, passed 5-4-2010) Penalty, see § 152.999
The following are the minimum requirements and standards to which subdivisions and partitions must conform.
(B) Relation to adjoining street system. If development of a subdivision or partition would otherwise impede or interfere with access to or through existing streets and rights-of-way, a subdivision or partition shall provide for the continuation of said streets and rights-of-way. If physical conditions make such continuation impractical, exceptions may be made.
(1) If the city finds that the off-site effects of a subdivision warrant the necessity of improved streets or rights-of-way, the city may require that the subdivision or partition provide for them. If no such off-site effects are found, the city may require that the lay-out of the subdivision or partition take into account the future development of streets and rights-of-way with regard to setback, access, parks, and open spaces, as well as other requirements of this subchapter.
(2) When a tract is divided into lots or parcels of a size which could allow for further redivision under current zoning, the city may require an arrangements of lots and streets such as to permit a later redivision in conformance with the street requirements and other requirements contained in this subchapter.
(C) Access.
(1) A subdivision, partition, or replat shall provide each lot or parcel with not less than 25 feet of frontage on a public or private road or street, except that where necessitated by adverse sight distances or other factors, greater frontage may be required.
(2) A subdivision or partition shall consider vehicular access to the parcel of existing or proposed roads that addresses traffic congestion, speed, stop signs, and turn lanes for the orderly development of traffic accessing the area.
(D) Private streets.
(1) No street or road which would serve as a collector from existing public streets shall be approved as a private street.
(2) The establishment of a private street shall not be allowed if it will deny the public access to public areas such as beaches or parks.
(3) No road or street shall be approved as a private road in a case where such a road or street presently is or will in the future be needed to provide access to development on adjacent properties or to serve as a collector for other subdivisions or partitions in the area.
(4) All private streets or roads established for the purpose of subdividing, partitioning, or replatting land shall be surveyed and monumented.
(5) Yard setbacks shall be determined from the road right-of-way or access easement line in instances where private roads are considered.
(6) Private road rights-of-way may be approved of less than 50 feet in width but in no instance shall the road right-of-way be less than 30 feet, except that a private road to two lots may be 20 feet in width. In instances where the road access to more than three lots is less than 50 feet in width, utility/slope easements may be required.
(7) Private road standards shall be the same as those for public streets. No more than three lots shall be exempt from standards for improvements.
(E) Public streets.
(2) If topographical requirements necessitate either cuts or fills for the proper grading of roads, additional right-of-way or slope easements shall be provided.
(3) The layout of streets shall give suitable recognition to surrounding topographical conditions in accordance with the purpose of this chapter.
(5) The city shall only be responsible for maintenance of a public street when the street is accepted by the City Council through dedication. A street that is accepted by the City Council through dedication shall be referred to as a “city street.”
(F) Street intersections.
(1) Streets shall intersect one another at an angle as near to a right angle as is practical considering the topography of the area and previous adjacent layout.
(2) Intersections shall be designed so that no danger to the traveling public is created as a result of staggered intersections.
(G) Cul-de-sacs and turnarounds.
(1) Dead-end (cul-de-sac) streets in partitions and subdivisions shall terminate in a turnaround with a minimum property line radius of 40 feet, or other type of turnaround approved by the city.
(2) Approved turnarounds shall be provided on all dead-end streets.
(3) No dead-end street may be established without Fire Marshal approval.
(H) Easements. Where alleys are not provided, easements of not less than six feet in width may be required on each side of the rear line or side line for necessary utility lines, wires, conduits, storm and sanitary sewers, gas, and water. Easements of the same or greater widths may be required along boundary lines or across lots or parcels where necessary for the extension of utility lines, waterways, and walkways, and to provide necessary drainageways or channels.
(I) Blocks. Normally, no block shall be longer than 600 feet between street lines. Approval for longer blocks can be given where topographical conditions constrain development.
(J) Public accessways. When necessary for public convenience and safety, the Planning Commission may require the developer to dedicate to the public reasonable accessways to connect to cul-de-sacs, pass through oddly shaped blocks, provide for networks of public paths according to adopted plans, or to provide access to schools, parks, beaches, or other public areas, or for other such design and location as reasonably required to facilitate public use. A subdivision, partition, or replat shall maintain existing public access points to shorelands as required by § 152.039(E)(4) of this chapter. Such access points shall be ascertained as follows:
(1) By examination of a standard title report;
(2) By consulting city inventory of such points; or
(3) Through presentation of other lawful information.
(K) Lots and parcels.
(1) Every lot/parcel shall abut a public street or private road. A flag lot with the staff that does not comply with the required minimum lot widths for the zone it is located in is permitted, but the staff measurement shall not be less than 25 feet minimum frontage.
(2) Each side line shall be as close to perpendicular to the adjacent street/road or radial to a curved street/road as possible.
(3) Lots/parcels with double frontage shall not be permitted unless, in the opinion of the city, the physical characteristics of the land prohibit any other plan for a subdivision.
(4) The staff portion of a flag lot shall not be used in computing lot size for zoning and building purposes.
(L) Utility easements.
(1) Where alleys are not provided, easements of not less than ten feet in width may be required on side or rear lines if determined to be necessary for utility lines, wires, conduits, storm and sanitary sewers, gas, and water.
(2) Easements of the same or greater widths may be required along boundary lines or across lots where necessary for the extension of utility lines, waterways, and walkways, and to provide necessary drainageways or channels.
(M) Water. No partition or subdivision shall receive final approval unless the city has received and accepted:
(1) A certification by the Public Works Director, or such other city official as the city may designate, that water will be available to the boundary line of each, and every lot or parcel depicted in the proposed subdivision or partition; or
(2) A performance agreement, bond, contract, or other assurance that a water supply system will be installed to the boundary line of each and every lot or parcel depicted in the proposed subdivision or partition.
(N) Sewer. No partition or subdivision shall receive final approval unless the city has received and accepted:
(1) A certification by the Public Works Director, or other officials as the city may designate, that sewer will be available to the boundary line of each and every lot or parcel depicted in the proposed subdivision or partition; or
(2) A performance agreement, bond, contract, or other assurance that sewage disposal lines will be installed by or on behalf of the developer to the boundary line of each and every lot or parcel depicted in the proposed subdivision or partition.
(O) Surface drainage and storm sewer.
(1) Drainage facilities shall be provided within subdivisions and partitions, and to connect the subdivision or partition drainage to drainageways or storm sewer outside the subdivision or partition. The connection to the city system shall be engineered using standard practices and shall be approved by the city.
(2) Design of drainage within subdivisions and partitions shall consider the capacity and grade necessary to maintain unrestricted flow from areas draining through the development, as well as to allow extension of the system to serve those areas.
(P) Phase development. A plat may be filed on a portion or phase of an approved tentative plan. Each phase of a subdivision must be able to qualify for approval independent of the balance of the approved tentative plan.
(R) Parks and open spaces. Excluding streets and parking, at least 35% of the land will be dedicated or reserved for outdoor recreation, park, or natural land, for use by the residents of the subdivision.
(Ord. 24, passed 4-5-1976; Ord. 57, passed 6-4-1979; Ord. 87, passed 3-15-1982; Ord. 111, passed 5-21-1984; Ord. 153, passed 7-16-1990; Ord. 155, passed 9-17-1990; Ord. 256, passed 4-6-2004; Ord. 287, passed 5-4-2010)
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