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(A) Sidewalk layout.
(1) Location.
(a) Generally. Sidewalks shall be provided on both sides of all streets. Sidewalks shall completely encircle the turn-around of any cul-de-sac.
(b) Exception. Sidewalks need only be provided on one side of a frontage road adjacent to the developed parcels.
(2) Width. Sidewalks in single-family, two-family or multifamily housing developments shall be a minimum of five feet in width. Sidewalks in commercial areas shall be a minimum six feet in width, and sidewalks in industrial areas shall be a minimum of five feet in width.
(3) Street/sidewalk separation. Where possible, sidewalks shall be separated from the back of curb of the adjacent road by a minimum width of five feet. All areas between the back-of-curb and sidewalk, that are not used for accessing individual properties from the street, shall be planted and maintained landscaped areas.
(4) Pedestrian/multi-use paths. Pedestrian paths, when provided, shall be a minimum of eight feet in width. They shall be constructed of four-inch thick asphalt on an appropriately compacted base and shall meet any additional requirements in the Lebanon Construction Standards.
(5) Transitions. Sidewalk width transitions shall occur only at street intersections. The widest required sidewalk shall be provided for the entire length of the block, regardless of the use of individual lots.
(6) Slope. The surface of any sidewalk, when completed, shall have a sufficient slope to drain adequately and as specified in the Lebanon Construction Standards.
(B) Sidewalk construction. Sidewalks and pedestrian paths shall be constructed consistent with the following requirements.
(1) Sidewalks. Sidewalks shall be constructed of portland cement concrete within subdivisions in accordance with the standards of the Lebanon Construction Standards.
(a) Joints. Contraction joints shall be provided a maximum of every six feet, and expansion joints shall be provided for every 48 feet of sidewalk length.
(b) Thickness. Sidewalks shall be a minimum of four inches thick in all locations with a four-inch base of either compacted stone or sand. In instances where sidewalks are crossed by driveways, the sidewalks shall have a minimum thickness of six inches.
(2) Pervious pavement. Pervious pavement type construction for sidewalks and paths may be allowed upon approval from the City Civil Engineer.
(C) Sidewalk ADA compliance. It is the legal responsibility of the developer to assure compliance with the current American with Disabilities Act (ADA), as amended.
(1) The developer and/or his or her engineer shall certify compliance with ADA standards to the City Street Department at the time the public improvements are accepted by the city.
(2) Rolled curbs are not a substitute for wheelchair ramps and shall not be considered to meet ADA requirements.
(3) Ramps are to be located at all intersections, driveways and other transition access points.
(4) Ramps shall be constructed using truncated domes or other techniques as specified in the Lebanon Construction Standards.
(D) Crosswalks. Where a sidewalk or pedestrian path crosses a street within or adjacent to a subdivision, safety devices such as painted crosswalks, alternative cross-walk pavement types, crosswalk signs, traffic calming measures or traffic control devices shall be installed. All crosswalk treatments shall be subject to the approval of the City Street Department.
(E) Use of easements. Easements of at least ten feet in width shall be provided for sidewalks that, due to topography or other site features, are not completely included in public right-of-way adjacent to a street. Sidewalks and pedestrian paths that link common areas, public sites or natural features as part of any subdivision’s open space design shall be included as subdivision common area or easement on private property.
(Ord. 07-16, passed 12-10-2007)
(A) Block length and width or acreage within bounding streets shall be such as to accommodate the size of lot required in the area by the zoning code and to provide for convenient access, circulation control and safety of street traffic. Blocks that are unreasonably large or small will not be approved.
(B) The maximum block length shall be 1,200 feet or no more than 12 times the lot width permitted in the applicable zoning district, whichever is shorter. Block length shall be measured as the distance between intersecting streets.
(C) Residential blocks shall be of sufficient depth to accommodate two tiers of lots of minimum depth, except where reverse or double frontage lots bordering a freeway, arterial street or floodplain are used.
(D) In the design of blocks longer than 800 feet, the Commission may specify the provision of pedestrian crosswalks near the center, or wherever most useful to facilitate pedestrians circulation, utilities or drainage.
(Ord. 07-16, passed 12-10-2007)
(A) General lot standards.
(1) Subdivision lots shall be adequate for the type of development and land use proposed, and shall be in conformity with this ordinance.
(2) The lot size, width, depth and shape, grade location and orientation shall be in proper relation to street and block design and to existing and proposed topographical conditions.
(3) All lots shall abut on a street.
(B) Street access. Lots should not, in general, derive access exclusively from an arterial or collector street. Where several adjoining lots are designed with access from an arterial or collector street, the Plan Commission may require the use of shared driveways or a frontage road for those lots. The use of shared drives is specifically encouraged where nonresidential uses access an arterial or collector street. The street access of individual lots shall be restricted as follows.
(1) Collector and arterial streets. Lots in all developments shall generally be designed so as to prevent vehicles from having to back into any collector or arterial street.
(2) Local streets. All nonresidential lots (including multifamily residential lots) shall generally be designed so as to prevent vehicles from having to back into any public street.
(C) Side lines. Side lines of lots shall be at approximately right angles to straight streets and on radial lines on curved streets. Some variation from this rule is permissible, but pointed or very irregular lots shall be avoided.
(D) Depth to width ratio. The depth to width ratio of any single-family residential lot shall not be greater than three to one.
(E) Common area. An association of lot owners in the subdivision shall be responsible for the maintenance and upkeep of any common area including, but not limited to, landscaping, ponds, walkways and play areas.
(F) Multiple frontage lots. Corner lots, through lots and other lots that have frontage on more than one street shall be required to provide front yard setbacks on all frontages, and shall be designed with adequate size and width to accommodate the required setbacks and to provide adequate buildable area.
(G) Lot orientation. The lot line common to the street right-of-way shall be the front line. All lots shall face the front line and a similar line across the street. Wherever feasible, lots shall be arranged so that the rear lot line does not abut the side line of an adjacent lot.
(H) Lot numbering. Lots shall be numbered consecutively throughout the entire subdivision and shall be consistent with any phasing that may be planned for the development.
(I) Lots abutting a watercourse. Lots abutting a watercourse, drainage way, channel, stream or floodplain shall be setback a minimum of 15 feet from the top of bank in order to provide adequate access for public safety, personnel and equipment and for maintenance.
(Ord. 07-16, passed 12-10-2007)
(A) Intent. The purpose of these entrance and drive standards is to provide for a safe and efficient vehicular and pedestrian transportation system by establishing minimum standards for site entrances, driveways and interior drives.
(B) General entrance/drive standards. These standards are applicable to all zoning districts. All driveways and interior drives shall conform to the following design requirements.
(1) Entrance widths. No entrance shall exceed the following pavement widths at the point which it intersect the public right-of-way. The distances for these standards shall be determined by measuring from the outside edges of the curb or pavement (whichever is more) of the entrance or drive at the public right-of-way which it accesses, and shall not include any acceleration or deceleration lanes or turning radii.
(a) Fourteen feet per lane (exclusive of any medians) if from a nonresidential or multifamily residential use onto any type of street;
(b) Twenty-four feet total if from a single-family or two-family use onto any type of street; and
(c) The maximum driveway width shall not exceed 30 feet.
(2) Travel direction. The direction of travel for vehicles using entrances shall be as follows.
(a) All entrances providing access to a public right-of-way from all lots used for purposes other than single- or two-family residences shall be designed so that vehicles are traveling in a forward direction when entering and leaving.
(b) In no case may any entrance for any use be designed to require a vehicle to back onto any arterial or collector street.
(3) Shared entrances and drives. Shared entrances and drives are encouraged for all uses in all zoning districts, specifically for any multifamily residential or nonresidential uses accessing a major collector or arterial street.
(a) Access easements. All shared entrances and drives shall be shall be constructed only in appropriate access easements which easements must be recorded before usage commences.
(b) Required documentation. A permanent documentation of any shared entrance and drive agreement must be signed by all involved property owners. The permanent written agreement shall include, but is not limited to the following items: maintenance, snow removal, ownership and liability. The agreement, which can be amended and assigned shall be reviewed and approved by the City Board of Works and duly recorded with the County Recorder. Any changes to the agreements must be accomplished with the consent of the Administrator. A copy of the agreement shall be retained for the files of the Plan Commission. The agreement shall be recorded prior to the issuance of the occupancy permit.
(4) Interior drive widths. The minimum pavement widths for driveways and interior drives shall meet the following requirements, exclusive of any parking spaces:
(a) For single and two-family residential uses the minimum driveway width shall be 12 feet;
(b) Multifamily drives shall be a minimum of 20 feet; and
(c) Driveways in commercial developments shall be a minimum of 20 feet.
(5) Curbs. All entrances and interior drives for property used for purposes other than agriculture, single-family residential or two-family residential shall generally be completely curbed. Curbing shall not be required if, in the opinion of the City Stormwater Board and/or County Surveyor, the drainage system for the property shall be best served if curbs were not present.
(6) Commercial area internal linkages. All uses located in a commercial zoning district shall provide interior drives that allow access between existing and proposed commercial uses on adjacent properties.
(a) Cross-access required. The drives must be designed as a single two-way drive or a pair of one-way drives that provide access between the parking lots and interior drives of all adjoining commercial uses.
(b) Separation. Interior drives providing cross-access between adjacent parcels shall be separated from the right-of-way of any street based on the vehicle stacking requirements of the entrance(s) to the property from the public street.
Example of an Interior Drive with a Rear Cross-Access Drive in a Commercial Subdivision
(C) Entrance signs. A minimum of one sign shall be provided at one entrance to a subdivision. Refer to § 7.7.
(1) The sign shall identify the subdivision.
(2) The materials should be compatible with the visual character of the subdivision.
(Ord. 07-16, passed 12-10-2007)
Cross-reference:
Riparian area requirements, see Title XV, § 7.9(A)(2)(b)
To the extent possible, all subdivision retention requirements shall be accommodated in the least number of ponds or dry areas. One large pond or area shall be preferred to a series of smaller ponds or areas. All retention areas shall be placed in a common area under the responsibility of a lot owner’s association for the subdivision in which they are located. In no case shall subdivision retention ponds be dedicated to the city, however, the covenants outlining responsibility for the ponds shall provide the city with the authority to both require and complete necessary maintenance.
(Ord. 07-16, passed 12-10-2007)
Cross-reference:
Retention pond landscaping standards, see Title XV, § 7.8(M)
Stormwater Management, see Volume One, Chapter 56
(A) Utility easements. The subdivider shall designate areas of suitable size and location, when necessary for drainage and or utility easements. Where possible, place utility lines underground, following the required standards and specifications established by each utility company. The location of each underground utility system shall be shown by appropriate easement lines on the proposed lot and approved by the utility company prior to final approval of the Plan. Utility easements shall be:
(1) Enforceable;
(2) Binding;
(3) Recorded on the secondary plat; and
(4) Exclusive of other easements.
(B) Drainage easements. Easements along legal drains shall be established according to the County Surveyor for the purposes of protecting the stream.
(Ord. 07-16, passed 12-10-2007)
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