(A) General requirements.
(1) No development shall be approved unless adequate transportation facilities are available or such improvements will be constructed and operational, as required by this chapter and the city’s transportation system plan.
(2) Development resulting in increased traffic on OR 42 shall meet the traffic operations standards per the current state highway plan.
(B) Street location alignment and grades.
(1) All streets shall be properly integrated with the existing and planned system of thoroughfares and rights-of-way. Specific street location and alignment shall be determined in relation to existing and planned streets, topographic conditions, public convenience and safety, and in appropriate relation to the proposed use of the land to be served by such streets.
(2) Grades of streets shall conform as closely as possible to the original topography. New streets or street extensions exceeding a grade of 15% over a distance more than 200 feet are discouraged. Where such grades are unavoidable, the Planning Commission may require a secondary access to the subdivision, installation of fire protection sprinkler systems in dwellings and/or other mitigation to protect public health and safety.
(3) Where the location of a street is not shown on an adopted city street plan, the location of streets in a development shall provide for the reasonable continuation and connection of existing streets to adjacent developable properties, conforming to the standards of this chapter.
(4) All streets that stub into a development site shall be extended with development, unless prevented by environmental or topographical constraints, existing development patterns or compliance with other standards in this chapter. In such situations, the applicant must provide evidence that the environmental or topographic constraint precludes reasonable street connection.
(5) Proposed streets or street extensions shall be located to allow continuity in street alignments and to facilitate future development of vacant or re-developable lands.
(6) In order to promote efficient vehicular and pedestrian circulation throughout the city, interconnected streets shall be required pursuant with this chapter.
(C) Minimum rights-of-way and street sections. In order to provide for streets of suitable location, width and design to accommodate expected vehicle, pedestrian and bicycle traffic; to afford satisfactory access to law enforcement, fire protection, sanitation and road maintenance equipment; and to provide a convenient and accessible network of streets, avoiding undue hardships to adjoining properties, the following street design standards apply. Where a range of street width or improvement options is indicated, the Planning Commission shall determine requirement based on the advice of a qualified professional and the following factors:
(1) Operational safety of the street system for motor vehicles, pedestrians and bicycles;
(2) Level of service standards of the applicable roadway authority;
(3) Provision of on-street parking;
(4) Placement of utilities;
(5) Street lighting;
(6) Slope stability and erosion control (minimize cuts and fills);
(7) Storm drainage;
(8) Emergency vehicles/apparatus and emergency evacuation;
(9) Traffic calming (slow traffic in residential areas);
(10) Appropriate transitions between varying street widths (i.e., existing streets and new streets); and
(11) Other factors related to public health, safety and welfare.
Table 153.186 Minimum Street, Sidewalk and Bikeway Standards* | |||||||
Classification | Paved Width | Right-of- Way Width | Travel Lanes | Bike Lanes | On-Street Parking | Shoulders (per side) | Sidewalks/ Planters |
Table 153.186 Minimum Street, Sidewalk and Bikeway Standards* | |||||||
Classification | Paved Width | Right-of- Way Width | Travel Lanes | Bike Lanes | On-Street Parking | Shoulders (per side) | Sidewalks/ Planters |
Alley | 15 ft. | 20 ft. | 15 ft. | None | None | Paved | Not Applicable |
Collector - hillside | 20 ft. or 28 ft. | 50 ft.-60 ft. Slope easement may be required | 10 ft. (x2) | Shared | None or one side | Gutter or gravel and swale* | 5 ft. SW / swale* one side |
Collector | 40 ft. - 50 ft. | 60 ft. | 12 ft. (x2) | 5 ft. (x2) | Optional | Paved-gutt er | 6 ft. SW both sides (park strip or tree well optional) |
Commercial Code | 40 ft. | 56 ft. | 12 ft. (x2) | Shared | Parallel both sides | Paved-gutt er | 8 ft. both sides See Fig. 153.157(A) |
Cul-de-sac | Maximum length of 400 feet and serving not more than 18 single-family dwellings. Minimum cul-de-sac turnaround radius: 50-feet for right-of-way and 40-feet for roadway. Sidewalk required on cul-de-sac street but not on cul-de-sac turnaround. See also § 153.186(H) | ||||||
Local - hillside | 20 ft. - 28 ft. | 50 ft. slope easement may be required | 14 ft. - 16 ft. | Shared | None or one side | Gutter or gravel and swale* | 5 ft. SW / swale* one side |
Local | 32 ft. | 50 ft. | 14 ft.- 16 ft. | Shared | Parallel both sides | Paved-gutt er | 5 ft. SW / 3-4 ft. Planter Both Sides |
OR 42 | Highway design is subject to the state highway plan. | 6 ft. SW both sides (park strip or tree well optional) | |||||
(D) Intersections and block length. The following standards apply to the creation of new streets and situations where a street is extended to serve development.
(1) Intersections. Streets shall be laid out so as to intersect as nearly as possible at right angles. Street intersections shall have a minimum intersection angle of 75 degrees. All legs of an intersection shall meet the above standard for at least 100 feet back from the point of intersection. No more than two streets shall intersect at any one point. Street jogs and intersection offsets of less than 125 feet are not permitted. Intersections shall be designed to facilitate stormwater runoff into city approved stormwater facilities.
(2) Block length. The block length (distance between street intersections) in new residential subdivisions shall generally be not less than 200 feet and not more than 600 feet. The Planning Commission may adjust this standard upon finding that topographic or other physical barriers require longer blocks. Where the city permits subdivisions with blocks longer than 600 feet, the development design shall incorporate public access ways (walkways) breaking up longer blocks and connecting streets at regular intervals pursuant to division (D)(3) below.
(3) Access ways. The Planning Commission may also require developers to provide an access way where the creation of a cul-de-sac or dead-end street is unavoidable and the access way connects the ends of the street to another street or public access way. Where an access way is required, it shall be not less than ten feet wide and shall contain a minimum six-foot wide paved surface approved by the Planning Commission. Access ways shall be contained within a public right-of-way or public access easement, as required by the Planning Commission.
(E) Extension of streets and bikeways.
(1) Connectivity to adjoining lands.
(a) The street system of proposed subdivisions shall be designed to connect with existing, proposed and planned streets outside of the subdivision. Where a proposed development abuts unplatted land or a future phase of a development, street stubs shall be provided to allow for the logical extension of the street system into the adjacent area.
(b) All street stubs shall be provided with a temporary turn-around unless specifically exempted by the State Fire Marshal’s Office, and the restoration and extension of the street shall be the responsibility of any future developer of the abutting land.
(2) Future street plan. Where a subdivision is proposed adjacent to other developable land, a future street plan shall be filed by the applicant in conjunction with an application for a subdivision in order to facilitate orderly development of the street system. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other divisible parcels within 600 feet surrounding and adjacent to the proposed subdivision. The street plan is not binding; rather, it is intended to show potential future street extensions with future development and ensure that the proposed development does not preclude future street connections to adjacent development land.
(3) Temporary street ends. Streets shall be extended to the boundary lines of the parcel or tract to be developed when the city determines that the extension is necessary to give street access to, or permit a satisfactory future division of, adjoining land. Street ends shall contain turnarounds constructed to the State Fire Marshal’s Office standards (for streets over 150 feet in length) and be designed to facilitate future extension in terms of grading, width and temporary barricades.
(4) Half streets. Half street improvements are not permitted, except that the city may accept a temporary half-street improvement where the subdivider dedicates a right-of-way for a full street and provides a financial guarantee for the remainder of the street improvement, pursuant to the performance bond provisions of §§ 153.245 through 153.254.
(F) Engineering design standards. Street design shall conform to the standards of the applicable roadway authority; for city streets, that is the Public Infrastructure Design Standards Manual. Where a conflict occurs between this chapter and the Public Infrastructure Design Standards Manual, the provisions of this chapter shall govern.
(G) Substandard existing right-of-way. Where an existing right-of-way adjacent to a proposed development is less than the standard width, the Planning Commission may require the dedication of additional rights-of-way at the time of subdivision, partition or site plan review, pursuant to the standards in Table 153.186.
(H) Cul-de-sacs. Streets shall be planned to continue to and through abutting properties, consistent with this section. A cul-de-sac street shall only be used when environmental or topographical constraints, existing development patterns or compliance with other standards in this code preclude street extension and through circulation. For example, the Planning Commission may approve a cul-de-sac where a future street extension is infeasible. When a cul-de-sac is allowed, all of the following provisions shall be met.
(1) The cul-de-sac shall not exceed a length of 400 feet, except where the decision-making body determines that topographic or other physical constraints of the site require a longer cul-de-sac; the length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac.
(2) The cul-de-sac shall terminate with a circular or hammer-head turnaround meeting the State Fire Marshal’s Office requirements and the standards of Table 153.186.
(3) The cul-de-sac shall provide, or not preclude the opportunity to later install, a pedestrian and bicycle access way between it and adjacent developable lands. Such access ways shall conform to division (D)(3) above.
(I) Private streets and gated streets. Private streets, including gated drives serving more than two dwellings (i.e., where a gate limits access to a development from a public street), are not permitted.
(J) Street names. No new street name shall be used which will duplicate or be confused with the names of existing streets in the city or vicinity.
(K) Survey monuments. Upon completion of a street improvement and prior to acceptance by the city, it shall be the responsibility of the developer’s registered professional land surveyor to provide certification to the city that all boundary and interior monuments have been reestablished and protected.
(L) Street signs. The city, county or state with jurisdiction shall install all signs for traffic control and street names. The cost of signs required for new development shall be the responsibility of the developer. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required.
(M) Streetlight standards. Streetlights shall conform to the city’s Public Infrastructure Design Standards Manual.
(N) Street cross-sections. The final lift of asphalt or concrete pavement shall be placed on all newly constructed public roadways prior to final city acceptance of the roadway unless otherwise approved by the City Council.
(Ord. 1267, passed 1-3-2012)