Tentative plans and related written information for partitions and subdivisions shall include the following.
(A) Scale. The tentative plan shall be drawn on a sheet 18 by 24 inches in size at a scale of one inch equals 100 feet, or as previously approved by the Planning Administrator.
(B) Proposed design. The following information shall be included on the tentative plan:
(1) The location, width, names and approximate grade of all streets. The relationship to surrounding streets and to any projected streets showing in the Transportation System Plan (TSP Figure 6), or any plan adopted by the city or, if no such plan has been adopted, as may be identified by the City Council in order to assure adequate traffic circulation.
(2) The location, width and purpose of easements; and
(3) The location and approximate dimensions of parcels or lots and the proposed parcel or lot and block numbers.
(C) General information. The following general information shall be shown on the tentative plan:
(1) Proposed name of a subdivision shall not duplicate, sound alike or resemble the name of another subdivision in the county and shall be approved by the Council;
(2) Date, north point and scale of drawing;
(3) Appropriate identification clearly stating the map as a tentative plan;
(4) Location of the partition or subdivision sufficient to define the location and boundaries of the subject property; and
(5) Names and addresses of the owner, developer, and engineer or surveyor.
(D) Existing conditions. The following existing conditions shall be shown on the tentative plan:
(1) The location, widths and names of both opened and unopened streets within or adjacent to the subject property, together with easements and other important features, such as section lines, corners, city boundary lines and monuments;
(2) Land use plan and zoning classifications on and adjacent to the property proposed to be partitioned or subdivided;
(3) Contour lines having the following minimum intervals: two foot contour intervals for ground slopes of less than 10%, and ten foot contour lines for slopes of more than 10%. The elevations of all control points which are used to determine the contours shall be indicated and must be based on the United States Geodetic Survey;
(4) The location and direction of water courses and the location of areas subject to flooding;
(5) Natural features such as rock outcroppings, landslide hazard areas, wetlands, flood plains, wooded areas and other unique features;
(6) Known historical sites or structures and provisions for recognition or protection thereof; and
(7) Existing uses of the property, including location of all existing structures to remain on the property after platting and existing structures to be removed.
(E) Partial development. If the partition or subdivision plat pertains to only part of the tract owned or controlled by the developer, the City Council will require a shadow plat for tentative street layout, extension of services and future parcelization to an urban density in the unpartitioned or unsubdivided portion.
(F) Supplementary information with tentative plan. The following information shall be required by the city and, if it can not be shown practicably on the tentative plan, it shall be submitted in separate statements accompanying the tentative plan:
(1) A vicinity map, showing existing adjacent ownership to the proposed partition or subdivision and showing how proposed streets and utilities may be extended to connect to existing and proposed streets and utilities;
(2) Proposed deed restrictions, if any, in outline form;
(3) The location of existing sewers, water mains, culverts, drain pipes and electric and telephone lines within the proposed partition or subdivision and in the adjoining streets and property; and
(4) Subject to any standards and procedures adopted pursuant to O.R.S. 92.044, no plat of a subdivision or partition located within the boundaries of an irrigation district, drainage district, water control district, water improvement district to district improvement company shall be approved by the city unless the city has received and accepted a certification from the district or company that the subdivision or partition is either entirely excluded from the district or company or is included within the district or company for purposes of receiving services and subjecting the subdivision or partition to the fees and other charges of the district or company.
(G) Supplemental plans with tentative plan. The following information shall be submitted with the tentative plan:
(1) Proposed street designation, e.g., arterial, collector and the like, and approximate center line profiles with extensions for a reasonable distance beyond the limits of the proposed partition or subdivision showing the approximate grade of streets and the nature and extent of street construction. If direct access to a state highway is proposed, access must be provided in a manner consistent with the access management provisions and the Local Street Plan in the Transportation System Plan.
(2) Any proposed parcel less than five acres must:
(a) Include a plan for connecting to city water, including plans for water lines and necessary rights-of-way;
(b) Include a plan for connecting to city sewer including plans for sewer lines and required rights-of-way; and
(c) Include stormwater drainage and flood control measures and including profiles of proposed drainage ways.
(3) Any proposed parcel five acres or greater must:
(a) Include a plan for domestic water supply, including the source and plans for water lines;
(b) Include a proposal for sewage disposal, storm water drainage and flood control, including profiles of proposed drainage ways; and
(c) Parcels five acres and larger but smaller than ten acres must submit on the tentative plan a “shadow plat” indicating the following:
1. Future road right-of-way including those recognized in the TSP or required by the Planning Commission or Planning Official;
2. Future parcelization to an urban density;
3. Provision for the extension of city sewer and water service; and
4. Provision for stormwater and flood control.
(4) Rights-of-way proposals for other improvements such as television, cable, telephone, electric and gas utilities.
(5) Present and future school district service capability.
(6) Such additional information as may be required by the city to ensure compliance with the objectives of this chapter.
(7) Submit a traffic impact study when the proposal affects a transportation facility, if the proposal:
(a) Changes the functional classification of an existing or planned transportation facility;
(b) Changes standards implementing a functional classification system;
(c) Allows types or levels of land use that would result in levels of travel or access that are inconsistent with the functional classification or a transportation facility; or
(d) Would reduce the level of service of the facility below the minimum acceptable level identified in the Transportation System Plan.
(8) A required traffic study shall consider:
(a) Whether the proposed use imposes an undue burden on the public transportation system. For developments that are likely to generate more than 400 average daily motor vehicle trips (ADTs), the applicant shall provide adequate information, such as a traffic impact study or traffic counts, to demonstrate the level of impact to the surrounding street system. Standards by which to gauge 400 ADT include: ten trips per day per single family household which would equal 40 homes; five trips per day per apartment which would equal a complex of 80 apartments; and 30 trips per day per 1,000 square feet of gross floor area which would equal a supermarket or other retail development. The developer shall be required to mitigate adverse impacts attributable to the project.
(b) That the scope of the impact study, and the determination of impact or effect, is coordinated with the provider of the affected transportation facility.
(9) A plan for bicycle and pedestrian facilities and improvements within the subdivision, including accessways as necessary to provide more direct connections through the subdivision. The tentative plan shall demonstrate how the subdivision’s internal pedestrian and bikeway system provides safe and convenient connections to the surrounding transportation system.
(H) Preliminary review of proposal. Upon receipt of tentative plan and supplementary information, the Planning Official shall furnish copies to other local, state or federal agencies as may have an interest in the proposal. These officials shall be given a reasonable time to review the plan and to suggest any revisions that are in the public interest.
(I) Tentative plan approval.
(1) Once the tentative plan is accepted as complete it shall be scheduled for the next available Commission meeting and shall be reviewed in a public hearing per this chapter. The Commission may approve the tentative plan as submitted or require modifications. If the Commission conditionally approves or does not approve the tentative plan, it shall include reasons therefore.
(2) No plat for any proposed subdivision or partition may be considered for approval until the tentative plan has been approved by the Commission. Approval by the Commission of the tentative plan shall be binding upon the city for the purposes of the preparation of the subdivision or partition plat.
(3) No tentative plan for a proposed subdivision and no tentative plan for a proposed major partition shall be approved unless:
(a) The streets and roads are laid out so as to conform to the standards set forth in § 152.09 and the Transportation System Plan;
(b) Streets and roads held for private use are clearly indicated on the tentative plan and all reservations or restrictions relating to the private roads and streets are set forth thereon;
(c) The tentative plan complies with the applicable zoning ordinance and regulations that are then in effect;
(d) Each lot or parcel shall abut a public or private street for the required minimum lot or parcel frontage;
(e) If any lot or parcel abuts a street right-of-way that does not conform to the design specifications of this code, the owner may be required to dedicate from one-half to all of the right-of-way width necessary to meet minimum design requirements;
(f) The provisions in § 152.07(G)(2) and (3) are identified for the extension of services; and
(g) All proposed lots or parcels must meet or exceed the minimum parcel size of the applicable zone and shall not include street right-of-way in the calculation of the minimum parcel size.
(4) The action of the Commission shall be noted on two copies of the tentative plan, including reference to any attached documents describing conditions. One copy shall be returned to the partitioner or subdivider and the other shall be retained by the Commission.
(Ord. 418, passed 3-12-1990; Ord. 481, passed 9-13-2004)