(A) Streets.
(1) Conformity. The arrangement, character, extent, width, grade and location of all streets shall be considered in their relation to existing and planned streets, topographical conditions, construction and maintenance costs, public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by the streets. Where not shown on an area plan, the arrangement and other design standards of streets shall conform to the provisions found herein.
(2) Relation to adjoining street systems. The arrangement of streets in new partitions and subdivisions shall make provision for the continuation of the existing or desired streets in adjoining areas.
(3) Projection of streets. Where adjoining areas are not partitioned or subdivided, the arrangement of streets in new partitions or subdivisions shall make provisions for the proper projection of streets.
(4) Streets to be carried to property lines. When a proposed partition or subdivision joins un-platted land, street rights-of-way shall be carried to the boundaries of the tract to be partitioned or subdivided.
(5) Dead-end street or cul-de-sac. Dead-end streets or cul-de-sacs, shall not be longer than 400 feet, and be provided at the closed end with a turn-around having an outside roadway diameter of at least 60 feet and a street right-of-way diameter of at least 90 feet. If a dead-end street is of a temporary nature, a turn-around may be vacated as a part of future street extension into adjoining properties.
(6) Frontage streets. Where a partition or subdivision abuts or contains an existing arterial street, the Council may require frontage streets or other such treatment as may be necessary for adequate protection of abutting properties and to afford separation of through and local traffic.
(7) Minor streets. Minor streets shall be so laid out that their use by through traffic will be discouraged.
(8) Street standards. Street standards shall not be less than those set forth hereunder.
(a) In areas designed and zoned for commercial use, street widths may be increased by the amount as may be deemed necessary by the Council to provide for the free flow of vehicles, and to provide safe parking space for the commercial or business districts.
(b) Street and related improvements shall be completed or bonded for completion prior to final plat consideration and shall be constructed under the direction of the Planning Administrator, according to the following Road Standard Table for dimensional street standards and typical cross-sections for arterial, collector, local and marginal access streets, incorporated herein from Tables 9, 9A and 9B of the Transportation System Plan.
Right-of-way Width | Surface Width | Base | Leveling Course | Overlay Material | Shoulder Width | Sidewalk Location and Width (Optional) | |||
Depth | Aggregate Size | Depth | Aggregate Size
| ||||||
Arterial streets | 60 feet | 24 | 8 inches | 1 ½ to 3 inches | 4 inches | 3/4 to 1 ½ inches | 2-inch pavement | 8 feet | 5 feet |
Collector or minor streets | 60 inches | 24 | 8 inches | 1 ½ to 3 inches | 4 inches | 3/4 to 1 ½ inches | 2-inch pavement | 6 inches | 5 inches |
Marginal access* | 30 inches* | 20 | 8 inches | 1 ½ to 3 inches | 4 inches | 3/4 to 1 ½ inches | 2 inches crunched gravel | 6 feet | None |
* Marginal access rights-of-way shall not be less than 10% of street length, and shall be provided with utility easements on each side to provide 50 feet combined utility easement and right-of-way width. Streets or roads with anticipated commercial or industrial traffic shall have a minimum base depth of 12 inches. All bridges shall have a 30-year minimum life expectancy and shall be constructed to load limit standards approved by the Council. The standards may be altered if the Council determines that more (or less) extensive standards may be desirable because topographical conditions, anticipated traffic counts, soil conditions, or continuation of existing street improvements or right-of-way widths warrant such. | |||||||||
(9) Intersections. The intersections of more than two streets at one point shall be avoided except where it is impractical to secure a proper street system otherwise. Streets shall intersect one another at an angle as near to a right angle as possible, and no streets shall intersect at an angle of less than 75 degrees. Street intersections shall be rounded with a radius of 30 feet.
(10) Reverse curve. A tangent at least 100 feet long shall be introduced between reverse curves on arterial streets.
(11) Subdivision or partition into tracts larger than ordinary building lots. Where a tract is partitioned or subdivided into larger parcels than ordinary building lots, the parcels shall be arranged so as to allow the opening of future streets and logical further partitioning or subdividing. A tentative plan identifying larger parcels than ordinary will also include shadow platting for future road right-of-way, water and sewer utility line placement and bicycle and pedestrian facilities. The shadow platted lines shall be used to identify dwelling and structure setback requirements.
(12) Reserve strips. Reserve strips controlling access to streets shall be prohibited except under conditions approved by the Council.
(13) Street crown and grades. No street grade shall be less than three-tenths of 1%, and shall not exceed the following grade standards, with due allowance for reasonable vertical curves:
Street Type | Maximum Percent Grade |
Arterial | 10 |
Collector | 15 |
Minor | 15 |
Marginal Access | 15 |
(14) Half street prohibited. Half streets shall be prohibited except where essential to the reasonable development of the partition or subdivision in conformity with the other requirements of these regulations. Where the Council finds it will be practicable to require the dedication of the other half when adjoining property is partitioned or subdivided, the right-of-way may be required as part of the initial plat.
(15) Street names and numbers. Names of new streets shall not duplicate existing or platted street names unless a new street is a continuation of, or in alignment with the existing or platted street.
(16) Access to streets across ditches. The developer shall provide access to all proposed lots or parcels, across all ditches in a standard method approved by the Council.
(17) Hardship to owners of adjoining property avoided. The street arrangement shall not be such as to cause hardship to owners of adjoining property in platting their own land and providing convenient access to it.
(18) Street intervals. In general, provisions should be made for through streets at intervals not exceeding 1,250 feet.
(19) Joint and cross access.
(a) Adjacent commercial or office properties classified as major traffic generators (i.e., shopping plazas, office parks), shall provide a cross access drive and pedestrian access to allow circulation between sites.
(b) Shared parking areas shall be permitted a reduction in required parking spaces if peak demands do not occur at the same time periods.
(20) Access connection and driveway design.
(a) Driveway width shall meet the following guidelines:
1. If the driveway is a one-way out drive, the driveway shall be a minimum width of ten feet and shall have appropriate signage designating the driveway as a one-way connection.
2. For two-way access, each lane shall have a minimum width of ten feet and a maximum of four lanes shall be allowed. Whenever more than two lanes are proposed, a median shall be considered to divide the entrance and exit lanes.
(b) Driveway approaches must be designed and located to provide an exiting vehicle with an unobstructed view. Construction of driveways along acceleration or deceleration lanes and tapers shall be avoided due to the potential for vehicular weaving conflicts.
(c) The length of driveways shall be designed in accordance with the anticipated storage length for entering and exiting vehicles to prevent vehicles from backing into the flow of traffic on the public street or causing unsafe conflicts with on-site circulation.
(21) Existing access features.
(a) Permitted driveway connections and curb cuts on a state highway in place as of adoption of the TSP that do not conform with the standards of the Transportation System Plan shall be designated as conforming features and will be reconsidered only if there is a change in use. At the time of redevelopment, the city, in coordination with ODOT and property owner(s), will evaluate the existing access for safety. If safety is compromised by the existing driveway location, or by the change in use, then priority shall be placed on providing access to property abutting a state highway from city streets, combining driveways, or providing an access point in the middle of the block.
(b) All existing local street connections to a state highway and the historical grid pattern of 200 linear feet shall not be affected by the spacing standards in the Transportation System Plan.
(22) New access features.
(a) New city street connections to a state highway within the urbanizable portion of town shall be based on the existing street grid, Local Street Plan and TSP policies.
(b) Each new urban area driveway access to a state highway will be individually reviewed by the city with local notice provided to ODOT. New urbanizable area drivesay connections to a state highway shall be at least 150 feet apart. The highest priority shall be placed on providing access to property abutting a state highway from city streets, combining driveways, or providing an access point in the middle of the block.
(23) Shared access. Proposed subdivisions with frontage on a state highway system shall be designed to share access points from the highway. If access from a city street is possible, the access should not be allowed onto a state highway. If access from a city street becomes available, then conversion to that access is encouraged, along with closing the state highway access. Normally, a maximum of two accesses shall be allowed regardless of the number of lots or businesses served.
(24) Connectivity.
(a) The street system of a proposed subdivision shall be designed to coordinate with existing, proposed, and planned streets outside of the subdivision as provided in this section.
(b) Wherever a proposed development abuts unplatted land or a future development phase of the same development, street stubs shall be dedicated to provide access to abutting properties or to logically extend the street system into the surrounding area. All street stubs shall be dedicated with a temporary turn-around unless specifically exempted by the city, and the restoration and extension of the street shall be the responsibility of any future developer of the existing land.
(c) Minor collector and local residential streets shall connect with surrounding streets to permit the convenient movement of traffic between residential neighborhoods or facilitate emergency access and evacuation. Connections shall be designed to avoid or minimize through traffic on local streets. Appropriate design and traffic control such as four-way stops and traffic calming measures are the preferred means of discouraging through traffic.
(B) Alleys.
(1) Commercial and industrial districts. Alleys may be required in commercial and industrial districts, except that the Council may waive this requirement where other definite and assured provision is made for service access, such as off-street loading, or unloading and parking consistent with and adequate for the uses proposed.
(2) Width. The right-of-way width of an alley shall be that width determined necessary by the Council.
(3) Dead-end. Dead-end alleys shall not be permitted, except that the Council may waive this requirement where the dead-end alley is unavoidable, and where adequate turn-around facilities have been provided and signed for no parking.
(C) Easements.
(1) Provided for utilities. Easements with a right-of-way width sufficient for utility maintenance may be required by the Council where necessary for utilities.
(2) Providing for drainage. Where a subdivision or partition is traversed by a water course, drainage way, channel or stream, there shall be provided storm water or drainage easement conforming substantially with the lines of the water course, and the further width of construction, or both, as will be adequate for the purpose.
(D) Blocks.
(1) Factors governing dimensions. Block length and width or acreage within bounding roads shall be such as to accommodate the size of parcel or lot required in the area by Chapter 155, and to provide for convenient access, circulation control and street traffic safety.
(2) Lengths. Block lengths shall not exceed 1,250 feet, or be less than 200 feet.
(3) Arrangement. A block shall generally be so designed as to provide two rows of lots.
(4) Crosswalks. In blocks over 800 feet long, pedestrian crosswalks may be required by the Council in locations, and of a design and dimension determined desirable for public health, convenience and necessity.
(E) Lots and parcels.
(1) Dimensions. Lots or parcels shall not be less than the dimension and area requirements of Chapter 155.
(2) Lot depth. Lots may be required by the Council to have a depth of at least 200 feet if abutting land is utilized or suitable for agricultural purposes.
(3) Side lot lines. Side lot lines shall be substantially at right angles to front and rear lot lines.
(4) Corner lots. Corner lots for residential uses shall have extra width to permit appropriate building setback from and orientation to both streets, as required by Chapter 155. Lots abutting on a pedestrian walkway shall be treated as corner lots.
(5) Uninhabitable lots. Lots or parcels subject to flooding and lots deemed by the Council to be undesirable for habituation shall not be plotted for residential occupancy, nor for the other uses as may increase danger to health, life or property or aggravate the flood hazard. The land within a plat shall be combined with lots suitable for development, or shall be set aside for the uses as will not be endangered by periodic or occasional inundation or will not produce unsatisfactory living conditions.
(6) Lot remnants. All remnants of lots below minimum size left over after partition or subdivision of a larger tract must be added to adjacent lots, rather than be allowed to remain as buildable parcels.
(F) Water distribution system.
(1) Prior to considering final approval of a partition or subdivision, each parcel or lot shall be required to be provided with a water supply which meets standards of the state.
(2) Fire protection system. Fire hydrants shall be required in all subdivisions. The location and design shall be approved by the Council prior to installation.
(G) Sewage disposal system.
(1) Prior to final approval of a partition or subdivision, each parcel or lot shall be approved for sewage disposal or have sewerage service available.
(2) Plans and specifications for providing sewage disposal to each lot or parcel shall meet state and local requirements.
(H) Storm water runoff and flood control. Prior to considering final approval of a partition or subdivision, the developer shall make drainage improvements as needed to accommodate storm water runoff and minimize the potential for flood damage.
(I) Park or recreation areas. In subdivisions of ten acres or more, and where lots average less than 10,000 square feet, the Council may require the developer to provide up to 5% of the total for park or recreation purposes. These areas shall be of a design and location determined by the Council to be suitable for the purposes.
(J) Sidewalk and bicycle trail improvements. Curbs and sidewalk improvements may be required by the Commission and Council to be provided of the design and location consistent with the Transportation System Plan. These improvements may be considered by the Council to meet park or recreation area requirements.
(K) Monuments. Monuments shall be placed in all locations as required by O.R.S. Chapter 92. Any monument which might be disturbed during construction shall be properly replaced when the construction has been completed.
(L) Building sites. The following standards shall apply to building sites and the access thereto.
(1) Size and shape. The size, width, shape and orientation of building sites shall be appropriate for the location of the land division and for the type of development and use contemplated, and shall be consistent with the residential lot size provisions of the zoning ordinance with the following exceptions:
(a) In areas that will not be served by a public sewer, minimum lot and parcel sizes shall permit compliance with requirements of the Department of Environmental Quality and shall take into consideration problems of sewage disposal, particularly problems of soil structure and water table as related to sewage disposal by septic tank; and
(b) Where property is zoned and planned for commercial or industrial use, other widths and areas may be permitted at the discretion of the Council. Depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated.
(2) Cuts and fills. Shaping of building sites shall conform to the following standards unless physical conditions demonstrate the propriety of other standards:
(a) Cut slopes shall not exceed one and one-half feet horizontally to one foot vertically;
(b) Fill slopes shall not exceed two feet horizontally to one foot vertically; and
(c) The character of soil for fill and the characteristics of lots and parcels made usable by fill shall be suitable for the purpose intended.
(M) Street signs. Street name signs shall be installed at all street intersections. The location and design shall be approved by the Council prior to installation.
(N) Street lights and utility services. Street lights and utility services shall be installed according to location and design approved by the Council. Utilities shall be served from an underground source wherever practical.
(Ord. 418, passed 3-12-1990; Ord. 481, passed 9-13-2004)