The following are the minimum requirements and standards to which subdivisions must conform:
A. Conformity to the Comprehensive Plan. All subdivisions shall be consistent with the development code and comprehensive plan.
B. Performance Agreement. If all improvements required by the city and this title are not completed according to specifications as required herein prior to the time the plat or map is duly submitted for final approval, the city may accept in lieu of the completion of improvements a performance agreement bond, or other assurance executed by the developer conditioned upon faithful performance and completion of all such improvements within a period of time stated in such performance agreement, pursuant to Section 16.116.050.
C. Relation to Adjoining Street System. Streets within a proposed subdivision shall provide for the continuation of existing and projected streets. If physical conditions make such continuation impractical, exceptions may be made.
D. Transportation Adequacy and Safety and Access Design Standards.
1. A proposed subdivision shall provide each lot or parcel, by means of a public street or private road, satisfactory vehicular access to an existing street.
2. All land divisions shall comply with Chapter 16.74 of this title.
3. When a lot or parcel abuts two or more streets of different classifications under Section 16.116.030, the lot or parcel’s access point shall connect with the road of the lesser classification. For example, access points on local streets shall be preferred to access points on collectors. This standard may be modified due to topographical constraints, presence of natural features or other conditions which make it impractical to access the lower classification street.
4. Access to arterial streets shall be minimized. Where such access is necessary, shared driveways may be required.
5. New and modified accesses shall conform to this and other sections of the code.
a. Except as provided under subsection C, below, the distance from a street intersection to a driveway or other street access shall meet the minimum spacing requirements for the street classification specified in Section 16.116.030.
b. New property access shall not be permitted within fifty (50) feet of an intersection unless no other reasonable access to the property is available. Where no other alternatives exist, an access connection at a point less than fifty (50) feet from an intersection may be allowed, provided the access is as far away from the intersection as possible and site distance is adequate. In such cases, the city may impose turning restrictions (i.e., right in/out, right in only, or right out only).
c. The separation distance of access points may be modified if impractical due to lot dimensions, existing development, other physical features, or conflicting code requirements.
6. Access to and from off-street parking areas shall not permit backing onto a public street, except for single-family dwellings.
7. The number of driveway and private street intersections with public streets should be minimized by the use of shared driveways for adjoining lots where feasible. When necessary for traffic safety and access management purposes, or to access flag lots, joint access and/or shared driveways may be required in the following situations:
a. For shared parking areas;
b. For adjacent developments, where access onto an arterial is limited;
c. For multi-tenant developments, and developments on multiple lots or parcels. Such joint accesses and shared driveways shall incorporate all of the following:
i. A continuous service drive or cross-access corridor that provides for driveway separation consistent with the applicable transportation authority’s access management classification system and standards,
ii. A design speed of ten (10) miles per hour and a maximum width of twenty (20) feet, in addition to any parking alongside the driveway; additional driveway width or fire lanes may be approved when necessary to accommodate specific types of service vehicles, loading vehicles, or emergency service provider vehicles,
iii. Driveway stubs to property lines (for future extension) and other design features to make it easy to see that the abutting properties may be required with future development to connect to the cross-access driveway.
8. When a shared driveway is provided or required as a condition of approval, the land uses adjacent to the shared driveway may have their minimum parking standards reduced in accordance with the shared parking provisions of Section 16.76.010(C).
9. For joining and cross-access easements, the property owners shall:
a. Record an easement with the deed allowing cross-access to and from other properties served by the joint-use driveways and cross-access or service drive;
b. Record an agreement with the deed that remaining access rights along the roadway for the subject property shall be dedicated to the city and pre-existing driveways will be closed and eliminated after construction of the joint-use driveway;
c. Record a joint maintenance agreement with the deed defining maintenance responsibilities of property owners.
10. Access to a state highway shall be reviewed and approved by the Oregon Department of Transportation.
E. Private Roads. Private roads may be approved if a new public road or extension of the public road system is impractical. In determining if the extension of the public road system is impractical, criteria shall be considered including, but not limited to, lot size or shape, topography, the location of existing structures. In no case shall a private street be less than twenty (20) feet in width. Greater width may be required where necessary to provide for public safety, accommodate traffic volume, or provide for underground utilities. A street maintenance agreement approved by the city and duly recorded shall be required for the creation of any private road.
F. Public Street Standards.
1. Street Widths. The right-of-way and surface widths shall conform to the widths as specified in Section 16.116.030.
2. Street Design and Improvements.
a. The layout of streets shall give suitable recognition to surrounding topographical conditions in accordance with the purpose of this title.
b. Future Extension of Streets. Where a subdivision adjoins unplatted acreage, streets which in the opinion of the planning commission should be continued, in the event of the subdivision of the acreage, will be required to be provided through to the boundary line of the tract. Reserve strips and street plugs may be required to preserve the objectives of street extensions. Reserve strips and street plugs shall be deeded to the city prior to final plat approval.
c. Reserve Strips. Reserve strips or street plugs controlling access to streets will not be approved unless such strips are necessary for the protection of the public welfare or of substantial property rights or both, and in no case unless the control and disposal of the land composing such strips is placed within the jurisdiction of the city under conditions approved by the planning commission.
d. Existing Streets. Whenever existing streets adjacent to or within a tract are of inadequate width, additional right-of-way shall be provided at the time of the subdivision.
e. Street improvements, street grades, paving, drainage and centerline radii on curves shall meet the minimum requirements as specified in Section 16.116.030.
3. Street Intersections.
a. 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.
b. Intersections shall be designed so that no danger to the traveling public is created as a result of staggered intersections; and in no case shall intersections be offset.
c. Any intersection that accesses an arterial road shall provide an additional turn lane access.
4. Cul-de-Sacs and Turn-a-Rounds.
a. Dead end (cul-de-sac) streets in subdivisions shall not exceed four hundred (400) feet in length and shall not serve building sites for not more than eighteen (18) dwelling units. The cul-de-sac must terminate in a circular turn-a-round with a minimum radius of fifty-five (55) feet or other type of turn-a-round approved by the planning commission.
b. Approved turn-a-rounds shall be provided on all dead end streets.
G. Public Access Ways. When necessary for public convenience and safety, the city may require a subdivider to provide the city with an easement for public access ways ten (10) to twenty (20) feet in width to connect cul-de-sacs, to pass through oddly shaped or unusually long blocks, to provide for networks of public paths according to adopted plans or to provide access to schools, parks, collector or arterial pedestrian facilities, or other public areas, and be of such design and location as reasonably required to facilitate public use. Determinations of necessity regarding need, location, and design of access ways shall take into consideration the requirements in City Code Chapter 12.12 - Driveways.
Additional lighting, landscaping, setbacks, specific access way surfacing, or other design elements may be required to ensure the safety, ease of use, and efficiency of the access way.
H. 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 shall not be less than twenty-five (25) feet minimum frontage.
2. Lots/parcels with double frontage shall not be permitted unless, in the opinion of the city, it is unavoidable.
3. The staff portion of a flag lot shall not be used in computing lot size for zoning and building purposes.
I. Utility Easements. Where alleys are not provided, easements of not less than ten (10) 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. 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 drainage ways or channels.
J. Water Service. All lots/parcels shall be served by city water service, as evidenced by:
1. Certification that city water service has been provided to the boundary line of each lot/parcel, with utility location maps furnished to the city; or
2. A performance agreement, bond, contract or other assurance that water service will be provided to the boundary line of each lot/parcel.
K. Sewer. All lots/parcels shall be served by city sewer service, as evidenced by:
1. Certification that city sewer service has been provided to the boundary line of each lot/parcel with utility location maps furnished to the city; or
2. A performance agreement, bond, contract or other assurance that sewer service will be provided to the boundary line of each lot/parcel.
L. Drainage. The developer shall provide a storm water plan which shall include the following:
1. Width, depth and direction of flow of all drainage channels on the property;
2. Names and approximate grade of all streets within and abutting the subdivision;
3. Location, size and type of conduit used in drainage channels and driveway accesses;
4. Inspection and approval of dry-wells installed on the property by the public works superintendent;
5. Inspection and approval of drainage disposal plans by the public works superintendent.
M. Parks. The developer is encouraged, but is not required, to dedicate park land serving the development and the residents of the city. Only park land, which in the sole discretion of the city meets the standards and requirements of Section 16.116.020 and as provided in this title or by resolution, will be maintained by the city and be eligible for a credit against park SDCs.
N. Block Length. In order to promote efficient vehicular and pedestrian circulation throughout the city, block lengths between street lines shall comply with the following standards.
1. Residential Districts. Minimum of one hundred (100) foot block length and maximum of six hundred (600) foot length; maximum one thousand four hundred (1,400) foot block perimeter;
2. Commercial Districts. Minimum of one hundred (100) foot length and maximum of six hundred (600) foot length; maximum one thousand four hundred (1,400) foot perimeter;
3. Block length standards do not apply to industrial or open space districts.
O. Partial Development. If a proposed subdivision area includes only part of the tract owned by the subdivider, the city may require a sketch of the tentative layout in the remainder of that tract.
P. Phase Development. A developer of a subdivision may file a plat on a portion or phase of the approved tentative plan. If the subdivision is submitted for plat approval in phases, each phase must be able to qualify in all respects to the applicable requirements of approval of the tentative plan. If the subdivision is a planned unit subdivision, each phase must be able to qualify for approval independently from the balance of the approved tentative plan.
Q. Subdivision Names. Subdivision plat names shall be subject to the approval of the county surveyor pursuant to ORS 92.090.
R. Planned Unit Subdivisions. The tentative plan and final approval procedures for planned unit subdivisions are the same as for other subdivisions. A planned unit subdivision is subject to all applicable provisions contained in the planned development (P-D) overlay zone section of this title.
S. Underground Utilities. In any subdivision which includes the construction of new public or private streets, underground utilities shall be provided. Where a subdivision is proposed to front on existing streets which contain existing utility construction, underground utilities shall not be required unless the affected utility companies have adopted a schedule for the construction of underground utilities for the area.
T. Time Extensions. If all phases are not completed within the required two-year time period for tentative approval of a subdivision, a time extension must be applied for subject to provisions contained in Section 16.108.050. (Ord. 2007-6 §§ 13—16; Ord. 1999-7 § 4; prior code § 10.750)