Chapter 17.20 REQUIREMENTS FOR IMPROVEMENTS, RESERVATIONS AND DESIGN

In addition to the requirements established herein, all subdivisions or major partitions shall comply with the following laws, rules, and regulations:

(1) The city’s comprehensive plan, PRMC Title 18, Zoning, capital improvement program and other applicable city ordinances.

(2) All applicable Oregon statutes and administrative rules.

(3) The requirements of the State Highway Division or county road department if the subdivision or partition or any lot contained therein abuts a state highway or county road.

(4) Plat approval may be withheld if a subdivision or partition is not in conformity with the above guides or policies and purposes of these regulations established in PRMC 17.05.020. [Ord. 515 § 4.1(1), 2005].

17.20.020 Self-imposed restrictions.

If the owner places restrictions on any of the land contained in the subdivision or partition greater than those required by PRMC Title 18, Zoning, such restrictions or reference thereto may be required to be indicated on the subdivision plat or partition map, or the city council may require that restrictive covenants be recorded with the county clerk in a form to be approved by the city attorney. [Ord. 515 § 4.1(2), 2005].

17.20.030 Monuments.

The applicant shall have permanent reference monuments placed in the subdivision or partition as required by ORS 92.050 through 92.070. [Ord. 515 § 4.1(3), 2005].

17.20.040 Character of land.

Land unsuitable for subdivision, partition or development due to flooding, improper drainage, steep slopes, rock formations, adverse earth formations or topography, utility easements or other features which will reasonably be harmful to the safety, health, and general welfare of the present or future inhabitants of the subdivision and/or its surrounding areas shall not be subdivided or developed unless adequate methods are formulated by the developer and approved by the city council, upon recommendation of the city engineer, to solve the problems created by the unsuitable land conditions. This land shall be set aside for uses as shall not involve such a danger. [Ord. 515 § 4.1(4), 2005].

17.20.050 Low-density residential areas.

Subdivisions and partitions in low-density residential areas as shown on the comprehensive plan shall be designed so that such areas may be further subdivided or partitioned at a later time while still ensuring that necessary public facilities can be developed. [Ord. 515 § 4.1(5), 2005].

17.20.060 Subdivision name.

The proposed name of the subdivision shall not duplicate or too closely approximate phonetically the name of any other subdivision in the area covered by these regulations. The city council shall have final authority to designate the name of the subdivision which shall be determined at the time of tentative plan approval. [Ord. 515 § 4.1(6), 2005].

Article II. Street, Roadway, and Bicycle Improvement Standards

17.20.070 General requirements.

(1) Frontage on Improved Streets. No subdivision or major partition shall be approved unless the area to be subdivided shall have frontage on and access from an existing street. This street shall be suitably improved as required by city, county or state rules, regulations, specifications or orders, or be secured by a performance bond required under these regulations, with the width and right-of-way required by these regulations.

(2) Grading and Improvement Plan. Streets shall be graded and improved and conform to the city construction standards and specifications and shall be approved as to design and specifications by the city engineer, in accordance with the construction plans required to be submitted prior to final plat approval.

(3) Topography and Arrangement.

(a) Roads shall be related appropriately to the topography. Local roads shall be curved wherever possible to avoid conformity of lot appearance. All streets shall be arranged so as to obtain as many as possible of the building sites at or above the grades of the streets. Grades of streets shall conform as closely as possible to the original topography. A combination of steep grades and curves shall be avoided. Specific standards are contained in the design standards of these regulations.

(b) All streets shall be properly integrated with the existing and proposed system of thoroughfares and dedicated right-of-way as established by the comprehensive plan.

(4) Road Names. The sketch plan as submitted shall not indicate any names upon proposed streets. The city council shall name all streets at the time of tentative plan approval, in the case of a subdivision, or preliminary map approval, in the case of a major partition. Names shall be sufficiently different in sound and spelling from other street names in the city so as not to cause confusion. A street which is or is planned as a continuation of an existing road shall bear the same name.

(5) Road Regulatory Signs. The applicant shall install all street signs, to be placed at all intersections within or abutting the subdivision or major partition, the type and location of which to be approved by the city engineer.

(6) Street Lights. Street lights shall be installed by the developer in accordance with design and specification standards approved by the city engineer. [Ord. 515 § 4.2(1), 2005].

17.20.080 Street design standards.

(1) General. In order to provide for streets of suitable location, width, and improvement to accommodate prospective traffic and afford satisfactory access to police, fire fighting, snow removal, sanitation, and road maintenance equipment, and to coordinate roads so as to compose a convenient system and avoid undue hardships to adjoining properties, the following design standards for roads are hereby required as follows:

Road Standards
Zone	Road Type	ROW	Pavement Width	Swale/Buffer1	Parking2	Sidewalks3	Bike Lanes4	Setback Taken From5
Residential	Local Uncurbed	50 – 60 ft.	20 – 24 ft.	8 ft. swales	In swale	5 ft.	None	Swale
	Local Curbed	50 – 60 ft.	34 – 38 ft.	5 ft. buffer	7 – 8 ft.	5 ft.	None	Buffer strip
	Collector Uncurbed	50 – 60 ft.	28 – 32 ft.	8 ft. swales	In swale	5 ft.	4 – 6 ft.	Swale
	Collector Curbed	50 – 60 ft.	44 – 48 ft.	None	7 – 8 ft.	5 ft.	5 – 6 ft.	Parking lane
	Alley6	20 ft.	20 ft.	None	None	None	None	N/A
Industrial	Local	50 – 60 ft.	24 – 28 ft.	5 ft. buffer	None	5 ft.	None	Buffer strip
	Collector	70 – 80 ft.	36 – 48 ft.7	None	Optional	5 ft.	6 ft.	Center median
	Arterial	80 – 90 ft.	36 – 48 ft.	None	None	10 ft.	6 ft.	Center median
Commercial	Collector	60 – 70 ft.	36 – 48 ft.	None	Both sides8	10 ft.	Optional	Center median
Commercial	Arterial	80 – 90 ft.	36 – 48 ft.	None	None	10 ft.	6 ft.	Center median

1. All mailboxes, utility vaults, sign poles and similar features shall be located within the swale or buffer. Swales and buffers shall be located on both sides of the street. The city encourages mailboxes to be grouped in a central location by block.

2. Parking may be on one or both sides of the street.

3. Sidewalks shall be located on both sides of the street. Five feet is the minimum; sidewalks may be wider.

4. Bike lanes shall be located on both sides of the street.

5. Setbacks may be needed to accommodate utility poles, retaining walls, etc. Needed setback widths shall be taken as noted in this column and not from sidewalk width.

6. Alleys in all zones have the same requirements.

7. Includes center turn lane where needed.

8. Includes parking bays and curb extensions.

(2) Road Surfacing and Improvements. After sewer, water, and other required utilities have been installed by the developer, the applicant shall construct curbs and gutters as required by Article VI of this chapter and shall surface roadways to the widths prescribed in these regulations. The surfacing shall be of such character as is suitable for the expected traffic and in harmony with similar improvements in the surrounding areas. Types of pavements shall be as determined by the city engineer. Adequate provisions shall be made for culverts, drains and bridges.

All road pavement, shoulders, drainage improvements and structures, curbs, turnarounds, and sidewalks shall conform to all construction standards and specifications adopted by the city council upon recommendation of the city engineer, and shall be incorporated into the construction plans required to be submitted by the developer for plat approval.

(3) Excess Right-of-Way. Right-of-way widths in excess of the standards designated in these regulations shall be required whenever, due to topography, additional width is necessary to provide adequate earth slopes. Such slope shall not be in excess of three to one.

(4) Intersections.

(a) Streets shall be laid out so as to intersect as nearly as possible at right angles. A proposed intersection of two new streets at an angle of less than 75 degrees shall not be acceptable. An oblique street should be curved approaching an intersection and should be approximately at right angles for at least 100 feet therefrom. Not more than two streets shall intersect at any one point.

(b) Proposed new intersections along one side of an existing street shall, wherever practicable, coincide with an existing intersection on the opposite side of such street. Street jogs with centerline offsets of less than 150 feet shall not be permitted, except where the intersected street has separated dual drives without median breaks at either intersection. Where streets intersect arterial streets, their alignment shall be at least 800 feet apart.

(c) Minimum curb radius at the intersection of two local streets shall be at least 20 feet; and minimum curb radius at an intersection involving a collector street shall be at least 25 feet. Alley intersections and abrupt changes in alignment within a block shall have the corners cut off in accordance with standard engineering practice to permit safe vehicular movement.

(d) Intersections shall be designed with a flat grade wherever practical. In hilly or rolling areas, at the approach to an intersection, a leveling area shall be provided having not greater than a two percent rate at a distance of 60 feet, measured from the nearest right-of-way line of the intersecting street.

(e) Where any street intersection will involve earth banks or existing vegetation inside any lot corner that would create a traffic hazard by limiting visibility, the developer shall cut such ground and/or vegetation (including trees) in connection with the grading of the public right-of-way to the extent necessary to provide an adequate sight distance.

(5) Cul-de-sacs or permanent dead-end streets may be used as part of a development plan; however, through streets are encouraged except where topographical, environmental, or existing adjacent land use constraints make connecting streets infeasible. Where cul-de-sacs are planned, accessways shall be provided connecting the ends of cul-de-sacs to each other, to other streets, or to neighborhood activity centers. [Ord. 515 § 4.2(2), 2005].

17.20.090 Street standards.

(1) Residential Streets. Residential streets may be curbed or uncurbed.

(a) Local Uncurbed. All new uncurbed residential local streets shall be a 50- to 60-foot right-of-way with a paved roadway of 20 to 24 feet. A drainage swale shall be provided, 10 feet wide on each side of the street for the location of off-street parking, mailboxes, sign poles and other street furniture. Sidewalks shall be provided on both sides of the street. Setback from property line shall be provided as needed to accommodate utility poles, retaining walls, etc.; width taken from drainage swale.

(b) Local Curbed. All new curbed residential local streets shall be a 50- to 60-foot right-of-way with a paved roadway of 34 to 38 feet; parking shall be permitted on one or both sides (may be staggered to create passing areas). Where there is sufficient right-of-way, a buffer strip shall be provided on each side for the location of mailboxes, sign poles and other street furniture. Sidewalks shall be provided on both sides. Setback from property line shall be provided as needed to accommodate utility poles, retaining walls, etc.; width taken from buffer strip.

(c) Collector Uncurbed. All new uncurbed residential collector streets shall be a 50- to 60-foot right-of-way with a paved roadway of 28 to 32 feet total with bike lanes and swales. Sidewalks shall be provided on both sides. Setback from property line shall be provided as needed to accommodate utility poles, retaining walls, etc.; width taken from parking lane.

(d) Collector Curbed. All new curbed residential collector streets shall be a 50- to 60-foot right-of-way with a paved roadway of 44 to 48 feet, bike lanes, parking lanes and sidewalks on both sides. Setback from property line shall be provided as needed to accommodate utility poles, retaining walls, etc.; width taken from parking lane.

(2) Industrial Streets. Industrial streets are located in the industrial zone and are designed to accommodate larger trucks.

(a) Local Industrial. All new local industrial streets shall be a 50- to 60-foot right-of-way with a paved roadway of 24 to 28 feet, no parking required. Buffer strip shall be provided on both sides for placement of mailboxes, sign poles and other street furniture. Sidewalks shall be provided on both sides. Setback from property line shall be provided as needed to accommodate utility poles, retaining walls, etc.; width taken from buffer strip.

(b) Collector Industrial. All new collector industrial streets shall be a 70- to 80-foot right-of-way with a paved roadway of 36 to 48 feet total, optional center turn lane depending on expected truck access needs or median (optional), bike lanes; no parking permitted. Sidewalks shall be provided on both sides. Setback from property line shall be provided as needed to accommodate utility poles, retaining walls, etc.; width taken from center median.

(c) Arterial Industrial. All new industrial arterials shall be an 80- to 90-foot right-of-way with a paved roadway of 36 to 48 feet total, optional center turn lane depending on expected truck access needs or median (optional), bike lanes; no parking permitted. Sidewalks shall be provided on both sides.

(3) Commercial Streets. Commercial streets are located in the commercial zone and are designed for commercial traffic.

(a) Commercial Local. All new commercial local streets shall be a 50- to 60-foot right-of-way with a paved roadway of 34 to 38 feet; parking on both sides. Sidewalks shall be provided on both sides.

(b) Collector Commercial Streets. All new commercial collector streets shall have a right-of-way of 60 to 70 feet with a paved roadway of 36 to 48 feet total, bike lanes optional, on-street parking both sides. Sidewalks shall be provided on both sides of the street.

(c) Arterial Commercial. All new commercial arterials shall be an 80- to 90-foot right-of-way with a paved roadway of 36 to 48 feet total, optional center turn lane depending on expected access needs, bike lanes; parking both sides. Sidewalks shall be provided on both sides.

(4) Arterials. All new arterials shall have two 12-foot-wide travel lanes. Where a center turn lane is indicated, it shall be a maximum of 13 feet wide. All new arterials shall include marked six-foot-wide bike lanes on both sides of the street. New arterials shall include six-foot-wide sidewalks located one foot from the right-of-way on both sides of the street, buffered from the street with a planting strip of at least five feet located between the sidewalk and the street. In downtown core areas, the sidewalk shall be 12 feet wide with no buffer.

(a) Existing arterials, collectors, and local streets shall be retrofitted to include bike lanes and sidewalks. Less than full standards may be appropriate because of existing land uses (i.e., on-street parking in a commercial downtown area). The guidelines provided by the most recent edition of the Oregon Bicycle and Pedestrian Plan shall be followed.

(5) Corner Clearance.

(a) Corner clearance for connections shall meet or exceed the minimum connection spacing requirements for that roadway.

(b) New connections shall not be permitted within the functional area of an intersection or interchange as defined by the connection spacing standards of this title, unless no other reasonable access to the property is available.

(c) Where no other alternatives exist, the city council may allow construction of an access connection along the property line farthest from the intersection. In such cases, directional connections (i.e., right in/out, right in only, or right out only) may be required.

(6) 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) A system of joint use driveways and cross access easements shall be established wherever feasible and shall incorporate the following:

(i) A continuous service drive or cross access corridor extending the entire length of each block served to provide for driveway separation consistent with the access management classification system and standards;

(ii) A design speed of 10 miles per hour and a maximum width of 20 feet to accommodate two-way travel aisles designated to accommodate automobiles, service vehicles, and loading vehicles;

(iii) Stub-outs and other design features to make it visually obvious that the abutting properties may be tied in to provide cross access via a service drive;

(iv) A unified access and circulation system plan for coordinated or shared parking areas is encouraged.

(c) Shared parking areas shall be permitted a reduction in required parking spaces if peak demands do not occur at the same time periods.

(d) Pursuant to this section, property owners shall:

(i) 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;

(ii) Record an agreement with the deed that remaining access rights along the roadway will be dedicated to the city and preexisting driveways will be closed and eliminated after construction of the joint use driveway;

(iii) Record a joint maintenance agreement with the deed defining maintenance responsibilities of property owners.

(e) The city may reduce required separation distance of access points where they prove impractical, provided all of the following requirements are met:

(i) Joint access driveways and cross access easements are provided in accordance with this section.

(ii) The site plan incorporates a unified access and circulation system in accordance with this section.

(iii) The property owner enters into a written agreement with the city, recorded with the deed, that preexisting connections on the site will be closed and eliminated after construction of each side of the joint use driveway.

(f) The city council may modify or waive the requirements of this section where the characteristics or layout of abutting properties would make a development of a unified or shared access and circulation system impractical.

(7) Access Connection and Driveway Design.

(a) Driveways shall meet the following standards:

(i) If the driveway is a one-way in or one-way out drive, then the driveway shall be a minimum width of 10 feet and shall have appropriate signage designating the driveway as a one-way connection.

(ii) For two-way access, each lane shall have a minimum width of 10 feet.

(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.

(8) Requirements for Phased Development Plans.

(a) In the interest of promoting unified access and circulation systems, development sites under the same ownership or consolidated for the purposes of development and comprised of more than one building site shall be reviewed as single properties in relation to the access standards of this title. The number of access points permitted shall be the minimum number necessary to provide reasonable access to these properties, not the maximum available for that frontage. All necessary easements, agreements, and stipulations shall be met. This shall also apply to phased development plans. The owner and all lessees within the affected area are responsible for compliance with the requirements of this title and both shall be cited for any violation.

(b) All access must be internalized using the shared circulation system of the principal development or retail center. Driveways shall be designed to avoid queuing across surrounding parking and driving aisles.

(9) Nonconforming Access Features.

(a) Legal access connections in place as of the date of adoption of the ordinance codified in this title that do not conform with the standards herein are considered nonconforming features and shall be brought into compliance with applicable standards under the following conditions:

(i) When new access connection permits are requested;

(ii) Change in use or enlargements or improvements that will increase trip generation.

(10) Reverse Frontage.

(a) Lots that front on more than one street shall be required to locate motor vehicle accesses on the street with the lower functional classification.

(b) When a residential subdivision is proposed that would abut an arterial, it shall be designed to provide through lots along the arterial with access from a frontage road or interior local road. Access rights of these lots to the arterial shall be dedicated to the city and recorded with the deed. A berm or buffer yard may be required at the rear of through lots to buffer residences from traffic on the arterial. The berm or buffer yard shall not be located within the public right-of-way.

(11) Flag Lot Standards.

(a) Flag lots shall not be permitted when the result would be to increase the number of properties requiring direct and individual access connections to the state highway system or other arterials.

(b) Flag lots may be permitted for residential development when necessary to achieve planning objectives, such as reducing direct access to roadways, providing internal platted lots with access to a residential street, or preserving natural or historic resources, under the following conditions:

(i) Flag lot driveways shall be separated by at least twice the minimum frontage requirement of that zoning district.

(ii) The flag driveway shall have a minimum width of 10 feet and maximum width of 20 feet.

(iii) In no instance shall flag lots constitute more than 10 percent of the total number of building sites in a recorded or unrecorded plat.

(iv) The lot area occupied by the flag driveway shall not be counted as part of the required minimum lot area of that zoning district.

(v) No more than one flag lot shall be permitted per private right-of-way or access easement.

(12) Lot Width-to-Depth Ratios. To provide for proper site design and prevent the creation of irregularly shaped parcels, the depth of any lot or parcel shall not exceed three times its width (or four times its width in rural areas) unless there is a topographical or environmental constraint or an existing manmade feature such as a railroad line.

(13) Accessways.

(a) Accessways for pedestrians and bicyclists shall be 10 feet wide and located within a 20-foot-wide right-of-way or easement. If the streets within the subdivision are lighted, the accessways shall also be lighted. Stairs or switchback paths may be used where grades are steep.

(b) Accessways for pedestrians and bicyclists shall be provided at mid-block where the block is longer than 600 feet.

(c) The hearings body or planning director may determine, based upon evidence in the record, that an accessway is impracticable. Such evidence may include but is not limited to:

(i) Physical or topographic conditions make an accessway connection impractical. Such conditions include but are not limited to freeways, railroads, extremely steep slopes, wetlands, or other bodies of water where a connection cannot reasonably be provided.

(ii) Buildings or other existing development on adjacent lands physically preclude a connection now or in the future, considering potential for redevelopment.

(iii) Where accessways would violate provisions of leases, easements, covenants, restrictions, or other agreements existing as of May 1, 1995, that preclude a required accessway connection.

(14) Shared Access.

(a) Subdivisions with frontage on the state highway system shall be designed into shared access points to and from the highway. Normally a maximum of two accesses shall be allowed regardless of the number of lots or businesses served. If access off of a secondary street is possible, then access should not be allowed onto the state highway. If access off of a secondary street becomes available, then conversion to that access is required, along with closing the state highway access.

(b) New direct accesses to individual one- and two-family dwellings shall be prohibited on all but district-level state highways.

(15) Connectivity.

(a) The street system of proposed subdivisions shall be designed to connect 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 provided to provide access to abutting properties or to logically extend the street system into the surrounding area. All street stubs shall be provided with a temporary turnaround unless specifically exempted by the public works director, and the restoration and extension of the street shall be the responsibility of any future developer of the abutting land.

Minor collector and local residential access 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.

(16) Subdivisions.

(a) A subdivision shall conform to the following standards:

(i) Each proposed lot must be buildable in conformance with the requirements of this title and all other applicable regulations.

(ii) Each lot shall abut a public or private street for the required minimum lot frontage for the zoning district where the lots are located.¹

(iii) If any lot abuts a street right-of-way that does not conform to the design specifications of this title, the owner may be required to dedicate up to one-half of the total right-of-way width required by this title.

(b) Further subdivision of the property shall be prohibited unless the applicant submits a plat or development plan in accordance with requirements in this title.

(17) Pedestrian Access and Circulation. Internal pedestrian circulation shall be provided in new commercial, office, and multifamily residential developments through the clustering of buildings, construction of hard surface walkways, landscaping, accessways, or similar techniques.

(18) Commercial Development Standards. New commercial buildings, particularly retail shopping and offices, shall be oriented to the street, near or at the setback line. A main entrance shall be oriented to the street. For lots with more than two front yards, the building(s) shall be oriented to the two busiest streets. [Amended during 2011 codification; Ord. 515 § 4.2(2), 2005].

Article III. Drainage and Storm Sewers

17.20.100 General requirements.

All subdivisions or partitions shall have adequate provisions for storm or flood water runoff channels or basins. The storm water drainage system shall be separate and independent of any sanitary sewer system. A copy of the design computations shall be submitted along with the plans. Inlets shall be provided so that surface water is not carried across or around any intersection, nor for a distance of more than 600 feet in the gutter. When calculations indicate that curb capacities are exceeded at a point, no further allowance shall be made for flow beyond that point, and basins shall be used to intercept flow at that point. Surface water drainage patterns shall be shown for each and every lot and block. [Amended during 2011 codification; Ord. 515 § 4.3(1), 2005].

17.20.110 Nature of storm water facilities.

(1) Location. The applicant may be required to carry away by pipe or open ditch any spring or surface water that may exist either previously to, or as a result of, the subdivision or partition. Such drainage facilities shall be located in the road right-of-way where feasible, or in perpetual unobstructed easements of appropriate width, and shall be constructed in accordance with the construction standards and specifications recommended by the city engineer and adopted by the city council.

(2) Accessibility to Public Storm Sewers.

(a) Where a public storm sewer is accessible, the applicant shall install storm sewer facilities, or if no outlets are within a reasonable distance, adequate provisions shall be made for the disposal of storm waters, subject to the specifications of the city engineer. However, in subdivisions or partitions containing lots less than 15,000 square feet in area and in business and industrial districts, the city council may require underground storm sewer systems to be constructed throughout the subdivision or partition and be conducted to an approved out fall. Inspection of facilities shall be conducted by the city engineer.

(b) If a connection to a public storm sewer will be provided eventually, the developer shall make arrangements for future storm water disposal at the time the plat receives final approval. Provisions for such connection shall be incorporated by inclusion in the performance bond required for the subdivision plat or partition map.

(3) Accommodation of Upstream Drainage Areas. A culvert or other drainage facility shall in each case be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the subdivision or partition. The city engineer shall determine the necessary size of the facility, based on provisions of the construction standards and specifications assuming conditions of maximum potential watershed development permitted by the comprehensive plan.

(4) Effect on Downstream Drainage Areas. The city engineer shall also study the effect of each subdivision or partition on existing downstream drainage facilities outside the area of the subdivision or partition. City drainage studies together with such other studies as shall be appropriate shall serve as a guide to needed improvements. Where it is anticipated that the additional runoff incident to the development of the subdivision or partition will overload an existing downstream drainage facility, the city council may withhold approval of the subdivision or partition until provision has been made for the improvement of said potential condition in such sum as the city council shall determine. No subdivision or partition shall be approved unless adequate drainage will be provided to an adequate drainage watercourse or facility.

(5) Areas of Poor Drainage. Whenever a plan, plat or map is submitted for an area which is subject to flooding, the city council may approve such subdivision or partition; provided, that the applicant fills the affected area of the subdivision or partition to an elevation sufficient to place the elevation of streets and lots at a minimum of 12 inches above the elevation of the maximum probable flood, as determined by the city engineer or the best available information. The plan, plat or map of the subdivision or partition shall provide for an overflow zone along the bank of any stream or watercourse, in a width which shall be sufficient in time of high water to contain or move the water, and no fill shall be placed in the overflow zone nor shall any structure be erected or placed therein. The boundaries of the overflow zone shall be subject to approval by the city engineer. Development will be discouraged in areas of extremely poor drainage.

(6) Floodplain Areas. The city council, when it deems necessary for the health, safety, or welfare of the present and future population of the area and necessary to the conservation of water, drainage, and sanitary facilities, may prohibit the subdivision or partition of any portion of the property which lies within the floodplain of any stream or drainage course. These floodplain areas shall be preserved from clearing, grading, or dumping of earth, waste material, or stumps, except at the discretion of the city council. [Ord. 515 § 4.3(2), 2005].

17.20.120 Dedication of drainage easements.

(1) General Requirements. Where a subdivision or partition is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially to the lines of such watercourse, and of such width and construction or both as will be adequate for the purpose. Wherever possible, it is desirable that the drainage be maintained by an open channel with landscaped banks and adequate width for maximum potential volume of flow.

(2) Drainage Easements.

(a) Where topography or other conditions are such as to make impractical the inclusion of drainage facilities within road rights-of-way, perpetual unobstructed easements at least 15 feet in width for such drainage facilities shall be provided across property outside the road lines and with satisfactory access to the road. Easements shall be indicated on the plat. Drainage easements shall be carried from the road to a natural watercourse or to other drainage facilities.

(b) When a proposed drainage system will carry water across private land outside the subdivision or partition, appropriate drainage rights must be secured and indicated on the plat.

(c) The applicant shall dedicate, either in fee or by drainage or conservation easement of land on both sides of existing watercourses, to a distance to be determined by the city council.

(d) Low-lying lands along watercourses subject to flooding or overflowing during storm periods, whether or not included in areas for dedication, shall be preserved and retained in their natural state as drainageways. Such land or lands subject to periodic flooding shall not be computed in determining the number of lots to be utilized for average density procedure nor for computing the area requirement of any lot. [Ord. 515 § 4.3(3), 2005].

Article IV. Water Facilities

17.20.130 General requirements.

(1) Necessary action shall be taken by the applicant to provide a water supply capable of adequately meeting domestic water use and fire protection requirements.

(2) Where a public water main is accessible, the applicant shall install adequate water facilities including fire hydrants subject to the specifications of state law. All water mains shall be at least eight inches in diameter.

(3) All water improvements shall conform to the construction standards and specifications adopted by the city council, upon recommendation of the city engineer, and shall be incorporated into the construction plans required to be submitted by the developer for plan approval.

(4) The location of all fire hydrants and all water supply improvements shall be shown on the tentative plan, and the cost of installing same shall be included in the performance bond or other appropriate guarantee of financial security furnished by the developer. [Ord. 515 § 4.4(1), 2005].

17.20.140 Individual wells and central systems.

Deleted during 2011 codification. [Ord. 515 § 4.4(2), 2005].

17.20.150 Fire hydrants.

Fire hydrants shall be required for all subdivisions and partitions except those coming under PRMC 17.20.140. Fire hydrants shall be located no more than 500 feet apart and within 500 feet of any structure and shall be approved by the city and appropriate fire district. To eliminate future street openings, all underground utilities for fire hydrants together with the fire hydrants themselves and all other supply improvements shall be installed before any final paving of a street shown on the subdivision plat or partition map. [Ord. 515 § 4.4(3), 2005].

Article V. Sewerage Facilities

17.20.160 General requirements.

The applicant shall install sanitary sewer facilities in a manner prescribed by this title. All plans shall be designed in accordance with the rules, regulations and standards of the city and appropriate state and federal agencies. Plans shall be approved by such agencies. Necessary action shall be taken by the applicant to provide sewerage facilities to the subdivision. [Ord. 515 § 4.5(1), 2005].

17.20.170 High-density residential and nonresidential districts.

Sanitary sewerage facilities shall connect with the public sanitary sewerage system. Sewers shall be installed to serve each lot and to grades and sizes required by approving officials and agencies. No individual disposal system or treatment plants (private or group disposal systems) shall be permitted. [Ord. 515 § 4.5(2), 2005].

17.20.180 Low- and medium-density residential districts.

Deleted during 2011 codification. [Ord. 515 § 4.5(3), 2005].

17.20.190 Mandatory connection to public sewer system.

If a public sanitary sewer is accessible and a sanitary sewer is placed in a street or alley abutting upon property, the owner thereof shall be required to connect to said sewer for the purpose of disposing of waste, and it shall be unlawful for any such owner or occupant to maintain upon any such property an individual sewage disposal system. [Ord. 515 § 4.5(4), 2005].

17.20.200 Individual disposal system requirements.

If public sewer facilities are not available and individual disposal systems are proposed, minimum lot areas shall conform to the requirements of PRMC Title 18, Zoning, and those of the Department of Environmental Quality for the state of Oregon. The individual disposal system, including the size of the septic tanks and size of the tile fields or other secondary treatment devices, shall also be approved by the Department of Environmental Quality. [Ord. 515 § 4.5(5), 2005].

Article VI. Curbs, Gutters and Sidewalks

17.20.210 Required improvements.

(1) Concrete curbs and gutters shall be required on all streets.

(2) Sidewalks shall be included within the dedicated nonpavement right-of-way of all streets as given in Table 17.20.320(2). [Ord. 515 § 4.6(1), 2005].

17.20.220 Pedestrian and bicycle circulation.

Safe and convenient pedestrian and bicycle access shall be provided within new subdivisions, multifamily developments, planned developments, shopping centers, and commercial districts. Bicycle access shall provide safe and convenient connections to adjacent streets, as well as residential areas and neighborhood activity centers within one-half mile of the development. Residential developments shall include streets with walkways and accessways.

(1) On-site facilities shall be provided that accommodate safe and convenient pedestrian and bicycle access within new subdivisions, multifamily developments, planned development, shopping centers, and commercial districts, and connecting to adjacent residential areas and neighborhood activity centers within one-half mile of the development. Residential developments shall include streets with sidewalks and accessways. Pedestrian circulation through parking lots shall be provided in the form of accessways.

(2) Bikeways shall be required along arterials and collectors with average daily trips greater than 3,000. Sidewalks shall be required along arterials, collectors, and most local streets, except that sidewalks are not required along controlled access roadways (freeways). [Amended during 2011 codification; Ord. 515 § 4.6(2), 2005].

Article VII. Utilities

17.20.230 Location.

All utility facilities, including, but not limited to, gas, electric power, telephone and CATV cables, shall be located underground throughout the subdivision or partition. Wherever existing utility facilities are located above ground, except where existing on public roads and rights-of-way, they shall be removed and placed underground. All utility facilities existing and proposed throughout the subdivision or partition shall be shown on the tentative plan or map. Underground service connections to the street property line of each platted lot shall be installed at the developer’s expense. At the discretion of the city council, the requirements for service connections to each lot may be waived in the case of adjoining lots to be retained in single ownership and intended to be developed for the same primary use. [Ord. 515 § 4.7(1), 2005].

17.20.240 Easements.

(1) Easements centered on the rear lot line shall be provided for utilities (private and municipal); such easements shall be at least 10 feet wide. Proper coordination shall be established between the developer and the appropriate utility companies for the establishment of utility easements established in adjoining properties.

(2) Where topographical or other conditions are such as to make impractical the inclusion of utilities within the rear lot lines, perpetual unobstructed easements at least 10 feet in width shall be provided along side lot lines with satisfactory access to the road or rear lot lines. Easements shall be indicated on the plan, plat, or map. [Ord. 515 § 4.7(2), 2005].

Article VIII. Public Uses

17.20.250 Parks, playgrounds and recreation areas.

(1) Recreation Standards. Land shall be reserved for parks and playgrounds or other recreation purposes. Each reservation shall be of suitable size, dimension, topography, and general character and shall have adequate road access for the particular purposes envisioned by the city. When recreation areas are required, the number of acres to be reserved shall be determined from Table 17.20.320(3), which has been prepared on the basis of providing two acres of recreation area for every 100 dwelling units. The developer shall dedicate all such recreation area to the city as a condition of final subdivision or partition approval.

(2) Minimum Size of Park and Playground Reservations. In general, land reserved for recreation purposes shall have an area of at least two acres. When the percentages from Table 17.20.320(3) would create less than two acres, the city council may require that the recreation area be located at a suitable place on the edge of the subdivision or partition so that additional land may be added at such time as the adjacent land is subdivided or partitioned. The city council may allow or require provision of tot lots in addition to or instead of parks and playgrounds. Where recreation land in any subdivision or partition is not reserved, or the land reserved is less than the percentage in Table 17.20.320(3), the provisions of subsection (4) of this section shall be applicable.

(3) Recreation Sites. Land reserved for recreation purposes shall be of a character and location suitable for use as a playground, playfield, or for other recreation purposes; shall be relatively level and dry; and shall be improved by the developer to the standards required by the city council. Such improvements shall be included in the performance bond or other guarantee of financial security. All land to be reserved for dedication to the city for park purposes shall have prior approval of the city council and shall be shown marked on the plat or map, “Reserved for Park and/or Recreation Purposes.”

(4) Alternative Procedure – Money in Lieu of Land. Where, with respect to a particular subdivision or partition, the reservation of land required pursuant to this section does not equal the percentage of total land required to be reserved in Table 17.20.320(3), the applicant shall deposit with the city council a cash payment in lieu of land reservation prior to the final approval of the subdivision plat or partition map. Such deposit shall be placed in a neighborhood park and recreation improvement fund to be established by the city council. Such deposit shall be used for facilities that will be actually available to and benefit the persons in said subdivision or division or partition. The city council shall determine the amount to be deposited, based on the following formula: $200.00 multiplied by the number of times the total area of the subdivision or partition is divisible by the required minimum lot size of the zoning district in which it is located, less a credit for the amount of land actually reserved for recreation purposes, or streets, or both, if any, as the land reserved bears in proportion to the land required for reservation in Table 17.20.320(3).

(5) Other Recreation Reservations. The provisions of this section are minimum standards. Subsections (1) through (4) of this section shall not be construed as prohibiting a developer from reserving other land for recreation purposes in addition to the requirements of this section. [Amended during 2011 codification; Ord. 515 § 4.8(1), 2005].

17.20.260 Other public uses.

(1) Plat to Provide for Public Uses. Whenever a tract to be subdivided includes a school, recreation uses in excess of the requirements of Table 17.20.320(3), or other public uses as indicated on the comprehensive plan or any portion thereof, such space shall be suitably incorporated by the applicant into his sketch plan. After proper determination of its necessity by the city council and the appropriate local government official or other public agency involved in the acquisition and use of each such site and a determination has been made to acquire the site by the public agency, the site shall be suitably incorporated by the applicant into the tentative plan and final plat.

(2) Referral to Public Body. The city council shall refer the sketch plan to the public body concerned with acquisition for its consideration and report. The city council may propose alternate areas for such acquisition and shall allow the public body or agency 30 days for reply. The agency’s recommendation, if affirmative, shall include a map showing the boundaries and area of the parcel to be acquired and an estimate of the time required to complete the acquisition.

(3) Notice to Property Owner. Upon a receipt of an affirmative report, the city council shall notify the property owner and shall designate on the tentative plan and final plat that area proposed to be acquired by the public body.

(4) Duration of Land Reservation. The acquisition of land reserved by a public agency on the final plat shall be initiated within 12 months of notification, in writing, from the owner that he intends to develop the land. Such letter of intent shall be accompanied by a sketch plan of the proposed development and a tentative schedule of construction. Failure on the part of the public agency to initiate acquisition within the prescribed 12 months shall result in the removal of the “reserved” designation from the property involved and the freeing of the property for development in accordance with these regulations. [Ord. 515 § 4.8(2), 2005].

Article IX. Preservation of Natural Features and Amenities

17.20.270 General.

Existing features which would add value to the development or to the city as a whole, such as trees, watercourses and falls, historic and archeological sites, and similar irreplaceable assets, shall be preserved in the design of the subdivision or partition. No trees shall be removed from any subdivision or partition nor any change of grade of the land effected until approval of the tentative plan or map has been granted. All trees where required to be retained shall be preserved, and all trees where required shall be welled and protected against change of grade. The sketch plan (or tentative plan in the case of a major partition) shall show the number and location of existing trees, as required by these regulations, and shall further indicate all those marked for retention, and the location of all proposed trees required along the street side of each lot as required by these regulations. [Ord. 515 § 4.9(1), 2005].

17.20.280 Trees planted by developer.

(1) As a requirement of subdivision or partition approval, the applicant shall plant trees on the property of the subdivision or partition. Such trees are to be planted within five feet of the right-of-way of the road or roads within and abutting the subdivision or partition, or, at the discretion of the city council, within the right-of-way or on the abutting property which in the opinion of the city council complies with these regulations.

(2) New trees to be provided pursuant to these regulations shall be approved by the city. Such trees shall have minimum trunk diameter of not less than two inches, measured 12 inches above ground level.

(a) Only long-lived trees which are suited to the city’s climate and soils shall be planted.

(b) On east-west streets, a “tree” shall mean a deciduous tree which loses its leaves in winter.

(c) On north-south streets, a “tree” shall mean an evergreen tree which retains its leaves or needles throughout the year. [Ord. 515 § 4.9(2), 2005].

17.20.290 Tree easement and dedication.

The tentative plan or map and final plat or map shall reserve an easement authorizing the city to plant trees within five feet of the required street right-of-way of the city. No street shall be accepted for dedication until the city engineer informs the city council that compliance, where necessary, has been made with this requirement. [Ord. 515 § 4.9(3), 2005].

Article X. Nonresidential Subdivisions

17.20.300 General.

If a proposed subdivision includes land that is zoned for commercial or industrial purposes, the layout of the subdivision with respect to such land shall make such provisions as the city council may require. A nonresidential subdivision shall be subject to all the requirements of these regulations, additional standards required by the city council, and shall conform to the comprehensive plan and PRMC Title 18, Zoning. [Ord. 515 § 4.10(1), 2005].

17.20.310 Standards.

In addition to the principles and standards in these regulations, which are appropriate to the planning of all subdivisions, the applicant shall demonstrate to the satisfaction of the city council that the street, parcel, and block pattern proposed is specifically adapted to the uses anticipated and takes into account other uses in the vicinity. The following principles and standards shall be observed:

(1) Proposed industrial parcels shall be suitable in area and dimensions to the type of industrial development anticipated.

(2) Street rights-of-way and pavement shall be adequate to accommodate the type and volume of traffic anticipated to be generated thereupon.

(3) Special requirements may be imposed with respect to street, curb, gutter, and sidewalk design and construction.

(4) Special requirements may be imposed with respect to the installation of public utilities, including water, sewer, and storm water drainage.

(5) Every effort shall be made to protect adjacent residential areas from potential nuisance from a proposed commercial or industrial subdivision, including the provision of extra depth in parcels backing upon existing or potential residential development and provisions for a permanently landscaped buffer strip when necessary.

(6) Streets carrying nonresidential traffic, especially truck traffic, shall not normally be extended to the boundaries of adjacent existing or potential residential areas. [Ord. 515 § 4.10(2), 2005].

Article XI. Improvements to Streets in Undeveloped Subdivision

17.20.320 Improvements to streets in undeveloped subdivision.

In an undeveloped subdivision where the streets have not been constructed and/or accepted by the city for maintenance, the city shall not issue any zoning approval or sign any building permit application until the street that provides access to the parcel is improved and accepted by the city council.

Table 17.20.320(1)

Minimum Design Standards for Roads
	Residential	Commercial-Industrial
Minimum Right-of-Way Width (in feet)
Arterial Street	None	80 – 90
Collector Street	50 – 60	80
Local Street	50 – 60	50 – 60
Minimum Surfaced Width (in feet)1
Arterial Street	None	36 – 48
Collector Street
Uncurbed	28 – 32	Not applicable
Curbed	44 – 48	36 – 48
Local Street
Uncurbed	20 – 24	Not applicable
Curbed	34 – 38	34 – 38
Alleys	20	20
Maximum Grade (percent)
Local Street	12	8
Collector Street	10	7
Arterial Street	8	5
Minimum Grade	0.5	0.5
Minimum Radius of Curve (in feet)
Local Street	200	300
Collector Street	300	400
Arterial Street	400	500
Minimum Length of Tangents Between Reserve Curves (in feet)
Local Street	100	200
Collector Street	200	300
Arterial Street	300	400
Minimum Sight Distance (in feet)
Local Street	150	200
Collector Street	200	275
Arterial Street	275	300
Intersection	Across corners 75 feet back
Minimum Cul-de-Sac Diameter (in feet)	70	100
Design Speed (miles per hour)
Local Street	25	30
Collector Street	35	40
Arterial Street	40	45
Minimum Length of Vertical Curves
Local Street	100 feet, but not less than 20 feet for each algebraic difference in grade.
Collector Street	200 feet, but not less than 50 feet for each one percent.
Arterial Street	300 feet, but not less than 50 feet for each algebraic difference in grade.

1. Includes bike lanes and/or paved parking strips.

Table 17.20.320(2)

Sidewalks Required
Type of Street	Residential	Commercial-Industrial
Local	Both sides 5 ft.	Both sides 5 ft.
Collector	Both sides 5 ft.	Industrial: both sides 5 ft. min. Commercial: both sides 10 ft. min.
Arterial	Both sides 10 ft. min.	Both sides 10 ft. min.

Table 17.20.320(3)

Table of Recreation Requirements1
Size of Lot	Percentage of Total Land in Subdivision to Be Reserved for Recreation Purposes
40,000 sq. ft. or larger	2.0 %
20,000 sq. ft.	4.0 %
10,000 sq. ft. or less	8.0 %

1. Note: Calculated on the basis of two acres of park per 100 dwelling units.

[Amended during 2011 codification; Ord. 515 § 4.11, 2005].

Communities are encouraged to consider reducing lot widths and front yard setbacks to create a more pedestrian-friendly street environment. These steps expand development options and can help to slow traffic on residential streets.