The Dalles City Zoning Code
CHAPTER 10
10 IMPROVEMENTS REQUIRED WITH DEVELOPMENT
§ 10.10.010 Purpose.
This Chapter provides general information regarding improvements required with residential, commercial, public and quasi-public, and industrial development. It is intended to clarify timing, extent, and standards for improvements required in conjunction with development. Where not amended by the City, requirements shall be the same as those adopted by the Oregon Chapter of the American Public Works Association (APWA).
§ 10.10.020 General Construction Standards.
General construction standards which apply to improvements required with development shall be set by the City Engineer and made available to the developer. These standards shall include, but are not limited to: public notification requirements for construction, the protection of existing utilities, damage to structures or roadways, the pre-construction meeting requirement for all major projects, requirements for materials and workmanship, testing, as-built drawings, warranty of public improvements against defects, and the final inspection and acceptance of all public improvements.
§ 10.10.030 Timing of Improvements.
A.
General. Except sidewalks which are described below in subsection B, all improvements required by the standards in this Chapter shall be installed per the provisions of Section 10.9.040.060(H): Installation of Required Improvements. The construction, installation, placement, or addition of one or more dwelling units on a lot, including one that replaces another dwelling or structure, shall initiate the requirement of full public improvements, including street, curb, sidewalk, and storm sewer, except when the existing dwelling is destroyed by an act of God and the replacement dwelling has no more than 110% of the total square footage of the original.
B.
Sidewalks. The timing of the installation of sidewalks shall be as follows:
1.
Sidewalks and planted areas along arterial and collector streets shall be installed with street improvements.
2.
Sidewalks along local streets shall be installed per the requirements of any final plat approval, in conjunction with development of a particular site unless postponed with City approval.
3.
Where sidewalks on local streets abut common areas, drainage ways, or other publicly owned areas, the sidewalks and planted areas shall be installed with street improvements.
C.
Phased Development. Where specific approval for a phasing plan has been granted for a planned development and/or subdivision, improvements may similarly be phased in accordance with that plan.
D.
Annexation. As part of any development, including, but not limited to, new construction, land division, extension of City services, rezone, or a change of use, of a parcel inside the urban growth boundary but outside the City limits, the City may require annexation or the signing of a consent to annexation and a waiver of the one year limitation on consent to annexation.
(Ord. 21-1384)
§ 10.10.040 Pedestrian Requirements.
A.
Sidewalks. Sidewalks shall typically be required along both sides of all arterial, collector, and local streets as follows. The approving authority may reduce the sidewalk requirement to one side of the street where significant topographic barriers exist (such as west Scenic Drive), or in other nonresidential areas where the developer can demonstrate that sidewalks are not necessary on both sides of the street.
1.
Local. Sidewalks shall be a minimum of 5 feet wide, and may be separated from curbs by a planting area that provides at least five feet of separation.
2.
Collectors. Sidewalks along collector streets shall be a minimum of 5 feet wide and may be required to be separated from curbs by a planting area a minimum of 5 feet wide between the sidewalk and curb.
3.
Arterials. Sidewalks along arterial streets may be required to be separated from curbs by a planted area a minimum of 10 feet wide between the sidewalk and curb, and landscaped with trees and plant materials approved by the City. The sidewalks shall be a minimum of 5 feet wide if separated from the street by a 10-foot planting area; otherwise the sidewalk shall be 10 feet wide.
B.
Connectivity. Safe and convenient pedestrian facilities that strive to minimize travel distance to the greatest extent practicable shall be provided in conjunction with new development within and between new subdivisions, planned developments, commercial developments, industrial areas, residential areas, and neighborhood activity centers such as schools and parks, as follows:
1.
For the purposes of this Chapter, "safe and convenient" means pedestrian facilities that are reasonably free from hazards which would interfere with or discourage pedestrian travel for short trips, that provide a direct route of travel between destinations, and that meet the travel needs of pedestrians considering destination and length of trip.
2.
To meet the intent of this subsection B, separated pedestrian rights-of-way connecting nonthrough streets or passing through unusually long or oddly shaped blocks shall be a minimum of 18 feet wide. When these connections are less than 220 feet long (measuring both the on-site and the off-site portions of the path) and they directly serve 10 or fewer on-site dwellings, the paved improvement shall be no less than 6 feet wide. Connections that are either longer than 220 feet or serve more than 10 on-site dwellings shall have a minimum 10-foot wide paving width, or wider as specified in Section 10.10.050(C): Pedestrian and Bicycle Facilities Widths.
3.
Internal pedestrian circulation shall be encouraged in new developments by clustering buildings, constructing convenient pedestrian walkways, and/or constructing skywalks where appropriate. Pedestrian walkways shall be provided in accordance with the following standards:
a.
The on-site pedestrian circulation system shall connect the sidewalk on adjacent street(s) to the main entrance of the primary structure on the site to minimize out-of-direction pedestrian travel.
b.
Walkways shall be provided to connect the on-site pedestrian circulation system with existing or planned pedestrian facilities which abut the site but are not adjacent to the streets abutting the site.
c.
Walkways shall be as direct as possible and avoid unnecessary meandering.
d.
Walkway/driveway crossings shall be minimized, and internal parking lot circulation design shall maintain ease of access for pedestrians from abutting streets and pedestrian facilities.
e.
Walkways shall be separated from vehicle parking or maneuvering areas by grade, different paving material, or landscaping. They shall be constructed in accordance with the sidewalk standards adopted by the City Engineer. (This provision does not require a separated walkway system to collect drivers and passengers from cars that have parked on site unless an unusual parking lot hazard exists).
C.
Trail Linkages. Where a development site is traversed by or adjacent to a future trail linkage identified within The Dalles Transportation System Plan, Comprehensive Plan, or Riverfront Plan, improvement of the trail linkage shall occur concurrent with development. Dedication of the trail to the public shall be provided in accordance with Section 10.10.110(C): Future Trail Linkages.
D.
Pedestrian Network. To provide for orderly development of an effective pedestrian network, pedestrian facilities installed concurrent with development of a site shall be extended through the site to the edge of adjacent property(ies).
E.
Off-Site Improvements. To ensure improved access between a development site and an existing developed facility such as a commercial center, school, park, or trail system, the approving authority may require off-site pedestrian facility improvements concurrent with development.
§ 10.10.050 Bicycle Requirements.
A.
Bike Lanes. On-street bike lanes shall be required on all new arterial and major collector streets, and with improvements and widening of such streets, and constructed at the time of street improvements.
B.
Connectivity. Safe and convenient bicycle facilities that strive to minimize travel distance to the greatest extent practicable shall be provided in conjunction with new development within and between new subdivisions, planned developments, commercial developments, industrial areas, residential areas, and neighborhood activity centers such as schools and parks. To provide for orderly development of an effective bicycle network, bicycle facilities installed concurrent with development of a site shall be extended through the site to the edge of adjacent property(ies).
1.
For the purposes of this Chapter, "safe and convenient" means bicycle facilities which are reasonably free from hazards that would interfere with or discourage bicycle travel for short trips, provide a direct route of travel between destinations, and meet the travel needs of bicyclists considering destination and length of trip.
2.
Bicycle/pedestrian rights-of-way connecting non-through streets or passing through unusually long or oddly shaped blocks shall be a minimum of 18 feet wide.
C.
Pedestrian and Bicycle Facilities Widths. Adequate widths for pedestrian/bicycle facilities shall be provided in accordance with the following standards:
1.
Eight-foot wide bike paths should be used where long-term bicycle and pedestrian usage is expected to be relatively low (a neighborhood facility rather than a community-wide facility) and with proper alignment to ensure adequate sight distance.
2.
Ten feet shall be used as a standard width for two-way bike paths.
3.
Twelve-foot wide bike paths shall be provided in areas with high bicycle volumes or multiple use by bicyclists, pedestrians and joggers.
§ 10.10.060 Street Requirements.
A.
Traffic Impact Studies.
1.
Traffic Impact Studies (TIS) shall be required of all development proposals that meet one or more of the following:
2.
Limited Traffic Impact Studies (LTIS).
a.
Notwithstanding paragraph 1 above, the City may require an initial, limited traffic study for development proposals to determine the level of service at intersections within 500 feet of the proposed development.
b.
If the limited traffic study finds the level of service to be at or below "D," the City may require a TIS.
3.
The TIS shall be conducted in accordance with the following:
a.
A proposal establishing the scope of the traffic study shall be submitted for review to the Director. The study requirements shall reflect the magnitude of the project in accordance with accepted traffic engineering practices. Projects should assess all nearby key intersections.
b.
Once the scope of the traffic study has been approved, the applicant shall present the results with an overall site development proposal. The study shall be sealed and signed by a licensed professional engineer specializing in traffic.
4.
Approval Criteria.
a.
Location of new arterial streets shall conform to the Transportation System Plan, and traffic signals should generally not be spaced closer than 1,500 feet for reasonable traffic progression.
b.
The TIS demonstrates that adequate transportation facilities exist to serve the proposed development or identifies mitigation measures that resolve identified traffic safety problems in a manner that is satisfactory to the City and, when state highway facilities are affected, to ODOT.
c.
For affected non-highway facilities, the TIS establishes that level-of-service standards adopted by the City have been met.
5.
Conditions of Approval.
a.
The City may deny, approve, or approve a proposal with conditions necessary to meet operational and safety standards; provide the necessary right-of-way for improvements; and to require construction of improvements to ensure consistency with the future planned transportation system.
b.
Construction of off-site improvements may be required to mitigate impacts resulting from development that relate to capacity deficiencies and public safety; and/or to upgrade or construct public facilities to City standards.
c.
Improvements required as a condition of development approval, when not voluntarily provided by the applicant, shall be roughly proportional to the impact of the development on transportation facilities. Findings in the development approval shall indicate how the required improvements directly relate to, and are roughly proportional to, the impact of the development.
B.
Pass-Through Traffic. Local residential streets are intended to be designed to discourage pass-through traffic. (NOTE: For the purposes of this Chapter, "pass-through traffic" means the traffic traveling through an area that does not have a local origination or destination.) To discourage pass-through traffic the following street designs shall be considered, as well as other designs intended to discourage traffic:
1.
Straight segments of local streets should be kept to less than a quarter mile in length, and include design features such as curves and "T" intersections.
2.
Local streets should typically intersect in "T" configurations rather than 4-way intersections to minimize conflicts and discourage through traffic.
3.
Non-through streets should not exceed 440 feet nor serve more than 16 dwelling units.
C.
Improved to Standards. Development sites shall be provided with access from a street improved to City standards in accordance with the following:
1.
Where a development site abuts an existing public street not improved to City standards, the abutting street shall be improved to City standards along the full frontage of the property concurrent with development, or the improvements shall be constructed and paid for in accordance with the implementation policy for local improvements set forth in Resolution No. 07-007.
2.
Half-street improvements, as opposed to full-width street improvements, are generally not acceptable. However, these may be approved by the approving authority where essential to the reasonable development of the property. A typical example of an allowed half-street improvement would be for a residential rear lot development option (see Section 10.9.020.030: Residential Rear Lot Development). Approval for half-street improvements may be allowed when other standards required for street improvements are met and when the approving authority finds that it will be possible to obtain the dedication and/or improvement of the remainder of the street when property on the other side of the half-street is developed.
3.
To ensure improved access to a development site consistent with policies on orderly urbanization and extension of public facilities the approving authority may require off-site street improvements concurrent with development.
D.
Orderly Development. To provide for orderly development of adjacent properties, public streets installed concurrent with development of a site shall be extended through the site to the edge of the adjacent property(ies) in accordance with the following:
1.
Temporary dead-ends created by this requirement to extend street improvements to the edge of adjacent properties shall always be installed with turn-around, unless waived by the Fire Marshal.
2.
In order to assure the eventual continuation or completion of the street, reserve strips may be required in accordance with Section 10.9.040.060(D): Designation and Conveyance of Reserve Strips.
3.
Drainage facilities, and erosion control measures as appropriate, shall be provided to properly manage stormwater run-off from temporary dead-ends.
E.
Connectivity.
1.
The street system of any proposed development shall be designed to coordinate with existing, proposed, and planned streets outside of the development as follows:
a.
Wherever a proposed development abuts unplatted land or a future development phase of the same development, street stubs shall be provided to access 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 City Engineer. The restoration and extension of the street shall be the responsibility on any future developer of the abutting land.
b.
Residential streets shall connect with surrounding streets to permit the convenient movement of traffic between neighborhoods or facilitate emergency access or evacuation. Connections shall be designed to minimize pass through traffic on local streets. Appropriate design and traffic controls such as four-way stops, "T" intersections, roundabouts, and traffic calming measures are the preferred means of discouraging through traffic.
c.
Arterial and collector streets shall meet at 4-way 90 degree intersections unless a different intersection design is specifically authorized by the City Engineer.
F.
Street Names. Except for extensions of existing streets, no street names shall be used that will duplicate or be confused with names of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and be subject to approval of the Director.
H.
Unusual Situations. Where standards do not exist to address unusual situations, the approving authority may require as a condition of development the approval of special design standards recommended by the City Engineer.
I.
Private Streets. Private streets, though discouraged in conjunction with land divisions, may be considered within a development site provided all the following conditions are met:
1.
Extension of a public street through the development site is not needed for continuation of the existing street network or for future service to adjacent properties.
2.
The development site remains in one ownership, or adequate mechanisms are established (such as a homeowners' association invested with the authority to enforce payment) to ensure that a private street installed with a land division will be adequately maintained.
4.
Where a private street is installed in conjunction with a land division, construction standards consistent with City standards for public streets shall be utilized to protect the interests of future homeowners.
5.
In addition to the name of the street, all private street signs shall also contain the words "Private Street" in letters of the same size as the name of the street.
J.
Location, Grades, Alignment and Widths. Location, grades, alignment, and widths for all public streets shall be considered in relation to existing and planned streets, topographical conditions, public convenience and safety, and proposed land use. Where topographical conditions present special circumstances, exceptions to these standards may be granted by the City Engineer provided the safety and capacity of the street network is not adversely effected, and requests for exceptions are adequately justified and prepared and sealed by a licensed professional engineer. The following standards shall apply:
1.
Location of streets in a development shall not preclude development of adjacent properties. Streets shall conform to planned street extensions identified in The Dalles Transportation Master Plan and/or provide for continuation of the existing street pattern or network in the surrounding area.
2.
Grades shall not exceed 6% on arterial streets, 10% on collector streets, and 12% on local streets.
3.
Centerline radii of curves shall not be less than 500 feet on arterial streets, 300 feet on collector streets, and 80 feet on local streets.
4.
Streets shall be designed to intersect at angles as near as practicable to right angles and shall comply with the following:
a.
Alignment shall be as straight, and gradients as flat as practical. Substantial grade changes shall be avoided at intersections. Where conditions make the grade requirements in paragraphs b and c below cost prohibitive, the City Engineer may allow grades up to 6% with a corresponding adjustment in related design factors. Requests for such exceptions shall be accompanied by a justification prepared and sealed by a licensed professional engineer.
b.
The intersection of an arterial or collector street with another arterial or collector street shall have a minimum of 100 feet of straight (tangent) alignment perpendicular to the intersection. Maximum design grade is 2% in this area.
c.
The intersection of a local street with another street shall have a minimum of 50 feet of straight (tangent) alignment perpendicular to the intersection. Maximum design grade is 3% in this area.
d.
Where right angle intersections are not possible, exceptions can be granted by the City Engineer provided that intersections not at right angles have a minimum angle of 60 degrees and a corner radius of 20 feet along the right-of-way lines of the acute angle.
e.
Intersections with arterial streets and established truck routes shall have a minimum curb corner radius of 20 ft.
f.
All other intersections shall have a minimum curb corner radius of 15 feet.
5.
Street right-of-way and improvement shall conform to the widths and standards in Table 6-1 of the Transportation System Plan, or as modified in paragraph 6 below. Streets designated in the Transportation System Plan as local and located in residential zones shall meet development standards as established by City Council resolution. A copy of the latest resolution can be obtained from the Planning Department.
6.
Modification of right-of-way standards.
a.
When new right-of-way is created adjacent to existing right-of-way that does not match City standards, the City Engineer may modify the standard widths for safety purposes and to achieve the greatest consistency feasible. Primary goals are for safety of pedestrians and vehicles, connectivity, and smooth flow of traffic.
b.
In lieu of right-of-way standards set out in paragraph 5 above, when development occurs on a lot adjacent to existing right-of-way that does not have a full range of public improvements, the City Engineer in conjunction with the Community Development Director may:
i.
Require the installation of public improvements as contained in paragraph 5 above; or
ii.
Require payment into the improvement fund for missing improvements; or
iii.
Allow a combination of paragraphs i and ii above; or
iv.
Allow an alternative street design that meets the needs for pedestrian and vehicular safety. In selecting an alternate design the City Engineer may consider existing improvements, improvements on adjacent properties, topography, current and future street usage, cost, and other relevant factors.
K.
Transportation Improvements Permitted Outright. Except where otherwise specifically regulated by this Title, the following improvements are permitted outright:
1.
Normal operation, maintenance, repair, and preservation activities of existing transportation facilities.
2.
Installation of culverts, pathways, medians, fencing, guardrails, lighting, and similar types of improvements within the existing right-of-way.
3.
Projects that are consistent with projects identified and planned for in the Transportation System Plan.
4.
Landscaping as part of a transportation facility.
5.
Emergency measures necessary for the safety and protection of property.
6.
Acquisition of right-of-way for public roads, highways, and other transportation improvements designated in the Transportation System Plan.
7.
Construction of a street or road as part of an approved subdivision or land partition consistent with the applicable land division ordinance.
The Dalles Residential Street Standards Matrix | |||||
|---|---|---|---|---|---|
Residential Street Type | Volume (Average Daily Trips) | Speed (MPH) | Street Width (Feet) | Sidewalk/Planter Strip (Includes Curb) | ROW (Feet) |
Alley | 15 | 18 (no parking) | None | 20-25 | |
Lane (limited to 16 or fewer lots and/or 440 linear feet) | 0-150 | 20 | 28 (8+12+8 non-striped) | 11 feet each side | 50 |
Neighborhood Street (requires traffic study) | 150-500 | 25 | 32 (8+16+8 non-striped) | 11 feet each side | 54 |
Residential Street | 500-1,000 | 25 | 36 (8+10+10+8 striped) | 11 feet each side | 58 |
Minor Collector (Residential) | 1,000-3,000 | 25-30 | 38-40 (8+11/12+11/12 +8 striped) | 12.5 feet each side | 64 |
Private Road | 20 (no parking) | 11 feet each side | 42 | ||
The Dalles Arterial, Collector and Industrial/Commercial Street Standards Matrix | |||||
|---|---|---|---|---|---|
Street Type | Speed (MPH) | Bike Lanes | Street Width (Feet) | Sidewalk/Planter Strip | ROW (Feet) |
Three Lane Arterial | 25-35 | Required (6+6) | 50 (6+12+14+12+6 no parking) or 66 (8+6+12+14+12+6+8) | 12-20 feet each side | 90 |
One Way Arterial | 25 | Required (6) | 46 (8+12+8+6+8) | 10.5-15.5 feet each side | 67-77 |
Major Collector | 25-35 | Required (6+6) | 52 (8+6+12+12+6+8) | 5.5-12 feet each side | 63-76 |
Industrial Major Collector | 25-35 | Required (6+6) | 40 (6+14+14+6 no parking) | 10 feet each side (sidewalk may be one side only) | 60 |
Minor Collector (and Commercial/Industrial Local) | 25-30 | None | 38-40 (8+11/12+11/12+8) | 10-11 feet each side | 60 |
Note: All streets in this matrix will be striped. |
§ 10.10.070 Public Utility Extensions.
A.
General. All development sites shall be provided with public water, sanitary sewer and storm drainage, except as specified in subsection F of this section. Unless specifically waived by the Director and City Engineer, any occupancy which uses water or sewer shall be required to hook up to a public facility for that service. The developer is responsible for extending these required services to and through the development site.
B.
Construction. Where necessary to serve property as specified in subsection A above, required public utility installations shall be constructed concurrent with development.
C.
Off-Site Extensions. Off-site public utility extensions necessary to fully serve a development site and adjacent properties shall be constructed concurrent with development.
D.
Extension Through The Site. To provide for orderly development of adjacent properties, public utilities installed concurrent with development of a site shall be extended through the site to the edge of adjacent property(ies).
E.
Standards. All public utility installations required with development shall conform to City standards.
F.
Private Utility Facilities. Private on-site water, sanitary sewer and storm drainage facilities may be considered when proposed buildings are not within 300 feet of utility main lines and provided all the following conditions exist:
1.
Extension of a public facility through the site is not necessary for the future orderly development of adjacent properties.
2.
The facilities are designed and constructed in accordance with the Uniform Plumbing Code and other applicable codes, and written permission for such facilities is obtained from the Public Works Director prior to commencement of work.
3.
A non-remonstrance agreement for future utility improvements (including Local Improvement Districts) is signed by the property owner(s) and recorded with the deed, per the provisions of Article 6.110: Waiver of Right to Remonstrate, and all federal, state and local regulations are complied with.
4.
The County Sanitarian has approved all septic systems.
5.
The Oregon Health Division has approved any wells on the site.
6.
All runoff associated with the proposed development is collected and properly disposed of on site.
§ 10.10.080 Public Improvement Procedures.
A.
It is in the best interests of the community to ensure that public improvements installed in conjunction with development are constructed in accordance with all applicable City policies, standards, procedures, and ordinances. Therefore, prior to commencement of installation of public water, sanitary sewer, storm drainage, street, bicycle, or pedestrian improvements for any development site, developers shall contact the Department to receive information regarding adopted procedures governing plan submittal, plan review and approval, permit requirements, inspection and testing requirements, progress of the work, and provision of easements, dedications, and as built drawings for installation of public improvements. All work shall proceed in accordance with those adopted procedures, and all applicable City policies, standards, and ordinances. The developer shall warranty all public improvements against defect for one year from the date of final acceptance by the City.
B.
Whenever any work is being done contrary to the provisions of this Title and other City ordinances, the Director or City Engineer may order the work stopped by notice in writing served on the persons engaged in performing the work or causing the work to be performed. The work shall stop until authorized, by the official serving the original stop work order, to proceed with the work or with corrective action to remedy substandard work already completed. Failure to heed a stop work order shall be punishable by a fine of $250.00. Each day the stop work order is not complied with shall constitute a separate fine.
§ 10.10.090 Final Inspection Procedure.
A.
As-Built Drawings. The owner, developer or agent shall have an engineer prepare, at his or her own expense, a complete set of as-built drawings of any public improvement project from information provided by the inspector and contractor. The City shall be provided with one copy of the completed asbuilt drawings in either AutoCAD format on 3 ½-inch double-sided, high-density disks, or 1 copy of India ink on mylar.
B.
Warranty. The contractor shall warrant all public improvements against any defects in the materials and workmanship provided for a period of one year from the date of the City's final acceptance of the work. The contractor shall remedy any defects in the work provided, and pay for any damages resulting there from, which shall appear within the one-year warranty period. The City will give notice of observed defects with reasonable promptness. In the event that the contractor or its surety should fail to make such repairs, adjustments or perform other work that may be made necessary by such defects, the City may do so and charge the contractor, or its surety, the cost thereby incurred.
C.
Final Inspection and Acceptance. The City Engineer will conduct a final inspection of all public improvement projects to ensure they meet City standards before the City formally accepts them for ownership, operation or maintenance. The contractor shall notify the City Engineer at least 48 hours in advance of the need for such an inspection. The following items will be properly recorded and copies on file with the Department of Public Works before the City Engineer will conduct the final inspection:
1.
Inspection records and documentation including video, for gravity lines, and test reports.
2.
As-built drawings.
3.
Total construction cost.
4.
Easements and, if appropriate, homeowners association information.
5.
Written releases from adjacent property owners where contractor's operations have not been kept within easements or rights-of-way for any reason.
6.
Final plat or partition
7.
Warranty.
If the final inspection proves satisfactory, the City Engineer will formally recommend acceptance of construction. If not, the City Engineer will prepare a "punch list" for the contractor detailing additional work required prior to final acceptance and will re-inspect the project following the contractor's certification that he or she has completed the work required by the "punch list." Upon final acceptance, the City will assume ownership and accept operation and maintenance responsibilities for the public improvements. |
§ 10.10.100 Franchise Utility Installations.
These standards are intended to supplement, not replace or supersede, requirements contained within individual franchise agreements the City has with providers of electrical power, telecommunication, cable television, and natural gas services (hereafter referred to as "franchise utilities").
A.
General.
1.
Where a land division is proposed, the developer shall provide franchise utilities to the development site. Each lot created with a subdivision shall have an individual service available or secured in accordance with provisions of Section 10.9.040.060(J): Franchise Utility Service prior to approval of the final plat.
2.
Where necessary, in the judgment of the Director of Public Works, to provide for orderly development of adjacent properties, franchise utilities shall be extended through the site to the edge of adjacent property(ies), whether or not the development involves a land division.
Where a land division is not proposed, the site shall have franchise utilities required by this Chapter provided in accordance with the provisions of Section 10.9.040.060(J): Franchise Utility Service prior to occupancy of structures.
B.
Location. Franchise utilities shall be placed in the public right-or-way, or on private property in a dedicated utility easement.
C.
Natural Gas and Cable TV. The developer shall have the option of choosing whether or not to provide natural gas or cable television service to the development site, providing both of the following conditions exist:
D.
Distribution Facilities. All franchise utility distribution facilities installed to serve new development shall be placed underground except as provided below. The following facilities may be installed above-ground:
1.
Poles for street lights and traffic signals, pedestals for police and fire system communications and alarms, pad mounted transformers, pedestals, pedestal mounted terminal boxes and meter cabinets, concealed ducts, substations, or facilities used to carry voltage higher than 35,000 volts.
2.
Overhead utility distribution lines may be permitted upon approval of the City Engineer when unusual terrain, soil, or other conditions make underground installation impracticable. Location of such overhead utilities shall follow rear or side lot lines wherever feasible.
E.
Developer Responsibility. The developer shall be responsible for making necessary arrangements with franchise utility providers for provision of plans, timing of installation, and payment for services installed. Plans for franchise utility installations shall be submitted concurrent with plan submittal for public improvements to facilitate review by the City Engineer.
F.
Street Lighting. The developer shall be responsible for street lighting along all public streets and/or intersections improved in conjunction with the development in accordance with the following:
1.
The developer shall coordinate with the City Engineer to determine street lighting requirements. The street light plan shall be designed by the serving electric utility to provide illumination meeting the requirements in the following table (or the requirements of the National Electric Code, with the approval of the City Engineer). Avoid layouts that place hydrants and standpipe connections in shadow.
Recommended Lighting Levels, in Foot-Candles | |||
|---|---|---|---|
Commercial | Industrial | Residential | |
Arterial Street | 2.0 | 1.4 | 1.0 |
Major Collector Street | 1.2 | 0.9 | 0.6 |
Minor Collector Street | 0.9 | 0.6 | 0.4 |
Local Street | 0.6 | See note below. | See note below. |
Pedestrian Ways | 1.0 | 1.0 | 0.5 |
NOTE: The City will only require the developer to light intersections in industrial and residential areas. Illuminate to a minimum of 0.4 foot-candles at 135 feet each way from the intersection centerline. The developer may choose to provide additional lighting; however, the City will not accept responsibility for the power bills for such extra lights. |
2.
The developer shall make all necessary arrangements for trenching, installation of conduit, wiring and pole bases with the serving utility prior to beginning construction of street lighting systems.
3.
Standard street light installations are as follows:
a.
A 23-foot aluminum pole with cobra head fixture and a 200 watt high pressure sodium lamp, or as adopted by the Northern Wasco County PUD (PUD) and approved by the City Engineer. Wood poles may be used in areas where overhead distribution lines exist or are approved by the City Engineer under paragraph (D)(2) of this section.
b.
A 14-foot aluminum pole with "china hat" fixtures spaced 100 feet apart, or as adopted by the PUD and approved by the City Engineer, may be installed in residential areas at the developer's discretion only if the developer or homeowner's association assumes responsibility for associated power bills.
c.
Period lighting in the historic districts. Period pole and fixture as adopted by the PUD and approved by the Director.
4.
The City Engineer shall coordinate actual installation of poles, fixtures and lamps with the serving utility when there are sufficient occupants or traffic loads on the public street to warrant their installation.
§ 10.10.110 Land For Public Purposes.
A.
Easements. Easements for public sanitary sewer, water, storm drain, and pedestrian and bicycle facilities shall be provided whenever these facilities are located outside a public right-of-way in accordance with the following:
1.
When located between adjacent lots, easements shall be provided on one side of a lot line.
2.
The minimum easement width for a single utility is 15 feet. The minimum easement width for two adjacent utilities is 20 feet. The easement width shall be centered on the utility to the greatest extent practicable unless otherwise required or approved by the City Engineer. Wider easements may be required for unusually deep facilities, or for facilities on steep grades.
B.
Drainage Ways and Watercourses. Where a development site is traversed by a drainage way or watercourse, the drainage way shall be protected and a drainage way dedication shall be provided to the public.
C.
Future Trail Linkages. Where a development site is traversed by, or adjacent to, a future trail linkage identified within The Dalles Comprehensive Plan, Transportation Master Plan, or Riverfront Plan, dedications of suitable width to accommodate the trail linkage shall be provided. This width shall be determined by the Director, considering the type of trail facility involved.
D.
Dedication of Rights-of-Way and Easements. Where rights-of-way and/or easements within or adjacent to development sites are nonexistent or of insufficient width, dedications may be required. The need for and widths of those dedications shall be as identified in this Chapter or determined by the City Engineer.
E.
Recording Dedications. Where easement or dedications are required in conjunction with land divisions, they shall be recorded on the plat. Where a development does not include a land division, easements and/or dedications shall be recorded on standard document forms provided by the City Attorney.
F.
Environmental Assessments. Environmental assessments shall be provided by the developer for all lands to be dedicated to the public or City. An environmental assessment shall include information necessary for the City to evaluate potential liability for environmental hazards, contamination, or required waste cleanups related to the dedicated land. An environmental assessment shall be completed prior to the acceptance of dedicated lands in accordance with the following:
1.
The initial environmental assessment shall detail the history of ownership and general use of the land by past owners. Upon review of the information provided by the grantor, as well as any site investigation by the City, the Director will determine if the risks of potential contamination warrant further investigation. When further site investigation is warranted, a Level I environmental assessment shall be provided by the grantor.
2.
Level I environmental assessments shall include data collection, site reconnaissance, and report preparation. Data collection shall include review of Oregon Department of Environmental Quality records, City and County Fire Department records, interviews with agency personnel regarding citations or enforcement actions issued for the site or surrounding sites that may impact the site, review of available historic aerial photographs and maps, interviews with current and available past owners of the site, and other data as appropriate. Site reconnaissance shall include a walking reconnaissance of the site checking for physical evidence of potentially hazardous materials that may impact the site. Report preparation shall summarize data collection and site reconnaissance, assess existing and future potential for contamination of the site with hazardous materials, and recommend additional testing if there are indications of potential site contamination. Level I environmental assessment reports shall be signed by a licensed professional engineer skilled in the performance of such work.
3.
If a Level I environmental assessment concludes that additional environmental studies or site remediation are needed, no construction permits shall be issued until those studies are submitted and any required remediation is completed by the developer and/or owner. Additional environmental studies and/or required remediation shall be at the sole expense of the developer and/or owner. The City reserves the right to refuse acceptance of land identified for dedication to public purposes if risk of liability from previous contamination is found.
§ 10.10.120 Mail Delivery Facilities.
A.
Location. In establishing placement of mail delivery facilities locations of sidewalks, bikeways, intersections, existing or future driveways, existing or future utilities, right-of-way and street width, and vehicle, bicycle and pedestrian movements shall be considered. The final location of these facilities shall meet the approval of the City Engineer and the Post Office. Where mail delivery facilities are being installed in conjunction with a land division, placement shall be indicated on the plat and meet the approval of the City Engineer and the Post Office prior to final plat approval.
B.
Sidewalk. Where mail delivery facilities are proposed to be installed in areas with an existing or future curbside sidewalk, a sidewalk bypass/widening shall be provided that maintains the required design width of the sidewalk around the mail delivery facility. If the right-of-way width will not accommodate the sidewalk bypass/widening, a sidewalk easement shall be provided adjacent to the right-of-way.
C.
Construction Specifications. Mail delivery facilities and the associated sidewalk bypass/widening (if necessary) around these facilities shall conform with the City's standard construction specifications. Actual mailbox units shall conform with the Post Office standards for mail delivery facilities.
D.
Installation. Installation of mail delivery facilities is the obligation of the developer. These facilities shall be installed concurrently with the public improvements. Where development of a site does not require public improvements, mail delivery facilities shall be installed concurrently with private site improvements.
E.
Cluster Mailboxes. Cluster mailbox installations must be consistent with the standards of those in Section 1111 of the Oregon State Structural Specialty Code.
§ 10.10.130 Transit Requirements.
Improvements at Transit Stops. A proposed development that is adjacent to or includes an existing or planned transit stop will be required to plan for access to the transit stop and, where determined necessary in consultation with the transit agency, provide for transit improvements. Requirements apply where the subject parcel(s) or portions thereof are within 200 feet of a transit stop. Development requirements and improvements may include the following:
A.
Intersection or mid-block traffic management improvements, as needed and practicable, to allow for pedestrian crossings at transit stops.
B.
Building placement within 20 feet of the transit stop, a transit street or an intersection street, or a pedestrian plaza at the stop or a street intersection.
C.
Transit passenger landing pads accessible to disabled persons to transit agency standards.
D.
An easement or dedication for a passenger shelter and an underground utility connection to a transit stop if requested by the transit agency.