Yoncalla City Zoning Code
Division III
Community Design Standards and Public Facilities
18.45.010 Purpose.
The purpose of the standards contained in this division is intended to protect the public health, safety and welfare and to preserve and enhance the historic character of the city as a whole, including its harmony of design, materials, pattern and pedestrian scale. (Ord. 429 §1(3.1.010), 2018).
18.45.020 Applicability.
The provisions of this division apply to permits and approvals granted under this code, and other city actions, as noted throughout the code. (Ord. 429 §1(3.1.020), 2018).
18.45.030 Principles of acceptability.
A land division, whether by a subdivision or partitioning, shall conform to any site plans; shall take into consideration any preliminary plans, including the build-out concept plan, made in anticipation thereof; and shall conform to the design standards established by this code. (Ord. 429 §1(3.1.030), 2018).
18.50.010 General layout.
A plat must be designed to allow for reasonable subdivision and use of adjoining properties. While the plat should generally conform to the grid pattern, innovative layouts will be considered based on the general requirements of this chapter. (Ord. 429 §1(3.2.010), 2018).
18.50.020 Streets.
All subdivisions shall conform to all of the following access and circulation design standards, as applicable:
(1) Street Connectivity.
(a) Connectivity to Abutting Lands. 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. Wherever a proposed development abuts unplatted land or a future development phase of the same development, street stubs shall be provided to allow access to future abutting subdivisions and 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 planning commission, and the restoration and extension of the street shall be the responsibility of any future developer of the abutting land.
(b) When Abutting an Arterial Street. Property access to abutting arterials shall be minimized. Where such access is necessary, shared driveways may be required in conformance with Chapter 18.56 YMC. If vehicle access off a secondary street is possible, then the planning commission may prohibit access to the arterial.
(c) Continuation of Streets. Planned streets shall connect with surrounding streets to permit the convenient movement of traffic between residential neighborhoods and to facilitate emergency access and evacuation. Connections shall be designed to meet or exceed the standards in subsection (1)(d) of this section, and to avoid or minimize through traffic on local streets. Appropriate design and traffic control and traffic calming measures, as provided in subsection (1)(d) of this section, are the preferred means of discouraging through traffic.
(d) Street Connectivity and Formation of Blocks. In order to promote efficient vehicular and pedestrian circulation throughout the city, subdivisions and site developments shall be served by a connecting network of public streets and/or accessways, in accordance with the block length standards provided in subsection (3) of this section.
(2) Dedication.
(a) Generally. All lots must have direct legal access as required by the zoning code. The city will determine whether access will be by right-of-way or vehicular-access easement or tract on a case-by-case basis. The planning commission may require adequate and proper streets, including arterials, collector streets, local streets, and other streets, to be dedicated to the public by the subdivider of such design and in such location as are necessary to facilitate provision for the transportation and access needs of the community and the subdivision area in accordance with the purpose of this title.
(b) Future Street Plan. A future street plan shall be filed by the applicant in conjunction with an application for a subdivision in order to facilitate orderly development of the street system. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other divisible parcels within 400 feet surrounding and adjacent to the proposed land division. The street plan is not binding; rather it is intended to show potential future street extensions with future development
(3) Width and Design.
(a) Generally. Widths of street right-of-way and paving design for streets shall be not less than those set forth in the table below, except as follows:
(i) That for a street abutting land not in the subdivision area a lesser width may be allowed at the discretion of the planning commission where the subdivider presents a satisfactory plan whereby such street will be expanded to the width otherwise required.
(ii) The planning commission may grant a modification to the nature or extent of any required improvement for any of the following reasons:
(A) If the improvement as required would not match the existing improvements, in which case the improvements may be modified to allow for a transition to the required improvement standard.
(B) If unusual topographic or physical conditions preclude the construction of the improvements as required.
(C) If the proposed improvement utilizes a natural drainage system composed of planted swales adjacent to sidewalk or roadway pavement to capture, store and treat storm water, in lieu of traditional storm water conveyance pipes.
(D) If other unusual circumstances preclude the construction of the improvements as required.
(E) If the city and a neighborhood have agreed upon a modified standard for a particular street.
(b) Existing Adjacent Street. The widths of street right-of-way provided in the table below shall be the minimum widths of right-of-way for streets existing along and adjacent to any boundary of the subdivision area, and the subdivider shall dedicate additional right-of-way as determined by the planning commission in accordance with such table, for any such adjacent street where the existing width of right-of-way for such street is less than the minimum in such table.
(c) Slope Easements. Slope easements shall be dedicated in accordance with specifications adopted by the city council under YMC 18.55.010.
(d) Sidewalks, Planter Strips, Bicycle Lanes. Sidewalks, planter strips, and bicycle lanes shall be installed in conformance with the standards established in Chapter 18.55 YMC, applicable provisions of local street network plan, and the comprehensive plan. Maintenance of sidewalks and planter strips in the right-of-way is the continuing obligation of the adjacent property owner.
(e) Traffic Calming Features. The city may require the installation of calming features such as traffic circles, curb extensions, reduced street width (parking on one side), medians with pedestrian crossing refuges, and/or special paving to slow traffic in neighborhoods or commercial areas with high pedestrian traffic.
(f) Street Sections. Streets shall be designed consistent with the street sections provided in YMC 18.56.210 through 18.56.380 of the code.
Type of Street | Right-of-Way Width | Paving Width* |
|---|---|---|
Arterials | 60 ft. – 100 ft.** | 36 ft. – 48 ft.** |
Collector streets and all business streets other than arterials or Main Street | 57 ft. – 63 ft.** | 32 ft. – 34 ft.** |
Commercial Main Street | 56 ft. – 78 ft. | 36 ft. – 58 ft. |
Local streets | ||
Streets located within the urban residential zoning district which do not contain on-street parking | 42 ft. – 48 ft. | 20 ft. |
Streets located within the Urban Residential zoning district that contain on-street parking on one side | 47 ft. – 52 ft. | 23 ft. – 24 ft. |
Local access streets serving zones other than urban residential | 52 ft. – 56 ft. | 28 ft. |
Circular ends of cul-de-sacs | 80 ft. – 100 ft.*** | 70 – 90 ft.*** |
Hammerhead or T-ends of streets | 35 ft. T-end | 30 ft. |
*Paving measured from face to face of curbs.
**The planning commission may require a width within the limits shown based upon adjacent physical conditions, safety of the public and the traffic needs of the community, and in accordance with specifications adopted by the city council under YMC 18.56.160 through 18.56.380.
***Measured by diameter of circle constituting circular end. The cul-de-sac shall terminate with a circular or hammerhead turnaround meeting the Uniform Fire Code. Circular turnarounds shall have a radius of no less than 35 feet, and not more than a radius of 45 feet (i.e., from center to edge of pavement); except that turnarounds shall be larger when they contain a landscaped island or parking bay at their center. When an island or parking bay is provided, there shall be a fire apparatus lane of 20 feet in width.
(4) Reserve Strips. The planning commission may require the subdivider to create a reserve strip controlling the access to a street, said strip to be placed under the jurisdiction of the city council and the planning commission, when the planning commission determines that a strip is necessary:
(a) To prevent access to abutting land at the end of a street in order to assure the proper extension of the street pattern and the orderly subdivision of land lying beyond the street; or
(b) To prevent access to the side of a street on the side where additional width is required to meet the right-of-way standards provided in the table in this section; or
(c) To prevent access to land abutting a street of the subdivision, but not within the tract or parcel of land being subdivided; or
(d) To prevent access to land unsuitable for building development.
(5) Intersections of Streets.
(a) Angles. Streets shall intersect one another at an angle as near to a right angle as is practicable except where topography or previous adjacent layout requires a lesser angle or where a reduced angle is necessary to provide an open space, pocket park, common area or similar neighborhood amenity. In addition, the following standards shall apply:
(i) Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance;
(ii) Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and
(iii) Right-of-way lines at intersections with arterial streets shall have a corner radius of not less than 20 feet.
(b) Jogs. Intersections shall be so designed that no jog dangerous to the traveling public is created as a result of staggering of intersections; and shall be designed to meet the following standards:
(i) Staggering of streets making “T” intersections at collectors and arterials shall not be designed so that offsets of less than 300 feet on such streets are created, as measured from the centerline of the street.
(ii) Spacing between local street intersections shall have a minimum separation of 125 feet, except where more closely spaced intersections are designed to provide an open space, pocket park, common area, or similar neighborhood amenity. This standard applies to four-way and three-way (off-set) intersections.
(6) Topography. The layout of streets shall give suitable recognition to surrounding topographical conditions in accordance with the purpose of this title.
(7) Future Extension of Streets. Where the subdivision area is adjacent to land likely to be subdivided in the future, streets shall continue through to the boundary lines of the tract under the same ownership of which the subdivision area is a part, where the planning commission determines that such continuation is necessary to provide for the orderly subdivision of such adjacent land, or the transportation and access needs of the community. The point where the streets temporarily end shall conform to subsections (a) through (c) of this subsection:
(a) These extended streets or street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets when the adjoining property is developed.
(b) A barricade (e.g., fence, bollards, boulders or similar vehicle barrier) shall be constructed at the end of the street by the subdivider and shall not be removed until authorized by the city or other applicable agency with jurisdiction over the street. The cost of the barricade shall be included in the street construction cost.
(c) Temporary street ends shall provide turnarounds constructed to Uniform Fire Code standards for streets over 150 feet in length.
(8) Cul-de-Sacs. There shall be no cul-de-sacs more than 400 feet long or serving more than 18 single-family dwellings. Each cul-de-sac shall have a circular end with a minimum diameter of right-of-way width and paving as shown in the table in this section, or the planning commission may approve for hillside conditions hammerhead or T-end cul-de-sacs as provided for in the table in this section.
(9) Street Names. Streets that are in alignment with existing named streets shall bear the names of such existing streets. Names for streets that are not in alignment with existing streets are subject to approval by the planning commission. No new street name shall be used which will duplicate or be confused with the names of existing streets in Douglas County.
(10) Street Signs and Traffic Control Devices. The applicant shall install all street signs and traffic control devices in the location and manner established by the city engineer.
(11) Grades and Curves. Unless otherwise approved by the planning commission because topographical conditions will not otherwise permit, the following standards shall apply to the design of new streets:
(a) Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or 12 percent on all other streets (except that local or residential access streets may have segments with grades up to 15 percent for distances of no greater than 250 feet).
(b) Centerline radii on curves shall not be less than 300 feet on arterials, 200 feet on collector streets or 100 feet on all other streets.
(c) Streets intersecting with a collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. (Ord. 429 §1(3.2.020), 2018).
18.50.030 Alleys.
(1) Dedication. The planning commission may require adequate and proper alleys to be dedicated to the public by the subdivider of such design and in such location as necessary to provide for the access needs of the subdivision area in accordance with the purpose of this title.
(2) Width. Width of right-of-way and paving design for alleys shall be not less than 20 feet, except that for an alley abutting land not in the subdivision area a lesser width may be allowed in the discretion of the planning commission where the subdivider presents a satisfactory plan whereby such alley will be expanded to the width otherwise required. Slope easements shall be dedicated in accordance with specifications adopted by the city council under YMC 18.55.010.
(3) Corner Cut-Offs. Where two alleys intersect, 10-foot corner cut-offs shall be provided.
(4) Grades and Curves. Unless otherwise approved by the planning commission where topographical conditions will not reasonably permit, grades shall not exceed 12 percent on alleys, and centerline radii on curves shall not be less than 100 feet.
(5) Requirements. All provisions and requirements with respect to streets in YMC 18.55.040 and Chapter 18.56 YMC shall apply to alleys the same in all respects as if the word “street” or “streets” therein appeared as the word “alley” or “alleys” respectively. (Ord. 429 §1(3.2.030), 2018).
18.50.040 Blocks.
(1) Block Length. Generally, blocks should not exceed 500 feet in length. Blocks that are more than 750 feet in length should allow for midblock pedestrian access pursuant to subsection (2) of this section.
(2) Pedestrian Ways. When necessary for public convenience and safety, the planning commission may require the subdivider to dedicate to the public pedestrian ways up to 18 feet in width in any of the following instances:
(a) To connect to cul-de-sacs;
(b) To pass through oddly shaped or unusually long blocks; or
(c) To provide access to schools, parks or other public areas, or to a designated activity center of the city;
(d) If a walkway is indicated as appropriate in the transportation system plan, the comprehensive plan, or adopted street plans; or
(e) Such design and location as reasonably required to facilitate pedestrian travel.
Pedestrian access shall be provided by means of dedicated rights-of-way, tracts or easements at the city’s option.
(3) Easements for Utilities. Dedication of easements for storm water sewers, and for access thereto for maintenance, in order to safeguard the public against flood damage and the accumulation of surface water, and dedication of easements for sanitary sewers, and for access thereto for maintenance, and dedication of easements for other public utilities, may be required of the subdivider by the planning commission along rear lot lines, side lot lines or elsewhere as necessary to provide needed facilities for present or future development of the area in accordance with the purpose of this title. Easements for utility lines shall be not less than 14 feet in width; except that for an easement abutting land not in the subdivision area a lesser width may be allowed at the discretion of the planning commission where the subdivider presents a satisfactory plan whereby such easement will be expanded to the width otherwise required. Easements for access to sewer lines for maintenance shall be up to 15 feet in width. (Ord. 429 §1(3.2.040), 2018).
18.50.050 Lots.
(1) Size and Frontage.
(a) General Requirements.
(i) Width. Each lot shall have an average width between the side lot lines of not less than 60 feet. Each corner lot and each authorized key lot and butt lot shall have an average width between the lot sides of not less than 65 feet. Where either a public water supply or public sewer is not presently provided, the lot width shall be sufficient to meet state and city health requirements.
(ii) Depth. Each lot shall have an average depth between the front lot line and rear lot line of not less than 80 feet and not more than two and one-half times the average width between the lot side lines. Each double-frontage lot shall have an average depth between the lot front line and lot rear line of not less than 120 feet unless a lesser depth is approved by the planning commission where necessitated by unusual topographical conditions. Where either a public water supply or public sewers are not presently provided, the lot depth shall be sufficient to meet state and city health requirements.
(iii) Area. Each lot shall comprise a minimum of 6,600 square feet. Where either a public water supply or public sewer is not presently provided, the lot area shall be sufficient to meet state and city health requirements.
(iv) Access. All lots must have legal access to a public street as required by the zoning code. The city will determine whether access will be by right-of-way or vehicular-access easement or tract on a case-by-case basis.
(v) Street Frontage. Each lot shall have frontage of not less than 25 feet upon a street, except that up to one lot can be created with no frontage upon a public street; provided, that the standards for a vehicular-access easement required by the zoning code are met. Where either a public water supply or public sewer is not presently provided, the lots’ frontage shall be sufficient to ensure an adequately sized lot to meet state and city health requirements.
(b) Exceptions.
(i) Subdivision Area Development as a Unit (Planned Unit Development). The planning commission may in its discretion authorize the relaxation of the lot size and frontage requirements specified herein where the subdivider presents a plan satisfactory to the planning commission whereby the entire subdivision area will be designed and developed with provision for solar access and/or proper maintenance of recreation and park area which will be commonly available for recreation and park purposes to the residents of the subdivision area, and which the planning commission determines will be of such benefit to said residents as is equal to that which would be derived from observance of the lot size and frontage requirements otherwise specified, and will be in accordance with the purpose of this title.
(ii) Land Zoned for Commercial or Industrial Use. The planning commission may in its discretion authorize relaxation of the lot size and frontage requirements specified herein in the case of land zoned for commercial or industrial use, where such relaxation is necessary in consideration of the suitability of the land for such use, and in accordance with the purpose of this title.
(iii) Lot Retained for Future Subdivision. The planning commission may in its discretion waive lot frontage requirements where in its judgment a lot should and will be retained by the subdivider, and future subdivision of such lot will be best protected by the creation of a reserve strip separating such lot from any street.
(2) Key Lots and Butt Lots. There shall be no key lots or butt lots except where authorized by the planning commission where such lots are necessitated by unusual topographic conditions or previous adjacent layout.
(3) Side Lot Lines. As far as is practicable, side lot lines shall run at right angles to the street upon which the lots face, except that on curved streets they shall be radial to the curve.
(4) Suitability for Intended Use. All lots shall be suitable for the purpose for which they are intended to be used. No lot shall be of such size or design as to be detrimental to the health, safety or sanitary needs of the residents of the subdivision area or of such lot, as determined by the planning commission in accordance with the purpose of this title.
(5) Future Subdivision of Lots. Where the subdivision will result in a lot one-half acre or larger in size which in the judgment of the planning commission is likely to be subdivided in the future, the planning commission may require that the location of lot lines and other details of layout be such that future subdivision may readily be made without violating the requirements of this title and without interfering with orderly extension of adjacent streets. Any restriction of buildings within future street locations shall be made a matter of record if the planning commission deems it necessary for the purpose of this title. (Ord. 429 §1(3.2.050), 2018).
18.50.060 Drainage.
Where land in the subdivision area is or will be periodically subject to accumulations of surface water or is traversed by any watercourse, channel, stream or creek, the planning commission may require the subdivider to provide for adequate unrestricted drainage over drainage land by dedicating to the public easements therefor approved by the planning commission as adequate for the drainage needs of the area, or, where necessary in the judgment of the planning commission for protection of such needs, by conveying ownership of such drainage land for drainage purposes to the city of Yoncalla.
Such grading shall be done and such drainage facilities shall be constructed by the subdivider as are adequate for the purpose of proper drainage of the subdivision area or areas affected thereby, and for the preservation of healthful and convenient surroundings and conditions for residents of the subdivision area and the benefit of the general public, in accordance with the specifications adopted by the city council under YMC 18.55.010. (Ord. 429 §1(3.2.060), 2018).
18.50.070 Railroads.
(1) Crossings. Special requirements may be imposed by the planning commission, including but not limited to provisions for separation of street and railroad grades, in connection with any railroad crossing which will immediately affect the safety of the residents of the subdivision area, for the protection of such residents and the safety of the general public and in accordance with the purpose of this title.
(2) Subdivision Area Adjacent to Right-of-Way. Where the subdivision area is adjacent to a railroad right-of-way, and the surrounding economic and physical conditions indicate such property will be used for industrial purposes in the normal growth of the community, all streets shall be located at a sufficient distance from said right-of-way to allow for reasonable sites for industrial use adjacent to said right-of-way. (Ord. 429 §1(3.2.070), 2018).
18.50.080 Partial development.
Where the subdivision area includes only part of the tract owned by the subdivider, the planning commission may require a sketch of a tentative layout of streets in the remainder of said tract. (Ord. 429 §1(3.2.080), 2018).
18.50.090 Possible hazard areas.
Those areas proposed for development which have over 12 percent slope, possible water inundation, or appear to be unstable or marginal lands as determined by the city planning commission shall be subject to the following:
(1) Submission of a topographic study showing slopes in excess of 12 percent;
(2) Submission of a geologic/soil engineering report verifying suitability of site for development. Engineered foundations requiring an engineer’s stamp shall be required;
(3) Submission of information to show flood water elevations. If an area is shown to be in a designated floodplain, the developer will be subject to the floodplain requirements as established by the Federal Flood Insurance Program and adopted by the Douglas County commissioners. The city planning commission shall determine, based on submission of any of the above information, the suitability of an area for development or subdivision and the necessary additional standards which may be required to ensure the health and safety of the public or those who would occupy such areas. (Ord. 429 §1(3.2.090), 2018).
18.55.010 Specifications.
(1) Submitting Specifications. The city council shall cause to have prepared and shall adopt specifications for improvements, including the construction of streets and alleys, construction of curbs and gutters, dedication of slope easements for streets and alleys, construction of drainage facilities, and construction of pedestrian ways in subdivision areas. Such specifications shall conform to proper engineering standards relevant thereto, and be so devised as to facilitate provision for the health, safety and welfare needs of the city of Yoncalla area affected in accordance with the purpose of this title.
(2) Procedure. The procedure for preparing, submitting and adopting all such specifications and amendments thereto, including notice and hearing, shall conform to that required by law for the enactment of ordinances.
(3) Adoption of Specifications. Upon adoption by the city council of any such specifications and amendments thereto, as from time to time may be adopted by the city engineer, a copy thereof shall be filed with the city recorder and a copy shall be kept in the office of the city engineer and in the office of the planning commission for the use and information of the general public. The planning commission will publish city specifications and typical drawings for sale to the public. (Ord. 429 §1(3.3.010), 2018).
18.55.020 Water supply.
All lots within the subdivision shall be served by the water supply system of the city of Yoncalla. (Ord. 429 §1(3.3.020), 2018).
18.55.030 Sewage.
All lots within the subdivision area shall be served by the sewage system of the city of Yoncalla. (Ord. 429 §1(3.3.030), 2018).
18.55.040 Streets and alleys.
The subdivider shall grade and pave all streets and alleys in the subdivision area to the width specified in Chapter 18.50 YMC and provide for drainage of all such streets and alleys, and construct curbs and gutters within the subdivision area in accordance with specifications adopted by the city council under YMC 18.55.010. Such improvements shall be constructed to specifications of the city of Yoncalla. (Ord. 429 §1(3.3.040), 2018).
18.55.050 Sidewalks.
Sidewalks shall be located and constructed in accordance with the provisions of YMC 18.56.160 through 18.56.380 and Chapter 12.10 YMC (construction, alteration and repair of sidewalks), applicable provisions of the local street network plan, and the comprehensive plan. Sidewalks shall include handicapped wheelchair ramps at all street intersections. (Ord. 429 §1(3.3.050), 2018).
18.55.060 Pedestrian ways.
A walk strip not less than five feet in width shall be paved in the center of all dedicated pedestrian ways. Such paving shall conform to specifications adopted by the city council under YMC 18.55.010. (Ord. 429 §1(3.3.060), 2018).
18.55.070 Underground utility and service facilities.
All utility lines including, but not limited to, those required for electric, communication, lighting and cable television services and related facilities may be placed underground except surface-mounted transformers, surface-mounted connection boxes and meter cabinets which may be placed aboveground, temporary utility service facilities during construction, high-capacity electric and communication feeder lines, and utility transmission lines operating at 50,000 volts or above. The subdivider shall make all necessary arrangements with the serving utility to provide all services. (Ord. 429 §1(3.3.070), 2018).
18.55.080 Bikeways.
Bicycle lanes shall be located and constructed in accordance with the provisions of YMC 18.55.010, applicable provisions of the local street network plan, and the comprehensive plan. Bikeways may be built in conjunction with sidewalks and pedestrian ways. (Ord. 429 §1(3.3.080), 2018).
18.55.090 Street lights.
Developer is to install street lights in a pattern fitting the subdivision and according to the specifications of the city of Yoncalla. (Ord. 429 §1(3.3.090), 2018).
18.55.100 Fire hydrants.
Developer is to install suitable fire hydrants meeting city of Yoncalla specifications to serve fire flow requirements of the subdivision. (Ord. 429 §1(3.3.100), 2018).
18.55.110 Street signs.
Developer is to install standard street, traffic and regulatory signs and posts according to the specifications of the city of Yoncalla YMC 18.55.190, Performance agreement. The planning commission shall consider for approval the final plat or finished plat; provided, that at the time of submission of such plat or finished plat a petition for improvements as required herein has been properly executed by the subdivider who is effecting the subdivision and will be assessed for said improvements. Other procedures may be used in accordance with city standards and specifications. (Ord. 429 §1(3.3.110), 2018).
18.55.120 Park and recreation needs.
All subdivisions over 30 acres in area shall consider one lot, centrally located within the subdivision, for dedication to park and recreation uses. (Ord. 429 §1(3.3.120), 2018).
18.55.130 Street trees and landscape strip.
Developer is required to install street trees within the street right-of-way within existing and proposed planting strips or in sidewalk tree wells. Trees shall be spaced no more than 30 feet apart, except where planting a tree would conflict with existing trees, retaining walls, utilities and similar physical barriers. All street trees shall be placed outside utility easements. (Ord. 429 §1(3.3.130), 2018).
18.55.140 Clear-vision areas.
A clear-vision area shall be maintained on the corners of all property at the intersection of two streets or a street and a railroad.
(1) A clear-vision area shall consist of a triangular area, two sides of which are lot lines measured from the corner intersection of the street lot lines for a distance specified in this regulation, or, where the lot lines have rounded corners, the lot lines extended in a straight line to a point of intersection and so measured, and the third side of each is a line across the corner of the lot joining the nonintersecting ends of the other two sides.
(2) A clear-vision area shall contain no planting, fence, wall, structure, or temporary or permanent obstruction exceeding two and one-half feet in height, measured from the top of the curb or, where no curb exists, from the established street centerline grade, except that trees exceeding this height may be located in this area, provided all branches and foliage are removed to a height of eight feet above the grade.
(3) The following measurements shall establish clear-vision areas:
(a) In a residential zone the minimum distance shall be 25 feet or, at intersections including an alley, 10 feet.
(b) In all other zones where yards are required, the minimum distance shall be 15 feet or, area between the curb or bumper rail and property line shall be landscaped and maintained at intersections including an alley, 10 feet, except that when the angle of intersection between streets, other than at an alley, is less than 30 degrees, the distance shall be 25 feet. (Ord. 429 §1(3.3.150), 2018).
18.55.150 Maintenance of minimum requirements.
No lot area, yard, other open space or off-street parking or loading area existing on or after the effective date of the ordinance codified in this chapter shall be reduced below the minimum required for it by this chapter. (Ord. 429 §1(3.3.160), 2018).
18.55.160 Dual use of required open space.
No lot area, yard or other open space or off-street parking or loading area which is required by this chapter for one use shall be a required lot area, yard or other open space or off-street or loading area for another use. (Ord. 429 §1(3.3.170), 2018).
18.55.170 Manufactured home park design standards.
Design plans for all utilities, access roads and paved areas shall be submitted to the city engineer following preliminary approval. Streets, sidewalks, curbs and drainage shall be designed and constructed in accordance with city standards. The city engineer may specify additional design standards where applicable. Upon completion of manufactured home park construction, one set of as-builts suitable for reproduction (15-inch by 18-inch Mylar) shall remain on file with the city. Improvement standards for a manufactured home park are as follows:
(1) Internal Roads and Access.
(a) Internal access roads shall provide direct access to each manufactured home space. Each manufactured home space shall be served directly by a walkway not less than four feet in width and shall be separated from the vehicular roadways by at least a curb. Roadways and sidewalks shall be paved with an asphaltic or concrete surfacing according to specifications established by the city engineer. The minimum surfaced width of the roadway within an accessway shall be 21 feet, if there is no parking allowed, and 31 feet, if parking is allowed. The first 50 feet of the accessway measured from the street shall be surfaced to a width of 30 feet and shall be connected to an existing street according to plans approved by the city engineer. Road cul-de-sacs shall have a minimum outside turning radius of 40 feet. All corners shall have a minimum radius of 15 feet.
(b) All accessways and walkways within the park shall be lighted at night to provide a minimum of one and one-half foot-candles of illumination. Wires for service to light poles and manufactured home spaces shall be underground.
(c) If the park provides spaces for 50 or more manufactured home units, each vehicular way in the park shall be named and marked with signs which are similar in appearance to those used to identify public streets. A map of the names of vehicular ways shall be provided to the local emergency response agency. Stop signs shall be provided at all intersections with public streets.
(2) Directory. For emergency response purposes, a permanent weatherproof signboard shall be located at or near the park entrance indicating the location of each manufactured home space, the space number or address. The design and legibility of the directory shall be subject to review and approval by emergency response officials.
(3) Fire Protection. If a manufactured home space or permanent structure in the park is more than 400 feet from a public fire hydrant, the park shall have water supply mains designed to serve fire hydrants and hydrants shall be provided within 400 feet of such space or structure or as designed and approved by the city engineer. Each hydrant within the park shall be located on a vehicular way and shall conform in design and capacity to the public hydrants in the city of Yoncalla.
(4) Utilities. The manufactured home park shall have one connection to the city sewer system and one connection to the water system service metered through one meter as determined appropriate by the city engineer.
(5) Storage Yard. Each manufactured home park shall provide storage yards for trailers, boats, campers and recreational equipment. The storage yard shall contain one parking space per manufactured home space for the parking/storage of campers, trailers, boats, etc., with the exception of vehicles. The storage yard shall be constructed of a dust-free, all-weather surface and shall be enclosed by a six-foot-high, sight-obscuring fence and gate. Wash racks, if provided, shall be located in the storage yard and shall have adequate drainage. Except for temporary storage of 30 days or less, no manufactured home shall be stored in a manufactured home park unless it is properly installed in a manufactured home space. There shall be no outdoor storage of furniture, tools, equipment, building materials or supplies belonging to the occupants or management of the park except in the storage yard.
(6) Off-Street Parking. In addition to the parking spaces contained in the storage yards, two vehicle parking spaces shall be provided for each manufactured home space. One of the required spaces may be located within the manufactured home space with the remaining spaces in common parking areas. At least one-third of the total required parking spaces shall be distributed throughout the park and made available for guest parking.
(7) Landscaping. In the design of the manufactured home park, every effort shall be made to retain existing trees:
(a) All common yards and open spaces shall include trees not less than a number determined by dividing the number 25 into the number of lineal feet of frontage abutting public streets. All trees at planting shall be at least eight feet in height and shall have a trunk diameter of at least one inch measured one foot above ground;
(b) Not less than 20 percent of each manufactured home space shall be landscaped. The plant material shall include one tree, which, at planting, has a trunk diameter of at least one inch measured one foot above ground level. Trees located within each manufactured home space will not be included in the minimum required in subsection (7)(a) of this section;
(c) Tree selection shall be indicated on a landscape plan and be part of the site review/final approval process; and
(d) An underground irrigation system shall be included with all landscaping and shall be adequately maintained.
(8) Recreation/Open Space.
(a) Each manufactured home park shall provide common open space consisting of equal to 200 square feet per manufactured home space for recreational purposes. Such recreation space may be broken up into separate areas, providing each measures no less than 50 feet by 50 feet;
(b) Each manufactured home park shall provide a separate general play area restricted to that use if the manufactured home park accommodates children less than 14 years of age. No separate play area shall be less than 2,500 square feet in area. At least 100 square feet of play area shall be provided for each manufactured home space accommodating children. The play area may be included as part of the total required open space. A separate play area is not required if the manufactured home park accommodates children who are under 14 years of age and is constructed so as to provide each space with a minimum of 4,000 square feet; and
(c) Recreation areas shall be suitably improved and maintained for recreational purposes and for the type of residents for whom the manufactured home park is intended.
(9) Management Office. Each manufactured home park shall contain and maintain a management office. It shall have access to a lavatory and water closet. It shall provide suitable enclosed facilities for mail distribution (if applicable) and public telephone service.
(10) Laundry Room. Adequate and properly equipped laundry room facilities shall be made available to the residents of the manufactured home park.
(11) Manufactured Home Space Requirements. It shall be the option of the developer to design each manufactured home space to accommodate a manufactured home with a minimum of 1,000 square feet and up to current industry sizes, provided each space contains adequate area to allow for patio, tenant storage, parking, landscaping, setback and separation requirements; and provided further, that the following minimum space requirements are met:
(a) The minimum size for a manufactured home space in a manufactured home park shall be 3,600 square feet. Each space shall have a minimum width of 40 feet and a minimum depth of 90 feet;
(b) Each manufactured home space shall have a stand which is a minimum of 10 feet in width and 40 feet in length. Manufactured home stands shall be paved with asphaltic or concrete surfacing contained within concrete curbing or pressure-treated wooden screen; and
(c) Manufactured homes shall be parked on stands, provided they shall be set back a minimum of five feet from the edge of accessways and shall observe the setbacks as established in this chapter.
(12) Patio. Each manufactured home space shall be provided with a patio having a minimum area of 140 square feet. The patio shall have a minimum width of seven feet and minimum length of 20 feet and shall be constructed adjacent and parallel to each manufactured home. Patios shall be paved with asphalt, concrete, or suitable hard-surfaced material.
(13) Tenant Storage. One permanent storage building containing a minimum of 32 square feet of floor area shall be provided for each manufactured space. The building height shall be a minimum of seven feet and a maximum of eight feet. However, a storage locker with a minimum of 75 cubic feet may be provided for each lot or in locker compounds within close proximity to the lot being served.
(14) Separation Requirements. The minimum space between any manufactured home and any adjacent manufactured home or permanent building, other than one permitted in a manufactured home space, shall be 20 feet and shall be constructed adjacent and parallel to each manufactured home. Patios shall be paved with asphalt, concrete, or suitable hard-surfaced material. Permanent structures situated in one manufactured home space shall be separated by at least 10 feet from permanent structures in an adjoining space. All accessory buildings within each manufactured home space shall be separated in accordance with the building codes or the Department of Commerce Mobile Home Code, whichever is greater. (Ord. 429 §1(3.3.180), 2018).
18.55.180 Manufactured home construction standards.
(1) Placement Standards. No mobile home may be placed or relocated within the manufactured home park without first obtaining a manufactured home placement permit and each manufactured home permitted shall meet the following standards as determined by the building official:
(a) All manufactured homes shall bear an Oregon Insignia of Compliance with a date not previous to 1976 or otherwise conform to the Department of Housing and Urban Development (HUD) Manufactured Home Construction and Safety Standards in effect at the time. No reconstruction or equipment installation shall have been made to the manufactured home unless it has been state approved as evidenced by an appropriate insignia.
(b) A manufactured home shall contain not less than 1,000 square feet of space as determined by measurement of the exterior of the unit exclusive of any trailer hitch device.
(2) Skirting. A manufactured home permitted in a manufactured home park shall be provided with continuous skirting or the perimeter of the foundation may be masonry units.
(3) Axles Removed. Wheels, hubs and axles may be removed from manufactured homes. The manufactured home pad may be developed by grading so that 50 percent of the perimeter of the manufactured home abuts an earthen berm no more than six inches below the finished grade of the floor of the manufactured home upon installation, with the remainder of the perimeter to be skirted with material compatible with the manufactured home. (Ord. 429 §1(3.3.190), 2018).
18.55.190 Performance agreement.
The planning commission shall consider for approval the final plat or finished plat; provided, that at the time of submission of such plat or finished plat a petition for improvements as required herein has been properly executed by the subdivider who is effecting the subdivision and will be assessed for said improvements. Other procedures may be used in accordance with city standards and specifications. (Ord. 429 §1(3.3.200), 2018).
18.56.010 Purpose.
The purpose of this section is to ensure that developments provide safe and efficient access and circulation for pedestrians and vehicles. YMC 18.56.020 through 18.56.130 provides standards for vehicular access and circulation. YMC 18.56.140 through 18.56.150 provides standards for pedestrian access and circulation. Standards for streets and other transportation system improvements are provided in YMC 18.56.160 through 18.56.380. (Ord. 429 §1(3.3.140), 2018).
18.56.020 Intent and purpose.
The intent of this section is to manage access to land uses and on-site circulation, and to preserve the transportation system in terms of safety, capacity, and function. This section applies to all public streets within the city of Yoncalla, and to all properties that abut these roadways or are served by access easements providing access to public streets. This section implements the access management policies of the city of Yoncalla’s comprehensive plan. (Ord. 429 §1(3.3.140(A)(1)), 2018).
18.56.030 Applicability.
This section applies to all public streets within the city and to all properties that abut these streets. The standards apply when lots are created, consolidated, or modified through a land division, partition, lot line adjustment, lot consolidation, or street vacation; and when properties are subject to building permit, land use review or site design review. (Ord. 429 §1(3.3.140(A)(2)), 2018).
18.56.040 Traffic study requirements.
The application shall describe the proposed access to and from the site and estimate potential vehicle traffic increases resulting from the project (per the ITE manual). The city may require a traffic study prepared by a qualified professional to determine access, circulation, and other transportation requirements. (Ord. 429 §1(3.3.140(A)(3)), 2018).
18.56.050 Conditions of approval.
The city may require the closing or consolidation of existing curb cuts or other vehicle access points, recording of reciprocal access easements (i.e., for shared driveways), development of a frontage street, installation of traffic control devices, and/or other mitigation as a condition of granting a development permit, to ensure the safe and efficient operation of the street and highway system. (Ord. 429 §1(3.3.140(A)(4)), 2018).
18.56.060 Vehicular access easement or tract standards.
(1) When Allowed. All new development shall have frontage abutting a public street, except as follows:
(a) A temporary access easement may be allowed for one additional new lot or parcel on a temporary basis, subject to conditions imposed by the city.
(b) A permanent access easement shall be allowed for one additional new lot or parcel when it can be shown that it is not possible to provide the required frontage on a street because of physical or other limitations that preclude street development.
(c) In all other cases, a dedicated and improved public right-of-way is required. See YMC 18.56.160 through 18.56.380 for the required improvements.
(2) Roadway Widths. For vehicular access easements or tracts, minimum standards for widths are established as follows:
(a) When no fire department access road is required, the following standards shall be required:
(i) The minimum standard for an access easement serving a single-family residence is 16 feet of unobstructed pavement in a 21-foot-wide easement or tract; for easements or tracts less than 100 feet in length, the city engineer may reduce the standard to 10 feet of unobstructed pavement in a 15-foot-wide easement or tract if the easement or tract and abutting driveways are located to allow for safe ingress and egress.
(ii) For all other uses, the minimum standard is 20 feet of unobstructed paved surface with vertical cast-in-place curbs and gutters within a 20-foot-wide easement or tract.
(b) Otherwise, the access easement roadway shall comply with the fire access provisions in YMC 18.56.110.
(c) Roadway Standards. The paved surface in an easement or tract shall have a minimum of two inches of asphalt concrete over a suitably prepared base which has a minimum thickness of four inches of crushed rock or three inches of asphalt-treated base. The city engineer is authorized to modify the standards for a paved surface on a case-by-case basis. (Ord. 429 §1(3.3.140(A)(5)), 2018).
18.56.070 Corner and intersection separation – Backing onto public streets.
New and modified accesses shall conform to the following standards:
(1) New property access shall not be permitted within 50 feet of an intersection unless no other reasonable access to the property is available. Where no other alternatives exist, the city may allow construction of an access connection at a point less than 50 feet from an intersection, provided the access is as far away from the intersection as possible. The city may reduce required separation distance of access points where they prove impractical due to lot dimensions, existing development, other physical features, or conflicting code requirements. In such cases, the city may impose turning restrictions (i.e., right in/out, right in only, or right out only), as determined by the city engineer;
(2) Access to and from off-street parking areas shall not permit backing onto a public street, except for single-family dwellings. (Ord. 429 §1(3.3.140(A)(6)), 2018).
18.56.080 Site circulation.
New developments shall be required to provide a circulation system that accommodates expected traffic on the site. Pedestrian connections on the site, including connections through large sites, and connections between sites (as applicable) and adjacent sidewalks, must conform to the provisions in YMC 18.56.140 and 18.56.150. (Ord. 429 §1(3.3.140(A)(7)), 2018).
18.56.090 Joint access – Requirement.
The number of driveway and private street intersections with public streets should be minimized by the use of shared driveways for adjoining lots where feasible. When necessary for traffic safety and access management purposes, or to access flag lots, the city may require joint access and/or shared driveways in the following situations as follows:
(1) For shared parking areas;
(2) For adjacent developments, where access onto an arterial is limited;
(3) For multi-tenant developments, and developments on multiple lots or parcels. Such joint accesses and shared driveways shall incorporate all of the following:
(a) A maximum width of 20 feet, in addition to any parking alongside the driveway; additional driveway width or fire lanes may be approved when necessary to accommodate specific types of service vehicles, loading vehicles, or emergency service provider vehicles;
(b) Driveway stubs to property lines (for future extension) and other design features to make it easy to see that the abutting properties may be required with future development to connect to the cross-access driveway;
(c) Property owners shall record an easement with the deed allowing access to and from other properties served by the joint-use driveways or service drive. The easement shall define maintenance responsibilities of property owners. (Ord. 429 §1(3.3.140(A)(8)), 2018).
18.56.100 Access connections and driveway design.
All driveway connections to a public right-of-way (access) and driveways shall conform to all of the following design standards:
(1) Driveway Width.
(a) Driveways for uses other than single-family residences shall meet the following standards:
(i) One-way driveways (one way in or out) shall have a minimum driveway width of 10 feet, and a maximum width of 12 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 nine feet and a maximum width of 11 feet.
(b) Driveway width for single-family residences shall be a maximum of 20 feet in width, unless otherwise approved by the city engineer.
(2) Driveway Approaches. Driveway approaches shall be designed and located to provide exiting vehicles with an unobstructed view of other vehicles and pedestrians, and to prevent vehicles from backing into the flow of traffic on the public street or causing conflicts with on-site circulation. Development shall comply with the clear-vision areas established in YMC 18.55.140.
(3) Driveway Construction. Driveway aprons (when required) shall be constructed of concrete and shall be installed between the street right-of-way and the private drive, as shown in Figure A. Driveway aprons shall conform to ADA requirements for sidewalks and walkways, which generally require a continuous unobstructed route of travel that is not less than three feet in width, with a cross slope not exceeding two percent, and providing for landing areas and ramps at intersections.
Figure A – Examples of Acceptable Driveway Openings Next to Sidewalks/Walkways
(Ord. 429 §1(3.3.140(A)(9)), 2018).
18.56.110 Fire access and turnarounds.
When required under the Uniform Fire Code, fire access lanes with turnarounds shall be provided. Except as waived in writing by the Fire Marshal, a fire equipment access drive shall be provided for any portion of an exterior wall of the first story of a building that is located more than 150 feet from an existing public street or approved fire equipment access drive. The drive shall contain unobstructed adequate aisle width (14-20 feet) and turnaround area for emergency vehicles. The Fire Marshal may require that fire lanes be marked as “No Stopping/No Parking.” For requirements related to cul-de-sacs or dead-end streets, please refer to YMC 18.50.020(3). (Ord. 429 §1(3.3.140(A)(10)), 2018).
18.56.120 Vertical clearances.
Driveways, private streets, aisles, turnaround areas and ramps shall have a minimum vertical clearance of 13 feet, six inches for their entire length and width. (Ord. 429 §1(3.3.140(A)(11)), 2018).
18.56.130 Construction.
The following development and maintenance standards shall apply to all driveways, access easements, and private streets, except that the standards do not apply to driveways serving one single-family residence:
(1) Surface Options. Driveways, parking areas, aisles, and turnarounds may be paved with asphalt, concrete, or comparable surfacing, or a durable nonpaving or porous paving material may be used to reduce surface water runoff and protect water quality. Driveway and street materials shall be subject to review and approval by the city engineer.
(2) Surface Water Management. Drainage from all driveways, parking areas, aisles, and turnarounds shall be collected and treated in accordance with the Yoncalla Municipal Code.
(3) Driveway Aprons. When driveway approaches or aprons are required to connect driveways to the public right-of-way, they shall be paved with concrete surfacing and conform to the city’s engineering design criteria and standard specifications. (See Figure A above.) (Ord. 429 §1(3.3.140(A)(12)), 2018).
18.56.140 General.
Promoting an interconnected network of pedestrian routes within neighborhoods is an important goal within the city. Providing pedestrian access from buildings to abutting rights-of-way, walkways and other uses on the subject property, and connections between properties help meet the objectives of nonmotorized transportation policies. Installing pedestrian connections and other pedestrian improvements with new development reduces the reliance on vehicles, reduces traffic congestion, promotes nonmotorized travel options and provides health benefits.
(1) The applicant shall comply with the following pedestrian access requirements with new development, except for one single-family residence:
(a) Provide pedestrian walkways designed to minimize walking distance from the primary entrances to all buildings and the abutting right-of-way or pedestrian walkway.
(b) Provide pedestrian walkways between the primary entrances to all businesses, uses, and/or buildings on the subject property.
(c) Provide pedestrian walkways that connect all on-site parking areas, storage areas, recreational facilities and common areas.
(d) Provide pedestrian walkways to existing or planned off-site adjacent trails, public parks, and open space areas to the greatest extent practicable.
(e) Provide pedestrian walkways connecting to adjacent properties. Exceptions: Pedestrian connections to industrial uses are not required. The location for the access points at property edges and to adjacent lots shall be coordinated with existing and planned development to provide convenient pedestrian links between developments. Where there are topographic changes in elevation between properties, stairs or ramps shall be provided to make the pedestrian connection.
(f) All parking lots which contain more than 25 stalls must include pedestrian walkways through the parking lot to the main building entrance or a central location.
(2) Development Standards Required for Pedestrian Ways. The applicant shall install pedestrian walkways pursuant to the following standards:
(a) Must be at least five feet wide;
(b) Must be distinguishable from traffic lanes by painted markings, pavement material, texture, or raised in elevation;
(c) Must have adequate lighting for security and safety. Lights must be nonglare and mounted no more than 20 feet above the ground;
(d) Must be centrally located on the subject property;
(e) Must be accessible;
(f) Barriers which limit future pedestrian access between the subject property and adjacent properties are not permitted;
(g) Easements to provide rights of access between adjacent properties shall be recorded prior to project occupancy. (Ord. 429 §1(3.3.140(B)(1)), 2018).
18.56.150 Public pedestrian ways.
(1) In addition to the pedestrian walkways required in YMNC 18.56.140, the city may require the applicant to install additional public pedestrian walkways on the subject property in any of the following circumstances where the walkway is reasonably necessary as a result of the development activity:
(a) To connect to cul-de-sacs;
(b) To pass through oddly shaped or unusually long blocks; or
(c) To provide access to schools, parks or other public areas, or to a designated activity center of the city;
(d) If a walkway is indicated as appropriate in the transportation system plan, the comprehensive plan, or adopted street plans; or
(e) Such design and location as reasonably required to facilitate pedestrian travel.
(2) Standards – General. The applicant shall install public pedestrian walkways pursuant to the following standards:
(a) Pedestrian access shall be provided by means of dedicated rights-of-way, tracts, or easements at the city’s option;
(b) The width of the access right-of-way, tract, or easement, and the walkway material and width, shall be no greater than 18 feet, as determined by the city engineer;
(c) The height of solid (blocking visibility) fences along pedestrian walkway that is not directly adjacent to a public or private street right-of-way shall be limited to 42 inches unless otherwise approved by the city;
(d) All new building structures shall be set back a minimum of five feet from any pedestrian access right-of-way, tract, or easement that is not directly adjacent to a public or private street right-of-way;
(e) The alignment of walkways shall consider the location of proposed and existing buildings (preferably along building fronts or property lines). (Ord. 429 §1(3.3.140(B)(2)), 2018).
18.56.160 Purpose.
The purpose of this section is to provide planning and design standards for public and private transportation facilities and utilities. Streets are the most common public spaces, touching virtually every parcel of land. Therefore, one of the primary purposes of this section is to provide standards for attractive and safe streets that can accommodate vehicle traffic from planned growth and provide a range of transportation options, including options for driving, walking, and bicycling. (Ord. 429 §1(3.3.140(C)(1)), 2018).
18.56.170 When standards apply.
Unless otherwise provided, the standard specifications for construction, reconstruction, or repair of transportation facilities, utilities, and other public improvements within the city shall occur in accordance with the standards of this section. No development may occur unless the public facilities related to development comply with the public facility requirements established in this section. The applicant shall comply with the provisions of this section if the applicant is granted a development permit unless:
(1) The applicant is proposing an addition to or replacement of an existing structure and the cost of the street improvements along the property frontage is greater than 20 percent of the cumulative building alterations according to the following:
(a) Street improvement costs shall include, but not be limited to, roadway asphalt, storm drainage, curb and gutter, landscape strip, street trees, and concrete sidewalk.
(b) For properties with multiple street frontages, the average length of the combined multiple street frontages will be used for the purposes of determining whether street improvements are required. If street improvements are required, the cost of the improvements along any of the multiple street frontages shall not exceed 20 percent of the cumulative building alterations.
(c) Street improvement costs shall be evaluated by the city engineer and shall include engineering and administration costs.
(d) Building alteration costs shall be evaluated using the current building valuation data charts published annually by the International Conference of Building Officials (ICBO). Any valuations not specified in that publication will be determined by the building official. Other site improvements such as driveways, sidewalks, utility lines, sheds, etc., will not be included in the valuation.
(2) The applicant or previous owner of the subject property installed improvements in the adjacent right-of-way as part of a subdivision, partition or other development permit approved within four years prior to the present development permit application. (Ord. 429 §1(3.3.140(C)(2)), 2018).
18.56.180 Engineering design criteria, standard specifications and details.
The design criteria, standard construction specifications and details maintained by the city engineer, or any other road authority with jurisdiction, shall supplement the general design standards of this development code. The city’s specifications, standards, and details are hereby incorporated into this code by reference. (Ord. 429 §1(3.3.140(C)(3)), 2018).
18.56.190 Conditions of development approval.
No development may occur unless required public facilities are in place or guaranteed, in conformance with the provisions of this code. Improvements required as a condition of development approval, when not voluntarily accepted by the applicant, shall be roughly proportional to the impact of the development on public facilities. Findings in the development approval shall indicate how the required improvements are directly related and roughly proportional to the impact. (Ord. 429 §1(3.3.140(C)(4)), 2018).
18.56.200 Transportation standards.
(1) Development Standards. The following standards shall be met for all new uses and developments:
(a) All new lots created, consolidated, or modified through a land division, partition, lot line adjustment, lot consolidation, or street vacation must have frontage or approved access to a public street, except as otherwise established under Chapter 18.35 YMC. The street frontage shall be a minimum of 25 feet.
(b) Streets within or adjacent to a development shall be improved in accordance with the provisions of this section.
(c) Development of new streets, and additional street width or improvements planned as a portion of an existing street, shall be improved in accordance with this section, and public streets shall be dedicated to the applicable road authority;
(d) New streets and drives shall be paved and shall comply with the roadway design specifications maintained by the city engineer.
(2) Guarantee. The city may accept a future improvement guarantee (e.g., owner agrees not to object to the formation of a local improvement district in the future) in lieu of street improvements if one or more of the following conditions exist:
(a) A partial improvement may create a potential safety hazard to motorists or pedestrians;
(b) Due to the developed condition of adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself, provide increased street safety or capacity, or improved pedestrian circulation; or
(c) The improvement would be in conflict with an adopted capital improvement plan or is part of a larger project that has been scheduled for implementation in the city’s capital improvement program or other adopted transportation plan.
(3) Creation of Rights-of-Way for Streets and Related Purposes. Streets shall be created through the approval and recording of a final subdivision or partition plat; except the city may approve the creation of a street by acceptance of a deed; provided, that the street is deemed in the public interest by the city council, and the deeded right-of-way conforms to the standards of this code.
(4) Creation of Access Easements. The city may approve an access easement when the easement is necessary to provide for access and circulation in conformance with Chapter 18.56 YMC, Access and Circulation.
(5) Street Location, Width, and Grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan or subdivision plat. Street location, width, and grade shall be determined in relation to existing and planned streets, topographic conditions, public convenience and safety, and in appropriate relation to the proposed use of the land to be served by such streets:
(a) Street grades shall be approved by the city engineer in accordance with the design standards in YMC 18.56.330; and
(b) Where the location of a street is not shown in an existing street plan, the location of streets in a development shall either:
(i) Provide for the continuation and connection of existing streets in the surrounding areas, conforming to the street standards of this section, or
(ii) Conform to a street plan adopted by the city if it is impractical to connect with existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets, and the need for public convenience and safety. (Ord. 429 §1(3.3.140(C)(5)), 2018).
18.56.210 Right-of-way improvement standards.
YMC 18.56.230 establishes different improvements for the different classifications of rights-of-way. Street rights-of-way and improvements shall be the widths established below. Where a range of width is indicated, the width shall be determined by the city engineer. (Ord. 429 §1(3.3.140(C)(6)), 2018).
18.56.220 Modification.
The city may grant a modification to the nature or extent of any required improvement for any of the following reasons:
(1) If the improvement as required would not match the existing improvements, in which case the improvements may be modified to allow for a transition to the required improvement standard.
(2) If unusual topographic or physical conditions preclude the construction of the improvements as required.
(3) If other unusual circumstances preclude the construction of the improvements as required.
(4) If the proposed improvement utilizes a natural drainage system composed of planted swales adjacent to sidewalk or roadway pavement to capture, store and treat storm water, in lieu of traditional storm water conveyance pipes.
(5) If the city and a neighborhood have agreed upon a modified standard for a particular street. (Ord. 429 §1(3.3.140(C)(6)(a)), 2018).
18.56.230 Improvements.
(1) Arterial Streets. The city engineer shall determine the extent and nature of other improvements required in arterial streets on a case-by-case basis, but at minimum should incorporate the following standards:
Right-of-Way | Number of Lanes | Lane Width | Lane Width | Parking | Landscape Strip | Curb and Gutter | Sidewalks | |
|---|---|---|---|---|---|---|---|---|
Center | Thru | |||||||
80-foot minimum Right-of-way width determined by width of required improvements, rounded up to nearest interval of 5 feet. | 2 | 11–12 feet | Two 11-foot lanes | Two 5-foot bike lanes | Allowed both sides | 7–8-foot width required both sides with or without sidewalk. Shall include street trees 30 feet on center with grass sod or groundcover. Shall be adjacent to the curb. | Required both sides Must install vertical curb, gutter, and storm water collection and conveyance systems, unless otherwise approved by the city engineer as part of a natural drainage system. | 5–6 foot-wide sidewalks required on both sides of the street unless otherwise specified in the land use comprehensive plan, a design report for the specific street, or as a specific condition of development. |
(2) Collector Streets. The chart and diagram below establish the extent and nature of the improvements that must be provided in collector streets. Collector streets would typically serve between 1,500 and 5,000 automobile trips daily.
Right-of-Way | Number of Lanes | Lane Width | Parking | Landscape Strip | Curb and Gutter | Sidewalks |
|---|---|---|---|---|---|---|
60-foot minimum Right-of-way width determined by width of required improvements. | 2 | Two 9–10-foot lanes | Allowed both sides | 7–8-foot width required both sides with or without sidewalk Shall include street trees 30 feet on center with grass sod or groundcover Shall be adjacent to the curb | Required both sides Must install vertical curb, gutter, and storm water collection and conveyance systems, unless otherwise approved by the city engineer as part of a natural drainage system. | 5–6-foot-wide sidewalks required on both sides of the street unless otherwise specified in the land use comprehensive plan, a design report for the specific street, or as a specific condition of development. |
(3) Commercial Main Street. The chart and diagrams below establish the extent and nature of the improvements that must be provided in a commercial main street. This street section was originally devised as part of the Downtown Vision for Yoncalla, Oregon. This street standard is intended to be used for the design of Main Street.
Minimum Requirements of Street Type | Minimum Right-of-Way | Parking | Curb and Gutter | Landscape Strip | Sidewalks |
|---|---|---|---|---|---|
Pavement width is 36 feet | 56 feet | Allowed on both sides | Required both sides Must install vertical curb, gutter, and storm water collection and conveyance systems, unless otherwise approved by the city engineer as part of a natural drainage system. | Shall include street trees 30 feet on center in tree grates. | 10-foot-wide sidewalks required on both sides of the street. |
(4) R-20 Local Access Streets. The chart and diagrams below establish the extent and nature of the improvements that must be provided in an R-20 street. This street standard is intended to be used for streets located within the Urban Residential zoning district.
Minimum Requirements of Street Type | Minimum Right-of-Way | Parking | Curb and Gutter | Landscape Strip | Sidewalks |
|---|---|---|---|---|---|
Pavement width is 20 feet. Cul-de-sacs shall have 70-foot pavement diameter. Shall not be dead-ended if length exceeds 400 feet. A cul-de-sac is required on dead-end streets 200–400 feet long. A vehicle hammerhead turnaround may be required on any street less than 200 feet long. | 42–48 feet 80-foot diameter for cul-de-sacs Right-of-way width determined by width of required improvements. | Posted “No Parking Anytime” | Required both sides Must install vertical curb, gutter, and storm water collection and conveyance systems, unless otherwise approved by the city engineer as part of a natural drainage system. | 6–8-foot width required both sides with or without sidewalk Shall include street trees 30 feet on center with grass sod or groundcover Shall be adjacent to the curb | 5–6-foot-wide sidewalks required on both sides of the street unless otherwise specified in the comprehensive plan, a design report for the specific street, or as a special condition of development. For permanently dead-ended streets less than 300 feet long, no sidewalk required unless a pedestrian connection is available at the end of the street. |
(5) R-24 Local Access Streets. The chart and diagrams below establish the extent and nature of the improvements that must be provided on an R-24 street. This street standard is intended to be used for streets within the urban residential zoning district, if site conditions necessitate the need for on-street parking.
Minimum Requirements of Street Type | Minimum Right-of-Way | Parking | Curb and Gutter | Landscape Strip | Sidewalks |
|---|---|---|---|---|---|
Pavement width is 24 feet. Cul-de-sacs shall have 70-foot pavement diameter. Shall not be dead-ended if length exceeds 400 feet. A cul-de-sac is required on dead-end streets exceeding 200 feet in length. A vehicle hammerhead turnaround may be required on any street less than 200 feet long. | 47–52 feet 80-foot diameter for cul-de-sacs Right-of-way width determined by width of required improvements. | Allowed on one side. Cul-de-sacs posted “No Parking Anytime” | Required both sides Must install vertical curb, gutter, and storm water collection and conveyance systems, unless otherwise approved by the city engineer as part of a natural drainage system. | 6–8-foot width required both sides with or without sidewalk Shall include street trees 30 feet on center with grass sod or groundcover Shall be adjacent to the curb | 5–6-foot-wide sidewalks required on both sides of the street unless otherwise specified in the comprehensive plan, a design report for the specific street, or as a special condition of development. |
(6) R-28 Local Access Streets. The chart and diagrams below establish the extent and nature of the improvements that must be provided on an R-28 street. This street standard is intended to be used for local access streets serving zones other than urban residential.
Minimum Requirements of Street Type | Minimum Right-of-Way | Parking | Curb and Gutter | Landscape Strip | Sidewalks |
|---|---|---|---|---|---|
Pavement width is 28 feet. Cul-de-sacs shall have 70-foot pavement diameter. A cul-de-sac is required on dead-end streets exceeding 200 feet in length. A vehicle hammerhead turnaround may be required on any street less than 200 feet long. | 52–56 feet 80-foot diameter for cul-de-sacs Right-of-way width determined by width of required improvements. | Allowed both sides Cul-de-sacs posted “No Parking Anytime” | Required both sides Must install vertical curb, gutter, and storm water collection and conveyance systems, unless otherwise approved by the city engineer as part of a natural drainage system. | 6–8-foot width required both sides with or without sidewalk Shall include street trees 30 feet on center with grass sod or groundcover Shall be adjacent to the curb | 5–6-foot-wide sidewalks required on both sides of the street unless otherwise specified in the comprehensive plan, a design report for the specific street, or as a special condition of development. For permanently dead-ended streets less than 300 feet long, no sidewalk required unless a pedestrian connection is available at the end of the street. |
R-20 |  |
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R-24 |  |
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R-28 |  |
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(7) Alley. The chart and diagrams below establish the extent and nature of the improvements that must be provided on an alley. This street standard is intended to be used for providing service access to adjacent uses.
Minimum Requirements for Street Type | Minimum Right-of-Way | Parking | Curb and Gutter | Landscape Strip | Sidewalks |
|---|---|---|---|---|---|
May only be used if the property served by the alley is also served by another street. 12-foot minimum paving required. | 16 feet | No parking allowed | Not required Storm water collection and conveyance system required | Not required | Not required |
(8) Bicycle/Pedestrian Pathways. The diagram below establishes the extent and nature of the improvements that must be provided for a bicycle/pedestrian pathway that is not associated with a street.
(Ord. 429 §1(3.3.140(C)(6)(b)), 2018).
18.56.240 Other public improvements along Main Street.
The sidewalks and space, if any, between the sidewalk and the buildings along Main Street may contain benches and other pedestrian amenities; provided, that a clear area of at least 36 inches is provided. (Ord. 429 §1(3.3.140(C)(6)(c)), 2018).
18.56.250 Traffic signals and traffic calming features.
(1) Traffic signals shall be required with development when traffic signal warrants are met, in conformance with the Highway Capacity Manual and Manual of Uniform Traffic Control Devices. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed in conformance with the road authority’s requirements. The developer’s cost and the timing of improvements shall be included as a condition of development approval.
(2) The city may require the installation of calming features such as traffic circles, curb extensions, reduced street width (parking on one side), medians with pedestrian crossing refuges, and/or special paving to slow traffic in neighborhoods or commercial areas with high pedestrian traffic. (Ord. 429 §1(3.3.140(C)(6)(d)), 2018).
18.56.260 Future extension of streets.
Streets shall be extended to the boundary lines of the parcel or tract to be developed when the city determines that the extension is necessary to give street access to, or permit a satisfactory future division of, adjoining land. The point where the streets temporarily end shall conform to subsections (1) through (3) of this section:
(1) These extended streets or street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets when the adjoining property is developed.
(2) A barricade (e.g., fence, bollards, boulders or similar vehicle barrier) shall be constructed at the end of the street by the subdivider and shall not be removed until authorized by the city or other applicable agency with jurisdiction over the street. The cost of the barricade shall be included in the street construction cost.
(3) Temporary street ends shall provide turnarounds constructed to Uniform Fire Code standards for streets over 150 feet in length. (Ord. 429 §1(3.3.140(C)(6)(e)), 2018).
18.56.270 Street alignment, radii, and connections.
(1) Staggering of streets making “T” intersections at collectors and arterials shall not be designed so that offsets of less than 300 feet on such streets are created, as measured from the centerline of the street.
(2) Spacing between local street intersections shall have a minimum separation of 125 feet, except where more closely spaced intersections are designed to provide an open space, pocket park, common area, or similar neighborhood amenity. This standard applies to four-way and three-way (off-set) intersections.
(3) All local and collector streets that stub into a development site shall be extended within the site to provide through circulation unless prevented by environmental or topographical constraints, existing development patterns, or compliance with other standards in this code. This exception applies when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15 percent for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the environmental or topographic constraint precludes some reasonable street connection.
(4) Proposed streets or street extensions shall be located to allow continuity in street alignments and to facilitate future development of vacant or redevelopable lands.
(5) In order to promote efficient vehicular and pedestrian circulation throughout the city, the design of subdivisions and alignment of new streets shall conform to block length standards in YMC 18.50.040.
(6) Corner curb radii shall be at least 20 feet, except where smaller radii are approved by the city engineer. (Ord. 429 §1(3.3.140(C)(6)(f)), 2018).
18.56.280 Sidewalks, planter strips, bicycle lanes.
Sidewalks, planter strips, and bicycle lanes shall be installed in conformance with the standards in YMC 18.55.050, 18.55.080 and 18.55.130, applicable provisions of the local street network plan, and the comprehensive plan. Maintenance of sidewalks and planter strips in the right-of-way is the continuing obligation of the adjacent property owner. (Ord. 429 §1(3.3.140(C)(6)(g)), 2018).
18.56.290 Street trees.
Planting of street trees shall generally follow construction of curbs and sidewalks; however, the city may defer tree planting until final inspection of completed dwellings to avoid damage to trees during construction. The planting and maintenance of street trees shall conform to the following standards and guidelines and any applicable road authority requirements:
(1) Growth Characteristics. Trees shall be selected based on climate zone, growth characteristics and site conditions, including available space, overhead clearance, soil conditions, exposure, and desired color and appearance. The following should guide tree selection by developers and approval by the city:
(a) Provide a broad canopy where shade is desired, except where limited by available space or except in subsection (1)(d) of this section.
(b) Use low-growing trees for spaces under low utility wires.
(c) Select trees which can be “limbed-up” to comply with vision clearance requirements.
(d) Use narrow or “columnar” trees where awnings or other building features limit growth, or where greater visibility is desired between buildings and the street.
(e) Use species with similar growth characteristics on the same block for design continuity.
(f) Avoid using trees that are susceptible to insect damage and trees that produce excessive seeds or fruit.
(g) Select trees that are well adapted to the environment, including soil, wind, sun exposure, temperature tolerance, and exhaust. Drought-resistant trees should be chosen where they suit the specific soil type.
(h) Select trees for their seasonal color if desired.
(i) Use deciduous trees for summer shade and winter sun, unless unsuited to the location due to soil, wind, sun exposure, annual precipitation, or exhaust.
(j) The diameter of the tree trunk at maturity shall not exceed the width and size of the planter strip or tree well.
(2) Caliper Size. The minimum diameter or caliper size at planting, as measured four feet above grade, shall be two inches.
(3) Spacing and Location. Street trees shall be planted within the street right-of-way within existing and proposed planting strips or in sidewalk tree wells on streets without planting strips, except when utility easements occupy these areas. Street tree spacing shall be based upon the type of tree(s) selected and the canopy size at maturity and, at a minimum, the planting area shall contain 16 square feet, or typically, four feet by four feet. In general, trees shall be spaced no more than 30 feet apart, except where planting a tree would conflict with existing trees, retaining walls, utilities and similar physical barriers. All street trees shall be placed outside utility easements.
(4) Soil Preparation, Planting and Care. The developer shall be responsible for planting street trees, including soil preparation, ground cover material, staking, and temporary irrigation for two years after planting. (Ord. 429 §1(3.3.140(C)(6)(h)), 2018).
18.56.300 Intersection angles.
Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle or where a reduced angle is necessary to provide an open space, pocket park, common area or similar neighborhood amenity. In addition, the following standards shall apply:
(1) Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance;
(2) Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and
(3) Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. (Ord. 429 §1(3.3.140(C)(6)(i)), 2018).
18.56.310 Existing rights-of-way.
Whenever existing rights-of-way adjacent to a proposed development are less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. (Ord. 429 §1(3.3.140(C)(6)(j)), 2018).
18.56.320 Cul-de-sacs.
A cul-de-sac street shall only be used when environmental or topographical constraints, existing development patterns, or compliance with other standards in this code preclude street extension and through circulation. When cul-de-sacs are provided, all of the following shall be met:
(1) The cul-de-sac shall not exceed a length of 400 feet or serve more than 18 single-family dwellings; the length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac;
(2) The cul-de-sac shall terminate with a circular or hammerhead turnaround meeting the Uniform Fire Code. Circular turnarounds shall have a radius of no less than 35 feet, and not more than a radius of 45 feet (i.e., from center to edge of pavement); except that turnarounds shall be larger when they contain a landscaped island or parking bay at their center. When an island or parking bay is provided, there shall be a fire apparatus lane of 20 feet in width; and
(3) The cul-de-sac shall provide, or not preclude the opportunity to later install, a pedestrian and bicycle accessway connection between it and adjacent streets, access ways, parks, or other right-of-way. (Ord. 429 §1(3.3.140(C)(6)(k)), 2018).
18.56.330 Grades and curves.
Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or 12 percent on any other street (except that local or residential access streets may have segments with grades up to 15 percent for distances of no greater than 250 feet), and:
(1) Centerline curve radii shall not be less than 300 feet on arterials, 350 feet on major collectors, 350 feet on collectors, or 100 feet on other streets; and
(2) Streets intersecting with a collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. (Ord. 429 §1(3.3.140(C)(6)(l)), 2018).
18.56.340 Street names.
Streets that are in alignment with existing named streets shall bear the names of such existing streets. No new street name shall be used which will duplicate or be confused with the names of existing streets in Douglas County. Street names, signs, and numbers shall conform to the established pattern in the surrounding area, except as requested by emergency service providers. (Ord. 429 §1(3.3.140(C)(6)(m)), 2018).
18.56.350 Survey monuments.
Upon completion of a street improvement and prior to acceptance by the city, it shall be the responsibility of the developer’s registered professional land surveyor to provide certification to the city that all boundary and interior monuments shall be reestablished and protected. (Ord. 429 §1(3.3.140(C)(6)(n)), 2018).
18.56.360 Street signs.
The city, county, or state with jurisdiction shall install all signs for traffic control and street names. The cost of signs required for new development shall be the responsibility of the developer. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. (Ord. 429 §1(3.3.140(C)(6)(o)), 2018).
18.56.370 Mailboxes.
Plans for mailboxes shall be approved by the United States Postal Service. (Ord. 429 §1(3.3.140(C)(6)(p)), 2018).
18.56.380 Street light standards.
Street lights shall be installed in accordance with city standards. (Ord. 429 §1(3.3.140(C)(6)(q)), 2018).
