A. Development Standards. No development shall occur unless the lot or parcel abuts a public or private street, other than an alley, for at least 25 feet and is in conformance with the provisions of Chapter
16.120, Access and Circulation, and the following standards are met:
1. Streets within or adjacent to a development shall be improved in
accordance with the Comprehensive Plan, Transportation System Plan,
and the provisions of this chapter;
2. Development of new streets (public or private), 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 City, County or State jurisdiction;
3. New streets and drives connected to a City collector or arterial
street shall be paved; and
4. The City may accept a future improvement guarantee [e.g., owner agrees
not to remonstrate (object) against 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,
c. The improvement would be in conflict with an adopted capital improvement
plan, or
d. The improvement is associated with an approved land partition on
property zoned residential and the proposed land partition does not
create any new streets.
B. Variances. Variances to the transportation design standards in this section may be granted by means of a Class 2 variance, as governed by Chapter
16.272, Variances. A variance may be granted under this provision only if a required improvement is not feasible due to topographic constraints or constraints posed by sensitive lands (see Chapter
16.156).
C. 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 essential
by the City Commission for the purpose of implementing the Transportation
System Plan, and the deeded right-of-way conforms to the standards
of this Code. All deeds of dedication shall be in a form prescribed
by the City Attorney and shall name "the public," as grantee.
D. Creation of Access Easements. The City may approve an access easement established by deed when the easement is necessary to provide for access and circulation in conformance with Chapter
16.120, Access and Circulation. Access easements shall be created and maintained in accordance with the Uniform Fire Code, as amended.
E. Street
Location, Width and Grade. Except as noted below, the location, width
and grade of all streets shall conform to the Transportation System
Plan and Comprehensive Plan, as applicable; and 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:
1. Street grades shall be approved by the City-appointed engineer in accordance with the design standards in subsection
N of this section; and
2. Where the location of a street is not shown in an existing street plan (see subsection
H of this section), the location of streets in a development shall either:
a. Provide for the continuation and connection of existing streets in
the surrounding areas, conforming to the street standards of this
chapter, or
b. 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.
F. Minimum Rights-of-Way and Street Sections. Street rights-of-way and improvements shall conform to the design standards in Table 16.136.010. A variance shall be required in accordance with Chapter
16.272 of this Code to vary the standards in Table 16.136.010. Where a range of width is indicated, the width shall be determined by the decision-making authority based upon the following factors:
1. Street classification in the Transportation System Plan or Comprehensive
Plan;
2. Anticipated traffic generation;
4. Sidewalk and bikeway requirements based on anticipated level of use;
5. Requirements for placement of utilities;
7. Street tree location, as provided for in Chapter
16.124;
8. Protection of significant vegetation and wetland and riparian areas, as provided for in Chapters
16.124 and
16.156;
9. Safety and comfort for motorists, bicyclists, and pedestrians;
10. Street furnishings (e.g., benches, lighting, bus shelters, etc.),
when provided;
11. Access needs for emergency vehicles; and
12. Transition between different street widths (i.e., existing streets
and new streets), as applicable.
G. Traffic
Signals. 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. The developer's cost and the timing of improvements shall
be included as a condition of development approval. Traffic signals
on roads under state jurisdiction shall be determined by the Oregon
Department of Transportation.
H. Future
Street Plan and Extension of Streets.
1. 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 parcels within 500
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.
2. Streets shall be extended to the boundary lines of the parcel or
tract to be developed, when the Community Development Director or
Planning Commission 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 subparagraphs a through c of this paragraph:
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 turnarounds (e.g., hammerhead or bulb-shaped configuration)
may be constructed for stub streets over 150 feet in length for a
time period of up to two years. The developer shall guarantee conversion
of the temporary hammerhead into a cul-de-sac that meets the standards
of this Code by posting a performance bond that guarantees the required
improvement within the time specified.
I. Street
Alignment and Connections.
1. Staggering of streets making "T" intersections at collectors and
arterials shall not be designed so that jogs 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 which abut 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% 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 provide
direct access to existing or planned commercial services and other
neighborhood facilities, such as schools, shopping areas and parks.
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 the following standards in Chapter
16.120, Access and Circulation: The maximum block length shall not exceed 1,000 feet between street corner lines unless it is adjacent to an arterial street or unless the topography or the location of adjoining streets justifies an exception. The maximum length of blocks along an arterial is 1,800 feet. A block shall have sufficient width to provide for two tiers of building sites unless topography or location of adjoining streets justifies an exception.
Exceptions to the above standards may be granted when an accessway is provided at or near mid- block, in conformance with the provisions of Section 16.120.030.
|
J. Sidewalks,
Planter Strips, Bicycle Lanes. Sidewalks, planter strips, and bicycle
lanes shall be installed in conformance with the standards in Table
16.136.010, applicable provisions of the Transportation System Plan,
the Comprehensive Plan, and adopted street plans. Sidewalks are required
on both sides of all streets (including streets inside easements),
except for alley ways and walking paths. Maintenance of sidewalks,
curbs, and planter strips is the continuing obligation of the adjacent
property owner.
1. Fee in Lieu Option. An applicant may request or the City may require
the applicant to pay a fee in lieu of constructing sidewalks and frontage
improvements to be approved by the City Public Works Director or designee.
a. A fee in lieu may be approved given conditions, including, but not
limited to, the following:
i. There is no existing or planned sidewalk network in the area.
ii. There is a planned sidewalk or multi-use pathway in the vicinity
of the site, or an existing multi-use pathway stubbing into the site,
that would provide better pedestrian connectivity.
iii.
When physical improvements are present along an existing or
proposed street that would prevent reasonable installation.
iv. When sidewalks and other frontage improvements would be located on
land with cross slopes greater than nine percent, or other conditions
that would create a potential hazard.
v. Other situations unique to the site.
b. The fee shall be not less than 125% of the cost to perform the work,
as determined by the City Public Works Director or designee, based
on the applicable City standards in effect at the time of application;
or the City Public Works Director or designee may require the applicant's
engineer to provide a cost estimate, subject to review and approval
by the city, to determine the cost to perform the work. The fee shall
be paid prior to plat recording or issuance of a building or development
permit.
c. All fees paid shall be used for construction of a sidewalk and/or
other related frontage improvements or multi-use pathway, or repair
and maintenance of an existing sidewalk and/or related frontage improvements
or pathway within the City of Warrenton.
K. 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.
L. Existing
Rights-of-Way. Whenever existing rights-of-way adjacent to or within
a tract are of less than standard width, additional rights-of-way
shall be provided at the time of subdivision or development, subject
to the provisions of this chapter.
M. Cul-de-Sacs.
A dead-end street shall be no more than 200 feet long, shall not provide
access to greater than 18 dwelling units, and 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.
1. All cul-de-sacs shall terminate with a circular turnaround. Circular
turnarounds shall have a radius of no less than 40 feet from center
to edge of pavement except that turnarounds that contain a landscaped
island or parking bay in their center shall have a minimum radius
of 45 feet. When an island or parking bay is provided, there shall
be a fire apparatus lane of at least 20 feet in width; and
2. 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.
See Section 16.120.020 for fire access and parking area turnaround requirements based on Uniform Fire Code standards, as amended.
|
N. Grades
and Curves. Grades shall not exceed 10% on arterials, 12% on collector
streets, or 12% on any other street (except that local or residential
access streets may have segments with grades up to 15% for distances
of no greater than 250 feet), and:
1. Centerline curve radii shall not be less than 700 feet on arterials,
500 feet on major collectors, 350 feet on minor collectors, or 100
feet on other streets; and
2. Streets intersecting with a minor 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.
O. Curbs, Curb Cuts, Ramps, and Driveway Approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in Chapter
16.120, Access and Circulation, and City construction standards.
P. Streets
Adjacent to Railroad Right-of-Way. Wherever the proposed development
contains or is adjacent to a railroad right-of-way, a street approximately
parallel to and on each side of such right-of-way at a distance suitable
for the appropriate use of the land shall be created. New railroad
crossings and modifications to existing crossings are subject to review
and approval by Oregon Department of Transportation.
Q. Development
Adjoining Arterial Streets. Where a development adjoins or is crossed
by an existing or proposed arterial street, the development design
shall separate residential access and through traffic, and shall minimize
traffic conflicts. The design shall include one or more of the following:
1. A parallel access street along the arterial with a landscape buffer
separating the two streets;
2. Deep lots abutting the arterial or major collector to provide adequate buffering with frontage along another street. Double-frontage lots shall conform to the buffering standards in Chapter
16.164;
3. Screen planting at the rear or side property line to be contained
in a non-access reservation (e.g., public easement or tract) along
the arterial; or
4. Other treatment suitable to meet the objectives of this subsection;
5. If a lot has access to two streets with different classifications, primary access shall be from the lower classification street, in conformance with Section
16.120.020.
R. Alleys,
Public or Private. Alleys shall conform to the standards in Table
16.136.010. While alley intersections and sharp changes in alignment
shall be avoided, the corners of necessary alley intersections shall
have a radius of not less than 12 feet.
S. Private
Streets. Private streets shall not be used to avoid connections with
public streets. Gated communities (i.e., where a gate limits access
to a development from a public street) are prohibited. Design standards
for private streets are the same as design standards for public streets
and shall conform to the provisions of Table 16.136.010.
T. Street
Names. Street naming and numbering in the City of Warrenton (and Hammond)
shall follow the uniform system of the City's addressing ordinance
(Ord. No. 359-A). Street names, signs and numbers shall conform to
the City's addressing ordinance.
U. 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.
V. 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.
W. Mail
Boxes. Plans for mail boxes to be used shall be approved by the United
States Postal Service.
X. Street
Light Standards. Street lights shall be installed in accordance with
City standards.
Y. Street
Cross-Sections. The final lift of asphalt or concrete pavement shall
be placed on all new constructed public roadways prior to final City
acceptance of the roadway and within one year of the conditional acceptance
of the roadway unless otherwise approved by the City appointed engineer.
1. Sub-base and leveling course shall be of select crushed rock;
2. Surface material shall be of Class C or B asphaltic concrete;
3. The final lift shall be Class C asphaltic concrete as defined by
O.D.O.T/A.P.W.A. standard specifications;
4. No lift shall be less than one and one-half inches in thickness;
and
5. All streets shall be developed in accordance with City of Warrenton
construction standards.
(Ord. 1216-A § 1, 2018; Ord. 1225 § 7, 2019; Ord. 1232 § 1, 2019)
Easements for sewers, storm drainage and water quality facilities, water mains, electric lines or other public utilities shall be dedicated on a final plat, or provided for in the deed restrictions. See also Chapter
16.212, Site Design Review, and Chapter
16.216, Land Divisions and Lot Line Adjustments. The developer or applicant shall make arrangements with the City, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line utility easements shall be 20 feet unless otherwise specified by the utility company, applicable district, or City-appointed engineer.
No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting, parks, or other requirements shall be undertaken except after the plans have been approved by the City, permit fee paid, and permit issued. The permit fee is required to defray the cost and expenses incurred by the City for construction and other services in connection with the improvement. The permit fee shall be set by resolution of the City Commission. The City may require the developer or land divider to provide bonding or other performance guarantees to ensure completion of required public improvements. See also Section
16.212.040, Site Design Review, and Chapter
16.216, Land Divisions and Lot Line Adjustments.