A. 
Streets shall be extended to the proposed development site boundary where necessary to:
1. 
Give access to or permit future development of adjoining land;
2. 
Provide additional access for emergency vehicles;
3. 
Provide for additional direct and convenient pedestrian, bicycle and vehicle circulation;
4. 
Eliminate circuitous routes.
The resulting dead-end streets may be approved with a temporary turnaround. A reserve strip may be required to preserve the objectives of future street extensions.
B. 
During the development application process, the location, width, and grade of streets shall be considered in relation to existing and planned streets, to topographical conditions, to public convenience and safety, and to the proposed use of the land to be served by the streets. The arrangement of streets in a subdivision shall either:
1. 
Provide for the continuation or appropriate projection of existing streets into surrounding areas; and/or
2. 
Conform to a street plan approved or adopted by the city to meet a particular situation where topographical or other conditions make continuance of or conformance to existing streets impractical.
C. 
The public works superintendent may require the applicant to submit a street plan showing all existing, proposed, and future streets in the area of the proposed development.
D. 
The public works superintendent may require the applicant to participate in the funding of future off-site street extensions when the traffic impacts of the applicant's development warrant such a condition.
(Ord. 974 § 4 (Exh. A.2 § 640), 1998)
Whenever an applicant proposes to develop land adjacent to an existing or proposed street, including land which has been excluded under RMC § 17.30.080, the applicant should be responsible for the improvements to the adjacent existing or proposed street that will bring the improvement of the street into conformance with the city's comprehensive plan and the city's public works design standards subject to the following provisions:
A. 
Design of the improvements on proposed or existing streets shall include the centerline profile 200 feet to either side of the development.
B. 
For any development proposed within the city, roadway facilities within the right-of-way described in RMC § 17.30.070 shall be improved to standards as set out in the public works design standards.
C. 
The required improvements may include the rebuilding or the reconstruction of any existing facilities located within the right-of-way adjacent to the proposed development to bring the facilities into compliance with the public works design standards.
D. 
The required improvements may include the construction or rebuilding of off-site improvements which are identified to mitigate the impact of the development.
E. 
Where development abuts an existing street, the improvement required shall apply only to that portion of the street right-of-way located between the property line of the parcel proposed for development and the centerline of the right-of-way, plus any additional pavement beyond the centerline deemed necessary by the public works superintendent to ensure a smooth transition between a new improvement and the existing roadway (half-street improvement). Additional right-of-way and street improvements and off-site right-of-way and street improvements may be required by the city to mitigate the impact of the development. The new pavement shall connect to the existing pavement at the ends of the section being improved by tapering in accordance with the public works design standards.
F. 
All required street improvements shall include curbs, sidewalks, storm drainage, street lights, street signs, street trees, and, where designated, bikeways and transit facilities.
G. 
For subdivision and partition applications, the street improvements required by this chapter shall be completed and accepted by the city prior to signing the final subdivision or partition plat, or prior to releasing the security provided by the applicant to assure completion of such improvements or as otherwise specified in the development application approval.
H. 
For development applications other than subdivisions and partitions, all street improvements required by this section shall be completed and accepted by the city prior to the issuance of a certificate of occupancy.
I. 
In addition to land adjacent to an existing or proposed street, the requirements of this section shall apply to land separated from such a street only by a railroad right-of-way.
J. 
Streets within, or partially within, a proposed development site shall be graded for the entire right-of-way width and constructed and surfaced in accordance with the public works design standards.
K. 
Existing streets which abut the proposed development site shall be graded, constructed, reconstructed, surfaced or repaired as necessary in accordance with the public works design standards.
L. 
Concrete sidewalks shall be constructed along both sides of each internal street and at a minimum along the development side of each external street in accordance with the public works design standards.
M. 
The applicant shall comply with the requirements of the Oregon Department of Transportation (ODOT) and Columbia County when a proposed development site is adjacent to a roadway under any of the jurisdictions, in addition to the requireements of this chapter.
N. 
The applicant shall construct any required street improvements adjacent to parcels excluded from development, as set forth in RMC § 17.30.080.
O. 
The public works superintendent may determine that, although concurrent construction and placement of the improvements in subsection N of this section, either individually or collectively, are impractical at the time of development, the improvements will be necessary at some future date. In such a case, the applicant shall sign a written agreement guaranteeing future performance by the applicant and any successors in interest of the property being developed. The agreement shall be subject to the city's approval.
(Ord. 974 § 4 (Exh. A.2 § 642), 1998)
A. 
When, in the opinion of the public works superintendent, the construction of street improvements in accordance with RMC § 17.30.140 would result in the creation of a hazard, or would be impractical, or would be detrimental to the city, the public works superintendent may modify the scope of the required improvement to eliminate such hazardous, impractical, or detrimental results. Examples of conditions requiring modifications to improvement requirements include, but are not limited to, horizontal alignment, vertical alignment, significant stands of trees, the amount of traffic generated by the proposed development, timing of the development or other conditions creating hazards for pedestrian, bicycle or motor vehicle traffic. The public works superintendent may determine that, although an improvement may be impractical at the time of development, it will be necessary at some future date. In such cases, a written agreement guaranteeing future construction of the required improvements must be signed by the applicant, approved by the city and recorded on the deed and plat, or the applicant must provide the city cash in lieu of the construction. The cash shall be held in an account specifically for the improvement to the street and can only be used for that purpose. The cash amount shall be determined by the city.
B. 
When the public works superintendent determines that modification of the street improvement requirements in RMC § 17.30.140 is warranted pursuant to subsection A of this section, the public works superintendent shall prepare written findings of modification. The public works superintendent shall forward a copy of said findings and description of modification to the applicant, or his authorized agent, as part of the development review for the proposed development. The decision of the public works superintendent may be appealed to the appropriate review authority.
(Ord. 974 § 4 (Exh. A.2 § 644), 1998)
A. 
The public works superintendent may require a traffic study to be provided by the applicant and furnished to the city as part of the development approval process as provided by this code, when the public works superintendent determines that such a study is necessary in connection with a proposed development project in order to:
1. 
Assure that the existing or proposed transportation facilities in the vicinity of the proposed development are capable of accommodating the amount of traffic that is expected to be generated by the proposed development; and/or
2. 
Assure that the internal traffic circulation of the proposed development will not result in conflicts between on-site parking movements and/or on-site loading movements and/or on-site traffic movements, or impact traffic on the adjacent streets.
B. 
The required traffic study shall be completed prior to the approval of the development application.
C. 
The traffic study shall be conducted by an engineer registered in Oregon and include, at a minimum:
1. 
An analysis of the existing situation, including the level of service on adjacent and impacted facilities;
2. 
An analysis of any existing safety deficiencies;
3. 
Proposed trip generation and distribution for the proposed development;
4. 
Projected levels of service on adjacent and impacted facilities;
5. 
Recommendation of necessary improvements to ensure an acceptable level of service after the future traffic impacts are considered.
D. 
The public works superintendent will determine which facilities are impacted and need to be included in the study.
E. 
The applicant shall implement all or a portion of the improvements called for in the traffic study as determined by the public works superintendent.
(Ord. 974 § 4 (Exh. A.2 § 646), 1998)
A. 
Where proposed development abuts or contains an existing or proposed bikeway or pedestrian path, as set forth in the comprehensive plan, the city may require that a bikeway or pedestrian path be constructed, and an easement or dedication provided to the city.
B. 
Where required, bikeways and pedestrian paths shall be provided as follows:
1. 
Bike and pedestrian paths shall be constructed and surfaced in accordance with the public works design standards.
2. 
The applicant shall install the striping and signing of the bike lanes and shared roadway facilities, where designated.
(Ord. 974 § 4 (Exh. A.2 § 648), 1998)
A. 
Pathways shall be constructed by the applicant, dedicated to the city on the final residential and commercial subdivision or partition plat, and accepted by the city.
B. 
Pathways shall be located between the proposed subdivision or partition and all of the following locations that apply:
1. 
Adjoining publicly owned land intended for public use, including schools, parks, bikeways, pedestrian paths, and greenways where a bikeway or pedestrian path is provided or designated. Where a bridge or culvert would be necessary to span a designated greenway or wetland to provide a connection, the city may limit the number and location of pathways to reduce the impact on the greenway or wetland;
2. 
Adjoining arterial or collector streets upon which transit stops or bike lanes are provided or designated;
3. 
Adjoining undeveloped residential or commercial properties;
4. 
Adjoining developed sites where a pathway is planned or provided.
C. 
Pathways shall also be constructed within residential and commercial subdivisions and partitions where:
1. 
Block length is greater than 600 feet and a midblock access will provide a linkage to any one of the items in subsections (B)(1) through (B)(4) of this section; or
2. 
Cul-de-sac length is greater than 200 feet (measured from intersection centerline to the radius point of the cul-de-sac) and an accessway from the cul-de-sac will provide linkage to another cul-de-sac or any one of the items in subsections (B)(1) through (B)(4) of this section. If the requirements of subsections (B)(1) through (B)(4) of this section would necessitate the construction of more than one accessway, the city will make the final determination on the number and location of the pathways required.
D. 
In designing residential and commercial subdivisions and partitions, the applicant is expected to design and locate pathways in a manner which does not restrict or inhibit opportunities for developers of adjacent property to connect with a pathway. The applicant is to have reasonable flexibility to locate the required pathways. When developing a parcel which adjoins parcels where pathways have been constructed or approved for construction, the applicant shall connect at the same points to provide system continuity and enhance opportunities for pedestrians and bicyclists to use the completed pathway.
E. 
Pathways shall be as short as possible, but in no case more than 600 feet in length.
F. 
Pathways shall be as straight as possible to provide visibility from one end to the other.
G. 
Pathways shall be located and improved within a right-of-way or tract of no less than eight feet.
H. 
Where possible, pathways shall be combined with utility easements.
I. 
Pathways shall be constructed in accordance with the public works design standards.
J. 
Curb ramps shall be provided wherever the accessway crosses a curb and shall be constructed in accordance with the public works design standards.
K. 
The maximum running slope of an accessway shall be five percent.
L. 
Fences and gates which prevent pedestrian and bike access shall not be allowed at the entrance to or exit from any accessway.
M. 
Final design and location of pathways shall be approved by the city.
(Ord. 974 § 4 (Exh. A.2 § 650), 1998)
A. 
Street light poles and luminaries shall be installed in accordance with the public works design standards.
B. 
The applicant shall submit a street lighting plan for all interior and exterior streets on the proposed development site prior to issuance of a public works permit.
(Ord. 974 § 4 (Exh. A.2 § 652), 1998)
A. 
No street name shall be used which will duplicate or be confused with the names of existing streets in Columbia County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area.
B. 
Prior to the creation of any street, the street name shall be approved by the public works superintendent.
(Ord. 974 § 4 (Exh. A.2 § 654), 1998)
A. 
Street name signs shall be installed at all street intersections in accordance with standards adopted by the city.
B. 
Stop signs and other traffic control signs (speed limit, dead-end, etc.) may be required by the city.
C. 
On subdivision and partition development applications, prior to approval of the final subdivision or partition plat, the applicant shall deposit with the city an amount equal to the cost of the purchase and installation of street signs, traffic control signs and street name signs.
(Ord. 974 § 4 (Exh. A.2 § 656), 1998)
A. 
Prior to approval of a residential subdivision or partition final plat, the applicant shall deposit with the city an amount equal to the cost of the purchase and installation of street trees. This sum shall be calculated on the interior and exterior streets as indicated on the final subdivision or partition plat.
B. 
In nonresidential subdivisions and partitions street trees shall be planted by the owners of the individual lots as development occurs.
C. 
The public works superintendent shall approve the species of tree which is to be planted and the spacing between trees.
(Ord. 974 § 4 (Exh. A.2 § 658), 1998)