Chapter 16.16 IMPROVEMENTS

C. Where dedicated or undedicated open space is proposed or provided, it shall be the subdivider’s or partitioner’s responsibility to provide, if required, standard public improvements to and through the open space. Other public improvements installed at the option of the subdivider or partitioner shall conform to city requirements. (Ord. 2011-01 § 1; Ord. 78-32 § 4.010(1))

16.16.020 Streets.

A. The developer shall be responsible for improving all streets, including alleys, within the subdivision or partition, and streets adjacent, but only partially within the subdivision or partition, and streets adjacent to a subdivision or partition, whether included or excluded from the subdivision or partition.

B. Construction of all streets and alleys shall be to city section standards for permanent street and alley construction, pursuant to requirements set forth in the city transportation system plan and public works/engineering standards.

C. In any area, if the city requires a subdivider or partitioner to install a street with pavement width greater than 40 feet to provide a major traffic route, the city will pay that portion of the cost in excess of the cost of a 40-foot street. If the ultimate development exceeds a potential of 100 lots or living units and any one of the streets is a collector or major, the developer shall pay the entire cost of such street width as determined by the department of community development and public works to be necessary to adequately serve anticipated traffic loading.

D. Prior to city approval of the final subdivision plat or partition map, all perimeter and back lot line monumentation shall be installed and the installation of the front line and street centerline monumentation (along and within street right-of-way) guaranteed. Any monuments destroyed during improvement installation shall be replaced after street construction. As an alternate to the above, all monumentation can be installed prior to the approval, with the stipulation that any removed prior to building permit issuance or improvement acceptance by the city shall be replaced at the subdivider’s or partitioner’s expense. (Ord. 2016-21 § 9; Ord. 2011-01 § 1; Ord. 78-32 § 4.010(2))

16.16.030 Surface drainage and storm sewer system.

A. Drainage facilities shall be provided within the subdivision or partition and are to connect the subdivision or partition drainage to drainageways or storm sewers outside the subdivision or partition.

B. Capacity, grade and materials shall be by a design approved by the city engineer. Design of drainage within the subdivision or partition shall take into account the location, capacity and grade necessary to maintain unrestricted flow from areas that after development will drain through the subdivision or partition and to allow extension of the system to serve such area. Connection or eventual discharge to a storm drain system or drainageway that is not capable of receiving the applicable design storm discharge shall be prohibited. In addition to normal drainage design and construction, provisions shall be taken to handle any drainage from preexisting subsurface drain tile. It shall be the design engineer’s duty to investigate the location of drain tile and its relation to public improvements and building construction. The roof and site drainage from each lot shall be discharged to either curb face outlets (if minor quantity), to a public storm drain or to a natural acceptable drainage way if adjacent to the lot. (Ord. 2011-01 § 1; Ord. 78-32 § 4.010(3))

16.16.040 Sanitary sewers.

A. Sanitary sewers shall be required to be installed to serve a subdivision or partition and connect the subdivision or partition to existing mains if service is available. In the event that this is not possible, appeal may be made to the city council.

B. Capacity, grade and materials shall be by a design approved by the city engineer. Design shall take into account the location, capacity and grade to allow for desirable extension beyond the subdivision or partition. The city will not expect the subdivider or partitioner to pay the extra cost of required oversize sewer mains necessary to provide for extension beyond the subdivision or partition.

C. If required sewer facilities will, without further sewer construction, directly serve property outside the subdivision or partition, the following arrangements will be made to equitably distribute the cost:

1. If the area outside the subdivision or partition to be directly served by the sewer line has reached a state of development to justify sewer installation at the time, the planning commission may recommend to the city council construction as an assessment project, with such arrangement with the subdivider or partitioner as is desirable to assure financing his share of the construction.

2. If the installation is not made as an assessment project, the city may enter into an agreement with the subdivider or partitioner setting forth methods of reimbursement for the proportionate share of the cost for each connection made to the sewer by property owners outside of the subdivision or partition for a period of 10 years from the time of installation of the sewers. (Ord. 2011-01 § 1; Ord. 78-32 § 4.010(4))

16.16.050 Water system.

A. Waterlines and fire hydrants serving the subdivision or partition and connecting the subdivision or partition to city mains shall be installed.

B. Materials, size and location of water mains, valves and hydrants shall be in accordance with the city standards and the design approved by the city engineer. Design shall take into account provisions for extension beyond the subdivision or partition and to adequately grid the city system. The city will not expect the subdivider or partitioner to pay for the extra cost of the oversize mains not necessary to serve the subdivision or partition.

C. If required water mains will directly serve property outside the subdivision or partition, the city may enter into an agreement with the subdivider or partitioner setting forth methods of reimbursement for the proportionate share of the cost for each connection made to the water mains by property owners outside the subdivision or partition for a period of 10 years from the time of installation of the main. (Ord. 2011-01 § 1; Ord. 78-32 § 4.010(5))

16.16.060 Sidewalks.

A. The developer shall install sidewalks on streets within and adjoining the subdivision or partition, as indicated by the standards section of the city’s 2015 Transportation System Plan, Volume 1, and install pedestrian access ways in accordance with LCMC 16.12.200.

B. All sidewalks constructed within the subdivision or partition shall be to city standards, as set forth in the standards section of the city’s 2015 Transportation System Plan, Volume 1, and Public Works/Engineering Standards, and at grades the city engineer has established or approved. The property owner shall keep a minimum of five feet of the sidewalk width clear of both permanent and temporary obstructions (e.g., utility poles, sandwich signs). (Ord. 2016-21 § 10; Ord. 2011-01 § 1; Ord. 78-32 § 4.010(6))

16.16.070 Street name signs.

Street name signs shall be installed at all intersections according to city standards or a deposit made with the city in an amount equal to cost of the installation. Installation shall be made by the city. (Ord. 2011-01 § 1; Ord. 78-32 § 4.010(7))

16.16.080 Street light poles.

A deposit in the amount of the actual or estimated pole installation cost is required. (Ord. 2011-01 § 1; Ord. 78-32 § 4.010(8))

16.16.090 Curb cuts and driveways.

Curb cuts and driveway installations are not required of the subdivider or partitioner, but if installed shall be according to city standards. Curb face outlets for rain drains shall also be provided. (Ord. 2011-01 § 1; Ord. 78-32 § 4.010(9)(a))

16.16.100 Street trees.

Street tree planting is not required by the subdivider, but if planted, shall be according to city requirements and of a species compatible with the width of planting strip and utilities contained therein. (Ord. 2011-01 § 1; Ord. 78-32 § 4.010(9)(b))

16.16.110 Monumentation.

In addition to meeting the requirements as set forth in Oregon Revised Statutes relative to required lot, street and perimeter monumentation, the following shall be required:

A. An accuracy ratio of subdivision plat or partition map boundary line closure of one in 10,000 as found in the field. Lot dimensions as found in the field shall be within 0.10 feet of record distance.

B. Two primary perimeter monuments (one of which can be the initial point) having the same physical characteristics as the initial point are required. The monuments are to be on a common line visible, if possible, one to the other at time of approval and preferably at angle points in the perimeter. They shall be points as far apart as practicable. The position for the initial point and other primary perimeter monuments shall be selected with due consideration to possible damage during construction.

C. Street centerline monumentation shall consist of a two-inch diameter brass cap set in a concrete base within and separate from a standard monument box with cover (standard city details applicable) at locations specified by the city engineer (generally at intersections with centerline of arterial or collector streets and within streets proposed to be greatly extended into adjacent future subdivisions or partitions). All other street centerline points (intersection, points of tangent intersections, cul-de-sac centerlines, cul-de-sac offset points) shall be monumented with a five-eighths-inch-diameter steel rod 30 inches long and set visible at the finish surface of the street. The above monumentation will be required at point of curvature and point of tangency of the curve. All centerline monuments are to be accurately placed after street construction is complete. (Ord. 2011-01 § 1; Ord. 78-32 § 5.010)

16.16.120 Creation of streets and ways.

A. The planning commission may approve creation of a street to be established by deed without full compliance with these regulations, provided such conditions as are necessary to preserve the objectives of the standards of this title are accepted, and provided either of the following conditions exists:

1. The establishment of such street is initiated by the city and is declared essential for the purpose of general traffic circulation, and the partitioning of land is an incidental effect rather than the primary objective of the creation;

2. The tract out of which the street is to be dedicated is an isolated ownership of one acre or less.

B. The improvement of all streets shall be in conformance with requirements for subdivision or partition (right-of-way width, improvements, etc.).

C. Creation of Ways. The planning commission may approve an easement of way to be established by deed without full compliance with these regulations, provided such an easement is the only reasonable method by which a portion of a lot large enough to warrant partitioning into two parcels may be provided with access. If the existing lot is large enough so that two or more parcels not having frontage on an existing street may be created, an easement of way will not be acceptable and a street must be dedicated, unless as provided by planning commission determination. Approval of the creation of way does not imply approval of the method of partitioning. (Ord. 2011-01 § 1; Ord. 78-32 § 6.010)