HomeMy WebLinkAbout2836 Amends Street Standards Amended by 2959ORDINANCE NO. 2836
AN ORDINANCE AMENDING CHAPTER 18.88, CHAPTER 18.72, CHAPTER 18.76,
CHAPTER 18.80, CHAPTER 18.82, AND CHAPTER 18.92 OF THE ASHLAND
MUNICIPAL CODE - LAND USE ORDINANCE, ADOPTING NEW STREET
STANDARDS.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1. Section 18.88.020 in the Performance Standards Options Chapter of the
Ashland Land Use Ordinance is amended to read:
18.88.020 Definitions. The following terms are defined for the purpose of this
Chapter and do not otherwise apply to the Land Use Ordinance:
A. Block Length. The distance along a street between the centerline
of two intersecting through streets.
B. Block Perimeter. The sum of the block lengths of all sides of a
block.
C. Building Envelope. An area, within the property boundaries of a
parcel, within which a permitted structure can be placed.
D. City Facility. A public service or facility provided, owned and
controlled by the City. (Ord. 2630 S6, 1991 )
E. Diameter Breast Height. The outside diameter of the trunk of a
tree, measured four and one-half feet (4 ~) above ground level.
F. Homeowners Association. A homeowners association is an
organization formed for the maintenance and operation of the
common areas of the development. The membership in the
association must be automatic with the purchase of a dwelling unit
or other property in the planned development. The association's
principal source of funds shall be an assessment levied against
each dwelling unit or other property, which assessment shall be
enforceable as a lien against the property.
G. Obstructed Street. A public street, or a private drive serving
greater than three units, or a driveway that has been obstructed by
a gate or other barriers designed to restrict access.
H. Open Space. A common area designated on the final plans of the
development, permanently set aside for the common use of the
members of the homeowners association, which open area may be
landscaped and/or left with a natural vegetation cover, and in which
area no thoroughfares, parking areas, or improvements other than
recreational facilities are located. All developments with a base
density of 10 units or greater shall provide a minimum of 5% of the
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total lot area in Open Space that is not subject to bonus point
calculations. Bonus points shall only be awarded to that Open
Space area in excess of the 5% required for developments of 10
units or greater. Open Space shall be optional for developments of
less than 10 units, unless required by the application of the
approval criteria. (Ord. 2630 S6, 1991)
Pedestrian Path. A graded cleared way, adjacent to the curb at
curb level, for individuals who travel on foot.
Unbuildable Area. All areas outside of building envelopes and
within open space.
Street Standards. All standards in the City of Ashland Street
Standards Handbook and standards under 18.88.050.
SECTION 2. The following subparagraph g is added to Section 18.88.030.A.4 in the
Performance Standards Options Chapter of the Ashland Land Use Ordinance:
g. The development complies with the Street Standards.
SECTION 3. The following subparagraph g is added to Section 18.88.030.B.5 in the
Performance Standards Options Chapter of the Ashland Land Use Ordinance:
g. The development complies with the Street Standards.
SECTION 4. Section 18.88.050 in the Performance Standards Options Chapter of the
Ashland Land Use Ordinance is amended to read:
18.88.050 Street Standards. All development under this Chapter shall conform
to the Street Standards as defined in 18.88.020.K.
The following standards regulate the development of streets and are in addition
to the standards contained in the Street Standards Handbook.
A. Private Drive. A private drive is a road in private ownership, not
dedicated to the public, which serves three or less units. No curbs or
sidewalks are required for a private drive. On-street parking is prohibited
on private drives. The private drive standard is as follows:
3 Units
2 Units
1 Unit
15 feet with 20 feet dedicated width
15 feet with 20 feet dedicated width
12 feet with 15 feet dedicated width
Dedicated Public Streets Required. All roads which serve four units or
greater, and which are in an R-l, RR and WR zone, must be dedicated to
the public and shall be developed to the Street Standards of this section.
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Dead End. No dead end road shall exceed 500 feet in length, not
including the turnaround. Dead end roads must terminate in an improved
turnaround as defined in the Performance Standards guidelines adopted
pursuant to Section 18.88.090.
Obstructed Streets. Creating an obstructed street is prohibited.
Street Grade. Street grades measured at the street centerline for
dedicated streets and flag drives shall be as follows:
1. Street and private drive grades in Performance Standards
Developments shall not exceed a maximum grade of 15%. No
variance may be granted to this section for public streets.
Variances may be granted for private drives for grades in excess of
15% but not greater than 18% for no more than 200'. Such
variances shall be required to meet all of the criteria for approval as
found in 18.100.
Private drives serving structures greater than 24' in height, as
defined in 18.08.290, shall provide a Fire Work Area of 20' by 40'
within 50' of the structure. The Fire Work Area requirement shall
be waived if the structure served by the drive has an approved
automatic sprinkler system installed.
Private drives and work areas shall be deemed Fire Lanes and
subject to all requirements thereof.
Private drives greater than 250' in length shall provide a turnaround
as defined in the Performance Standards Guidelines as provided in
18.88.090. (Ord. 2663 S5, 1992)
Exception to Street Standards. An exception to the Street Standards is
not subject to the Variance requirements of section 18.100 and may be
granted with respect to the Street Standards in 18.88.050 if all of the
following circumstances are found to exist:
A. There is demonstrable difficulty in meeting the specific
requirements of this chapter due to a unique or unusual aspect of
the site or proposed use of the site.
B. The variance will result in equal or superior transportation facilities
and connectivity;
C. The variance is the minimum necessary to alleviate the difficulty;
and
D. The variance is consistent with the stated Purpose and Intent of the
Performance Standards Options Chapter.
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SECTION 5. The following subsection D is added to Section 18.88.060 in the
Performance Standards Options of the Ashland Land Use Ordinance:
Signing of Streets. The installation of "No Parking" signs regulating
parking in the public right-of-way and any other signs related to the
regulation of on-street parking shall be consistent with the Street
Standards in 18.88.050, and shall be consistent with the respective
Planning Approval.
SECTION 6. Section 18.72.070.D in the Site Design and Use Standards Chapter of the
Ashland Land Use Ordinance is amended to read:
That adequate capacity of City facilities for water, sewer, paved access to
and through the development, electricity, urban storm drainage, and
adequate transportation can and will be provided to and through the
subject property. All improvements in the street right-of-way shall comply
with the Street Standards in Chapter 18.88, Performance Standards
Options. (Ord. 2655, 1991)
SECTION 7. Section 18.72.120.D in the Site Design and Use Standards Chapter of the
Ashland Land Use Ordinance is amended to read:
Access Requirements for Multi-family Developments.
1. All multi-family developments which will have automobile trip
generation in excess of 250 vehicle trips per day shall provide at
least two driveway access points to the development. Trip
generation shall be determined by the methods established by the
Institute of Transportation Engineers. (Ord. 2544 S2, 1989)
2. Creating an obstructed street, as defined in 18.88.020.G, is
prohibited.
SECTION 8. Section 18.76.050.E in the Partitions Chapter of the Ashland Land Use
Ordinance is amended to read:
The partitioning is in accordance with the design and street standards
contained in the Chapter 18.88, Performance Standards Options.
SECTION 9. Section 18.76.170 in the Partitions Chapter of the Ashland Land Use
Ordinance is amended to read:
18.76.170 Exterior Unimproved Streets and Access Ways. The following
improvements are required for property being minor land partitioned adjacent to
a street not improved to full city and standards. Major land partitions shall
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comply with the requirements of the Street Standards in Chapter 18.88,
Performance Standards Options. These requirements shall apply to streets
which are dedicated in whole or in part, or where the Planning Commission finds
that it is essential to the future development and interior access or circulation of
an area for dedication to be provided. All improvements shall be along the entire
frontage of the property and along the unimproved street to the nearest fully
improved collector or arterial street, and are to be installed at the expense of the
land divider. (Ord. 2551 S3, 1990)
A. The final elevation of the street be established as specified by the Director
of Public Works except where the establishment of the elevation would
produce a substantial variation in the level of the road surface. In this
case, the Iot's slopes shall be graded to meet the final street elevation.
B. The street be graded (cut and filled) to its standard physical width, and
surfaced as required in 18.76.050 G. prior to the signature of the partition
survey plan by the City of Ashland. (Ord. 2551 S4, 1990)
C. Drainage ditches be provided at the probable curb and gutter location.
D. Pedestrian ways (unimproved sidewalks) be provided within the street
right-of-way between the drainage ditch and the property line.
E. The street be surfaced as required in 18.76.050 G. to a minimum width of
twenty (20) feet with all work done under permit from the Public Works
Department. (Ord. 2551 S5, 1990)
F. Functional, not legal, access may be obtained through use of a deeded
easement where serving not more than two (2) dwellings, and access
shall meet the requirements for a flag drive.
SECTION 10. Section 18.80.020.B in the Subdivisions Chapter of the Ashland Land
Use Ordinance is amended to read:
Streets: The Street Standards in Chapter 18.88, Performance Standards
Options, shall apply to developments under this chapter.
Reserve Strips. Reserve strips or street plugs shall be created to
control access onto any street which terminates upon any
undeveloped land through which the street might logically extend·
In such cases, the street shall be provided to within one foot of the
boundary line of the tract with the remaining one foot being granted
in fee to the City as a reserve strip. Upon approved dedication of
the extension of the affected street, the one-foot reserve strip shall
be dedicated by the City to the public use as a part of said street.
This dedication will be automatic and without further action by the
City. This action shall also apply retroactively to all previously
created reserve strips where the streets have been extended and
dedicated for street purposes· (Ord. 2436, 1987)
Alignment. All streets as far as is practical shall be in alignment
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10.
with the existing streets by continuation of the center lines thereof.
The staggering of street alignment resulting in "T" intersections
shall wherever practical leave a minimum distance of 125 feet
between the center lines of streets.
Future extension of streets. Where necessary to give access to
or permit a satisfactory subdivision of adjoining land, streets shall
be extended to the boundary of the subdivision and the resulting
dead-end streets may be approved without a turnaround. Reserve
strips and street plugs may be required to preserve the objectives
of street extensions.
Intersection angles. Streets shall be laid out to intersect at an
angle as near to a right angle as practical, except where
topography requires a lesser angle. Property lines at intersections
with arterial streets shall have a minimum corner radius of twenty
(20) feet and property lines at other street and alley intersections
shall have a minimum corner radius adequate to allow sidewalk
and utility space and a curb radius of ten (10) feet.
Existing streets. Whenever existing streets adjacent to or within a
tract are of inadequate width, additional right-of-way shall be
provided at the time of subdivision.
Frontage and limited access roads may be required as defined in
Sections 18.72.040(L) and 18.72.040(M) of this Title.
Access to subdivision. All major means of access to a
subdivision or major partition shall be from existing streets fully
improved to City standards, and which, in judgment of the Director
of Public Works, have the capacity to carry all anticipated traffic
from the development.
Half streets. Half streets, while generally not acceptable, may be
approved when essential to the reasonable development of the
subdivision, when in conformity with the other requirements of
these regulations, and when the Planning Commission finds it will
be practical to require the dedication of the other half when the
adjoining property is subdivided. Whenever a half street is
adjacent to a tract to be subdivided, the other half of the street may
be platted within such tract. Reserve strips and street plugs may
be required to preserve the objective~ of the half ~treet~.
Cul-de-sacs. A cul-de-sac shall be as short as possible and shall
have a maximum length of five hundred (500) feet. All cul-de-sacs
shall terminate with a circular turnaround unless alternate designs
for turning and reversing direction are approved by the Planning
Commission.
Street names. No street name shall be used which will duplicate
or be confused with the names of existing streets in Ashland and
vicinity except for extensions of existing streets. Streets which are
an extension of, or are in alignment with, existing streets shall have
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the same name as the existing street. Street names and numbers
shall conform to the establishment pattern for the City and shall be
subject to the approval of the Planning Commission.
11.
Streets adjacent to railroad right-of-way. Wherever the
proposed subdivision contains or is adjacent to a railroad right-of-
way, provision may be required for 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 between the streets and the
railroad. The distance shall be great enough to provide sufficient
depth to allow screen planting along the railroad right-of-way.
SECTION 11. Section 18.80.020.C in the Subdivisions Chapter of the Ashland Land
Use Ordinance is amended to read:
C. Easements.
1. Utility lines. Easements for sewers, water mains, electric lines, or
other public utilities shall be dedicated wherever necessary. The
easements shall be a minimum of ten (10) feet in width.
2. Watercourses. Where a subdivision is traversed by a watercourse
such as a drainage way, channel, or stream, there shall be
provided a storm water easement or drainage right-of-way
conforming substantially with the lines of the watercourse, and
such further width as will be adequate for the purpose. Streets or
parkways parallel to major watercourses may be required.
SECTION 12. Section 18.80.030.A in the Subdivisions Chapter of the Ashland Land
Use Ordinance is amended to read:
Creation of streets.
1. The Street Standards in Chapter 18.88, Performance Standards
Options, shall apply to developments under this chapter, except
that the Planning Commission shall approve the creation of a street
to be established by deed without full compliance with the
regulations applicable to subdivisions when any of the following
conditions exist:
a. The establishment of a street is initiated by the City Council
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 street.
b. The tract in which the street is to be dedicated is an isolated
ownership of one (1) acre or less.
2. In those cases where approval of a street may be given without full
compliance with the regulations applicable to subdivision, a copy of
the proposed deed shall be submitted to the City prior to the
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Planning Commission meeting at which consideration is requested.
The deed, and such information as may be submitted, shall be
reviewed by the Planning Commission and, if not in conflict with the
design standards (Section 18.80.020), shall be approved with
conditions necessary to preserve these standards. Within ninety
(90) days following approval, the street shall be surveyed, mapped,
and duly recorded with the County Surveyor.
SECTION 13. Section 18.82.020.E in the Street and Greenway Dedications Chapter of
the Ashland Land Use Ordinance is amended to read:
E. The City may require additional right-of-way on streets which do not meet
the Street Standards of Chapter 18.88, Performance Standards Options,
or for necessary realignments of intersections or street sections. These
do not have to be shown on the official map.
SECTION 14. Section 18.92.025.E in the Off-Street Parking Chapter of the Ashland
Land Use Ordinance is amended to read:
Parking spaces located on arterials and collectors may only receive credit
if the arterial or collector is greater in width that the minimums established
by the Street Standards in Chapter 18.88, Performance Standards
Options.
The foregoing ordinance was first READ on the 19 day of January ,1999,
and duly PASSED and ADOPTED this 2 day of February ,1999.
Barbara Christensen, City Recorder
SIGNED and APPROVED this 3 day of February.1999.
Catherine M. Shaw, Mayor
Paul Nolte, City Attorney
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