18.80.050 Standards of development in the OSS zone.
In addition to the standards and improvements set forth in TMC Title 17, the following minimum standards and improvements shall apply for development in the OSS overlay zone:
A. The following standards applicable to the OSS overlay zone must be incorporated in development and improvement plans:
1. Circulation.
a. The location, alignment, design, grade width, and capacity of roads within the development shall conform to city engineering standards. However, the use of public and private lanes shall be encouraged in the hill areas to reduce the disturbance of the natural landscape. The width of these lanes shall be allowed to be as narrow as public safety and traffic generation will permit.
b. Loop and split, one-way street sections, and occasional steep street grades shall be allowed to fit terrain and minimize grading and exposed slopes.
c. Streets and lanes in the hill areas shall be laid out as to encourage slow speed traffic and respect the natural topography of the area.
d. Street grades may be permitted up to 15 percent provided they do not exceed 200 feet in length, whereby they must be reduced to 10 percent or less for a minimum length of 20 feet. The overall grade shall not exceed 10 percent.
e. Culverts, bridges and other drainage structures shall be placed as to encourage drainage in established drainage ways and as provided in TMC 17.10.080. Additional road construction improvements may be required in areas exhibiting poor soil stability.
f. Circulation shall, when feasible, be designed to allow for separation of vehicular, pedestrian, bicycle, and hiking trails. The circulation system shall, when feasible, be developed throughout the hill areas, to provide connections between park areas and scenic easements in order to help maximize leisure opportunities of the hills. Trails may be accepted by the appropriate jurisdiction in fee or easement.
g. Walkways shall be required when determined to be needed for public safety and convenience. When required, walkways shall be of minimum width of four feet unless a greater need is shown. Walkways shall be constructed of a material suitable for use in the particular area; and shall be located as necessary to provide maximum pedestrian safety and preservation of the character of the area.
h. Driveways shall be designated to a grade and alignment that will provide the maximum safety and convenience for vehicular and pedestrian use. Collective private driveways shall be encouraged where their utilization will result in better building sites and lesser amount of land coverage than would result if a public road were required.
i. Minimum standards for private easement construction within the OSS overlay zone shall be as follows:
i. Minimum travel service width: 12 feet.
ii. Minimum vertical clearance: 14 feet.
iii. Minimum horizontal clearance: 16 feet.
iv. Maximum intermittent grade: 15 percent for 200 feet.
v. Maximum sustained grade: 10 percent.
j. Whenever private drives are permitted, it shall be the responsibility of the benefited property owner to maintain the private easement or driveway established in accordance with this chapter.
2. Open Space. Open space within a hillside development shall be provided for and maintained for scenic, landscaping and recreational purposes within the development. Open space shall be adequate for the recreational and leisure needs of the occupants and users of the development. In order to ensure that open space will be permanent, dedication of the development right may be required to be dedicated to the city of Talent. Such instruments and documents guaranteeing the maintenance of open space shall be approved as to form by the city attorney. Failure to maintain the open space or any other property set forth in the development plan and program shall empower the city of Talent to enter the property and bring said property up to the standards set forth in the development plan and program. The city may then assess the real property and improvements within the hillside development for the cost of creating and maintaining the said open and recreational lands.
3. Scenic Viewpoints and Vistas. The planning commission may require slightly enlarged street rights-of-way for scenic pullouts or other public or private scenic viewpoints or vistas in a development.
4. Natural Hazards. Lands subject to known natural hazards such as steep slope failure, mass movement, erosion, high runoff, extremely sensitive soils, or areas otherwise unsuitable for structures intended for habitation shall be either:
a. Set aside by appropriate legal instrumentation, such as covenants, easements and dedication, as permanent nonuse areas; or
b. Improved with such corrective measures that will limit the hazard and make the land suitable for the intended use, provided, however, that such corrective measures are approved by the city engineer and are designed and constructed in conformity with any standards contained by the city and/or approved by the city engineer and in such a manner as not to cause substantial risk of environmental damage. Low profile vegetation growth shall be required for stabilization of slopes and prevention of traffic hazards on intersections.
B. Statement by City Engineer. Certified final approval of subdivisions shall be conditioned upon a statement by the city engineer that improvement plans meet the following standards:
1. The standards set forth in subsections (A)(1) and (A)(4)(b) of this section, where applicable.
2. Grading. Any grading performed within the boundaries of a development shall take into account the environmental characteristics of that property, including but not limited to prominent geological features, existing streambeds and drainage ways, and significant tree cover. Grading shall be designed in keeping with the best engineering practices to avoid erosion or slides, and to have as minimal effect on the environment as possible. Chapter 70 of the Uniform Building Code shall be adopted by reference as part of this chapter prescribing standards for proper grading procedures. The city engineer may request any additional information on grading as determined to be necessary to meet the requirements of this chapter.
3. Utility Lines and Facilities.
a. All electrical power distribution lines, telephone lines, gas distribution lines, cable television lines, and appurtenant facilities shall be installed underground unless the applicant demonstrates, and the city determines on the basis of substantial evidence, the installation of any of the foregoing lines and facilities above ground will better protect scenic and environmental values.
b. The following types of lines and facilities may be excepted from requirements of subsection (B)(3)(a) of this section:
i. Poles without overhead lines and used exclusively for fire or police alarm boxes, lighting purposes, or traffic control.
ii. Overhead wires attached to the exterior surface of a building by means of a bracket or other fixtures and extending from one location on the building to another location on the same building.
iii. Equipment appurtenant to underground facilities, such as surface-mounted transformers, pedestal-mounted terminal boxes, and meter cabinets and concealed ducts; provided, that such facilities shall be located and designed so as to harmonize with the area, and shall be appropriately screened and landscaped. In appropriate instances, all or part of the transformers and service terminal shall be flush with or below the surface of the ground at the point of installation.
c. The location, design, installation, and maintenance of electric power distribution lines, telephone lines, gas lines, cable television lines, and appurtenant facilities shall be carried out with the minimum disturbance of soil and site as is feasible for economy and maintenance. Such lines shall be located within the street right-of-way whenever possible. [Ord. 817 § 8-3H.150, 2006.]