§ 16.36

Unless exceptions are granted under the provisions of Chapter 16.40 of this title, or in the approval of a planned unit development, all subdivisions and parcel maps shall meet the design standards of this title.

(Ord. 94-05 § 1 (part), 1994)

16.36.020 - Streets.

A.

The radius of curvature, grade, tangents between curves, and right-of-way intersection turn radius of streets shall conform with the city's standard specifications.

B.

Width of Streets. The right-of-way and curb-to-curb cross-sections of streets shall conform to the standards prescribed by the general plan, unless otherwise modified by the planning commission under Chapter 16.40 of this title or planned unit development regulations of the zoning ordinance.

C.

Alignment of Streets. Streets located on opposite sides of an intersecting street, shall have their center lines directly opposite each other where it is possible; otherwise the center line shall be separated by not less than one hundred fifty (150) feet.

D.

Continuations of Existing Streets. Subdivision streets which constitute continuation of streets in contiguous territory shall be aligned so that their center lines coincide. Where straight line continuations are not physically possible, such center lines shall be continued by curves. The continuation of a street in contiguous territory may be required by the planning commission where such continuation is necessary to maintain the function of the contiguous street or a desirable existing pattern of streets and blocks in the surrounding area.

E.

Intersections. Street intersections shall be as near right angles as practicable. In no case should the angle of intersection be less than sixty (60) degrees.

F.

Streets in Subdivisions Adjoining Unsubdivided Land (acreage).

1.

Stubbed Streets. Where a subdivision adjoins unsubdivided land, streets which may be necessary to assure the proper subdivision of the adjoining land shall be provided through to the boundary line of the subdivision. A temporary turn-around of a fifty (50) foot radius shall be provided at the end of a stubbed street where it is determined by the planning commission to be necessary for the movement of emergency vehicles.

2.

Half Streets. Where a street is proposed adjacent and parallel to the boundary line of the subdivision, the subdivider shall dedicate and improve two-thirds (⅔) of the right-of-way prescribed for any arterial or collector street, or forty-two (42) feet of any Minor street needed to serve the subdivided land. Where an

existing half street is located adjacent and parallel to the boundary line of the proposed subdivision the subdivider shall dedicate such additional right-of-way and provide such additional improvements as may be necessary for the classification of street involved.

G.

Reserve Strips.

1.

A one foot reserve strip shall be provided at the dead-end of a stubbed street and shall be offered for dedication to the city for future street purposes.

2.

Where a half street is to be located adjoining unsubdivided land, a one foot reserve strip shall be provided adjacent to the unsubdivided land and shall be offered for dedication to the city for future street purposes.

3.

Reserve strips shall be designated on the final map of the subdivision and shall be specifically referred to in the dedication certificate.

H.

Cul-de-sacs. The following standards shall apply:

1.

A cul-de-sac must end in a circular turn-around bulb with a radius of forty-five (45) feet from the center of the bulb to the curb and fifty-five (55) feet from the center of the bulb to the right-of-way line.

2.

Between the intersecting street and the turn-around bulb a cul-de-sac street must have a curb-to-curb width of at least forty (40) feet, with at least sixty (60) feet of right-of-way.

3.

A cul-de-sac may be no longer than five hundred (500) feet, measured from the right-of-way line of the intersecting street to the center of the turn-around bulb at the opposite end, and may serve no more than eighteen (18) residential lots.

I.

Frontage Streets and Non-Access Rights.

1.

Where property is to front upon an arterial street, a frontage street separated from the arterial street by a planting strip may be required for access to the subdivision.

2.

Where property is to front upon a limited access highway or freeway, a frontage street separated from the limited access expressway or freeway by a planting strip shall be required for access to the subdivision.

3.

Frontage streets will not be required when the lots of the subdivision adjacent to a arterial street, limited access expressway or freeway are oriented so as to back onto said arterial street, expressway or freeway and access rights thereto have been acquired previously by a public agency by purchase or dedication of waiver by the subdivider.

4.

Where lots are proposed to back onto an arterial street, expressway or freeway, and access rights to the rear of said lots are offered for dedication, an ornamental masonry wall or wall/fence combination, not less than seven feet in height, shall be required by the city to be constructed along the rear lines of said lots.

5.

Where a noise barrier is required under the circumstances of back-on lot design as provided under subparagraph 4 of this section, the barrier may be substituted for the requirement of an ornamental wall or wall/fence.

6.

Irrigated landscaping shall be provided along the street, expressway or freeway side of a wall or noise barrier provided under subsections 4. and 5. of this section.

J.

Private Streets. Private streets and alleys shall be permitted only if they are improved by the subdivider in accordance with the standards prescribed by this code, and a covenant is recorded in the office of the Fresno County Recorder, for the benefit of the city, which stipulates that the responsibility for maintenance of the private street rests with the owners of property served by said private streets.

K.

Street Names. Every tentative tract map or tentative parcel map shall indicate the name of each street shown on the map. Street names shall conform to the street naming policy encompassed by subsections K and L of this section except as modified by order of the city council. The following criteria shall apply:

1.

North-south streets are designated as avenues except for Morgan Drive, Rafer Johnson Drive, Cardinal Lane and a portion of Meadow Lane between Rafer Johnson Drive and Sixth Avenue.

2.

East-west streets, Simpson Street and downtown diagonal streets are designated as streets except for the following: Kamm Avenue, Stroud Avenue and Clarkson Avenue. Exceptions will also apply to the following existing roads in the unincorporated area of Fresno County as portions are annexed into the city: Mountain View Avenue, Caruthers Avenue and Elkhorn Avenue.

3.

Regardless of their orientation, cul-de-sacs are designated as courts.

L.

New Streets. Names for streets proposed for construction shall be selected according to the following criteria, subject to review by the planning and development director and planning commission and approval by the city council:

1.

Where a proposed new street is in alignment with an existing street elsewhere in the city of Kingsburg, the name of the existing street shall be applied to the proposed new section.

2.

Where a proposed new street is not in reasonably close alignment with an existing street elsewhere in the city, a new name shall be assigned according to the following criteria:

a.

North-south streets east of Rafer Johnson Drive will be sequentially-numbered avenues, for example: Fifth Avenue Drive, Sixth Avenue Drive, 10th Avenue, 18th Avenue. The only exceptions are: the street that would be known as 13th Avenue, which is named Sandell Avenue instead; Cardinal Lane; and a portion of Meadow Lane between Rafer Johnson Drive and Sixth Avenue.

b.

North-south streets west of Morgan Drive will be lettered avenues in alphabetical order, beginning with Avenue A, then Avenue B, etc.

c.

East-west streets north of Kamm Avenue will be named streets with a common theme and will proceed alphabetically north until the alphabet is exhausted (with the letters X and possibly Z excluded). Then another common theme will be followed alphabetically. The first common theme shall be names of flowers. Exceptions are existing avenues in unincorporated Fresno County that will continue to be known by their current names: Caruthers and Mountain View Avenues.

d.

East-west streets south of Mehlert Avenue also will be named streets, will follow the common theme policy, and will be named alphabetically going south. Exceptions are existing avenues in unincorporated Fresno County that will continue to be known by their current names: Clarkson and Elkhorn Avenues.

(Ord. 2004-04 §§ 1, 2, 2004; Ord. 2003-04 § 1, 2003; Ord. 94-05 § 1 (part), 1994)

The width of alleys within residential areas shall be sixteen (16) feet. The width of alleys bordering or within commercial areas shall be twenty (20) feet. Where two alleys intersect, there shall be provided on the inside corner thereof a twenty-five (25) foot radius curve to which the lot lines are tangent, or an equivalent angle cut-off.

(Ord. 94-05 § 1 (part), 1994)

A.

Lot Area, Width, Depth and Frontage. The area, width, depth and frontage of lots shall conform with the requirements of the applicable zoning districts as provided in the zoning ordinance codified in Title 17.

B.

Double Frontage Lots. Double frontage lots shall not be permitted except where proposed in accordance with the provisions of Section 16.36.010(H) of this chapter.

C.

Lot Side Lines. The side lines of lots shall be approximately at right angles to the street line on straight streets and to the tangent on curve streets and cul-de-sacs.

D.

Lot Boundary Lines. No lot shall be divided by the boundary line of a county, city school district or other taxing district.

E.

Lots with the Capability of Resubdivision. Where lots are sufficiently large enough to permit resubdivision at some future time, the location of lot lines and other details of layout shall be such that resubdivision may readily take place without violating the requirements of this chapter or the zoning ordinance codified in Title 17, and without interfering with the orderly extension of adjacent streets.

(Ord. 94-05 § 1 (part), 1994)

A.

Block Length. Blocks shall not exceed one thousand (1,000) feet in length except where necessitated by topographical or other physical conditions, provided however that longer blocks may be required adjacent to expressways, arterial and collector streets in order to reduce the number of intersections. Blocks less than six hundred (600) feet in length may be cause for disapproval of the tentative map.

B.

Block Depth. The depth of blocks shall be sufficient to allow for two tiers of lots with easements as required, but blocks shall not exceed three hundred (300) feet in depth except where necessitated by topographical or other physical conditions, or where permitted by provisions of the zoning ordinance codified in Title 17 for the zoning district involved.

(Ord. 94-05 § 1 (part), 1994)

Easements shall be provided for the placement of overhead and underground utilities along property lines where necessary to provide the subdivision with electric power, telephone and cable services, street lighting, sewer lines, water lines, gas lines or drainage. Such easements shall be labeled "Easement for Public Utilities" and shall be provided subject to variations requested by public utility companies.

(Ord. 94-05 § 1 (part), 1994)

Where a subdivision adjoins a freeway and the general plan or an element thereof designates a freeway interchange or grade separation structure for location involving property of the proposed subdivision, the possibility of a freeway interchange, grade separation, or other treatment shall be considered by the planning commission. The plan of the subdivision may be required to conform to prescribed conditions in anticipation of a grade separation, freeway interchange or other treatment, subject to the standards of the California Department of Transportation (Caltrans).

(Ord. 94-05 § 1 (part), 1994)

In the event that the subdivision is bordered or traversed by any public irrigation ditch or slough, or other public watercourse, the subdivider may be required to pipe such watercourse underground to standards of the public agency having jurisdiction. Where a private irrigation ditch is involved, the subdivider may be required to pipe such ditch underground to the standards determined by the city engineer. The subdivider may be required to dedicate rights-of-way or easements as may be required by the city engineer for structures or channel changes required for the detention and disposal of surface and stormwater, or for vehicular access along the watercourse necessary to permit the proper maintenance thereof when such maintenance is the responsibility of a public body.

(Ord. 94-05 § 1 (part), 1994)

Areas which are subject to the detention or ponding of surface water shall not be subdivided until necessary measures have been taken or are required to be taken as a condition of approval of the tentative or final map by the city council. The city engineer shall make an investigation and report to the planning commission on the adequacy of measures taken or proposed to be taken by the subdivider.

(Ord. 94-05 § 1 (part), 1994)

Where, in accordance with provisions of the zoning ordinance codified in Title 17, a use permit has been granted authorizing a planned unit development (PUD) on the land or a portion of the land proposed to be subdivided, the plan of the subdivision shall conform with the PUD as approved by the planning commission and city council. Exceptions to the subdivision regulations which are necessary to execute the PUD as approved by the commission and council may be authorized by the planning commission in accordance with the provisions of Chapter 16.40 of this title and the zoning ordinance codified in Title 17.

(Ord. 94-05 § 1 (part), 1994)

Where a final map is proposed to be recorded on only a part of the area included within an approved tentative map, the tentative map shall be prepared in such a manner that such partial recording will result in compliance with all of the applicable provisions of this code.

(Ord. 94-05 § 1 (part), 1994)

16.36.120 - Provision for future passive or natural heating or cooling opportunities.

A design of a subdivision shall provide, to the extent practical and feasible, for future passive or natural heating and cooling opportunities for individual lots within the subdivision.

A.

Examples of passive or natural heating opportunities in subdivision design include lot size and configuration to permit orientation of a structure in an east-west alignment for southern exposure.

B.

Examples of passive or natural cooling opportunities in subdivision design include lot size and configuration to permit orientation of a structure to take advantage of shade and prevailing breezes.

C.

In providing for future passive or natural heating or cooling opportunities in the design of a subdivision, consideration shall be given to local climate, parcel configuration and other design improvement requirements. Such provision shall not result in reducing allowable densities or the percentage of a lot which may be occupied by a building under applicable planning and zoning policy and regulation in force at the time of filing the tentative map.

D.

The requirements of this section shall not apply to condominium projects which consist of the subdivision of airspace in an existing building when no new structures are added.

E.

For purposes of this section, "feasible" means capable of being accomplished in a successful manner within a reasonable period of time, taking into account relevant economic, environmental, social and technological factors.

(Ord. 94-05 § 1 (part), 1994)

All utility facilities (including but not limited to, electric lines, transformers, and concealed ducts, communication lines and cable television lines) installed in and for the purpose of supplying service to any subdivision shall be placed underground, except as follows:

A.

Equipment appurtenant to underground facilities, such as pedestal mounted terminal boxes and metal cabinets.

B.

Metal poles supporting only street lights.

(Ord. No. 92-06, 10-7-1992)

Chapter 16.40 - EXCEPTIONS

Sections: