Chapter 16.16 — DESIGN REQUIREMENTS

In addition to meeting the specific requirements of this chapter, the design of the subdivision shall, to the satisfaction of the advisory agency, conform to the land use and circulation policies of the county general plan and its component elements and any other officially adopted specific plan or land development policy, and shall conform to the county zoning ordinance, officially adopted standards for streets and roads, grading, erosion and siltation control, seismic safety, and design standards adopted by the utility, fire protection, sanitary and flood control districts in which the subdivision is located and the subdivision guidelines prepared by the county public works agency. The size and alignment of streets and walks and the location and configuration of sites for lots, schools, parks, and similar facilities shall be coordinated with the anticipated requirements of the future population, the physical characteristics of the land, and the environmental requirements of the surrounding community to produce an optimum human habitat.

(Ord. 95-17 § 1 (part): prior gen. code § 8-3.0)

The center lines of all streets and highways which are to be extended shall be the continuation of the center lines of existing streets and highways in adjacent and contiguous territory. In cases in which the straight continuations are not desirable, the center lines may be continued by curves tangent at the intersection with the boundaries of the proposed subdivision to the center lines of existing streets or highways.

(Prior gen. code § 8-3.1)

A.

Grades of all streets and alleys shall be established so that the subdivision is properly drained and shall conform as nearly as possible to the natural topography of the property.

B.

Where a subdivision adjoins acreage, provision may be made for reasonable future access to the acreage.

C.

The widths of streets shall be based on the width of streets of which they are a continuation.

D.

Minimum right-of-way widths of streets which are to be accepted into the county road system shall be forty (40) feet. Easements for construction and maintenance of slopes in excavation or embankments outside the limits of street dedication may be required where topographical conditions make easements desirable.

(Prior gen. code § 8-3.2)

A.

Blocks shall not exceed one thousand three hundred fifty (1,350) feet in length unless the previous adjacent layout or topographical conditions or the special design of the particular subdivision justifies a variation from the requirement. Long blocks shall be provided adjacent to main thoroughfares, in order to reduce the number of intersections.

B.

At street intersections the block corners shall be rounded at the property line by a curve to provide at least one hundred (100) feet sight distance diagonally between two vehicles approaching the corner on intersecting street center lines; the radius of the curve shall be not less than twenty (20) feet.

(Prior gen. code § 8-3.3)

A.

Lots shall be designed to meet the minimum standard for area, median lot width, and effective lot frontage specified by the county zoning ordinance for the zoning district in which the subdivision is located. Where necessary to maintain consistency with existing development in the area, the advisory agency may require lot areas to be larger than the minimum standard for the zoning district in which the subdivision is located.

B.

Lots, and the grading thereof, shall be of a size and shape to accommodate the uses that reasonably could be expected to occur under existing zoning with consideration given to the limitations of topography and soil conditions, and the need for providing access, privacy, and preserving natural features of significance.

C.

Each lot in a subdivision shall have a net lot area that is as large or larger than the minimum lot area for the zoning district in which the subdivision is located. For residential subdivision, net lot area excludes private streets, access easements, stems, driveways that serve more than one lot, designated parking spaces as required under subsection D of this section, and any other unservable or unbuildable portion of the lot. For agricultural subdivisions, net lot area excludes stems (defined as the narrow portion of land connecting a street or other accessway to the main buildable portion of a lot).

D.

Each lot in a residential subdivision designed for single-family detached homes shall have at least one offsite parking space or the equivalent thereof. These parking spaces are in addition to the zoning ordinance requirement for on-site parking spaces and shall meet the zoning ordinance size requirement for required parking spaces. Where a lot has adequate frontage on a public street or on a private street that is wide enough to provide on-street parking, these spaces shall be assumed to be on the street. Where a lot does not have such frontage, these spaces shall be designated on the map. These spaces, along with adequate backup area, shall not be counted in the net area of the lots.

(Ord. 95-17 § 1 (part): prior gen. code § 8-3.4)

Cuts and fills shall be designed to conform with the intent, general requirements, and lot design requirements of this chapter and be consistent with the recommendations contained in the preliminary solid investigation report and the report evaluating the geological conditions present. In addition, if any portion of the proposed lots is within a designate special flood hazard area, cuts and fills shall be designed to conform with the intent and performance standards of Chapter 15.28 and Title 17 of this code. Slopes of cut and full surfaces shall not exceed two horizontal to one vertical, however, slopes shall not be steeper than is safe for the intended use.

(Prior gen. code § 8-3.5)

Upon completion of rough grading work and prior to the approval of the foundation for any proposed building or structure, all applicable items referred to in Section 2905(d), Chapter 29, Alameda County Building Code shall be provided to the building official for approval as set forth in said section of the building code.

(Prior gen. code § 8-3.6)

A.

Slopes. The faces of cut and fill slopes shall be prepared and maintained to control against erosion.

B.

Debris Basins. Debris basins shall be installed whenever and wherever necessary to protect the subdivision and the properties below the subdivision from erosion and siltation.

C.

Temporary Debris Basins. Temporary debris basins shall be installed prior to commencing grading operation and shall be maintained until the erosion and siltation control measures have been installed and are fully effective.

D.

Erosion and siltation control measures shall be consistent with the recommendations contained in the preliminary soils investigation report and the report evaluating the geological conditions present.

(Prior gen. code § 8-3.7)

A.

Where a subdivision is proposed which lies partially or totally within an area designated on a map prepared by a government agency as having a special flood hazard, the subdivider shall make provisions to minimize damage to structures and improvements, including those of public utilities. The subdivider shall provide adequate drainage to reduce exposure to such hazards and shall design water supply and sanitary sewage systems to minimize infiltration of flood waters into the systems and discharges of sewage and other contaminants into flood waters.

B.

The enforcement officer shall review subdivision proposals and report to the advisory agent that:

1.

The proposed subdivision minimized flood damage;

2.

Public utilities and facilities are designed to minimize flood damage; and

3.

Adequate drainage is provided.

(Prior gen. code § 8-3.8)

The advisory agency may require dedications or offers of dedication for any purpose specified in Article 3 of Chapter 4 of the Subdivision Map Act subject to the procedures and qualifications specified therein.

(Prior gen. code § 8-3.9)

The advisory agency may require that areas within the subdivision be reserved for parks, recreational facilities, fire stations, libraries, or other public uses based on an adopted general plan or specific plan subject to the procedures and qualifications of Chapter 4 of Article 4 of the Subdivision Map Act.

(Prior gen. code § 8-3.10)

The advisory agency may, in the exercise of reasonable judgment, grant variances to the requirements of this chapter for water and sewage disposal system improvements, for street alignment, grades, widths, lengths, block design, median lot width, effective lot frontage, net lot area as defined in Section 16.16.050C of this chapter, and off-site parking as defined in Section 16.16.050D of this section.

(Ord. 95-17 § 1 (part): prior gen. code § 8-3.11)