§ 16.14

Except where modified in accordance with the provisions of this chapter, each subdivision and the map thereof shall be in conformity with the standards set forth or referred to in this title.

(Ord. 338 § 2 (part), 1975)

All subdivisions shall result in the creation of lots which are developable and capable of being built upon. No subdivision shall create lots which are impractical of improvement due to size or shape, location of watercourses or problems of sewage or driveway grades, or other natural physical conditions.

(Ord. 338 § 2 (part), 1975)

All lots or parcels created by the subdivision of land, except in large lot subdivisions as set forth below, shall have direct access onto a public street improved to the standards hereinafter required. Private streets shall not be permitted. The planning commission may, however, impose a requirement that any dedication or offer of dedication of a street shall include a waiver of direct access rights, including ingress and egress, to such street from any property shown on a final map as abutting thereon, and that if the dedication is accepted, such waiver shall become effective in accordance with the provisions of the waiver of direct access. Whenever the planning commission finds a safety hazard would be created as a result of direct access, it may also require a waiver of direct access to any existing street already dedicated as a condition to approval. As an exemption to the foregoing requirements, the planning commission is authorized to approve large lot subdivisions, with a two-acre minimum lot size, in agricultural and rural estate zones, with some or all of the lots having direct access onto private rather than public streets. Any such approval shall

be conditioned on such private streets being developed to the standards hereinafter required and the developer entering into an agreement acceptable to the city which ensures adequate maintenance thereof.

(Ord. 662 (part), 1997; Ord. 338 § 2 (part), 1975)

The size, shape and orientation of lots shall be appropriate to the location of the proposed subdivision and to the types of developments contemplated. The following principles and standards shall be observed:

A.

The minimum area and dimension of all lots shall conform to the requirements of the zoning laws of the city for the district in which the subdivision is located, except as otherwise provided by Chapter 16.16 of this title.

B.

No residential lot shall have a width less than sixty feet at the street frontage, except for: 1) residential lots on curved or cul-de-sac streets, which shall have a minimum street frontage of fifty feet and a minimum width at the established front yard building setback line of fifty feet; and: 2) residential lots located in low density residential (R-1) zone districts limited to the area west of West Center Street, north of South Street, south of First Street and east of the ACID canal where the majority of the existing adjacent lots on the block and across the street have fifty-foot frontage may have a street frontage of fifty feet.

C.

No lot shall have a depth of less than one hundred feet or an area of less than six thousand square feet.

D.

The side lines of all lots, so far as possible, shall be at right angles to the street which the lot faces, or approximately radial to the center of curvature, if such street is curved. The side lines of lots shall be approximately radial to the center of the curvature of a cul-de-sac on which the lot faces.

E.

No lot shall be divided by a city boundary line nor any boundary between parcels registered under separate ownership. Each such boundary line shall be made a lot line.

F.

Lots having double frontage shall not be approved, except where necessitated by unusual conditions. The width of each block shall be sufficient for an ultimate layout of two tiers of lots therein of a size required by the provisions of this chapter, unless the general layout in the vicinity, lines of ownership, topographical conditions or locations of major streets or freeways justify or make necessary a variation from this requirement.

G.

Lot numbers shall begin with the numeral "1" and shall continue consecutively through the tract, with no omissions or duplications, and no block designations shall be used.

H.

No remnants of property shall be left in the subdivision which do not conform to the lot requirements or are not required for a private utility or public purpose.

(Ord. 735, 2005; Ord. 338 § 2 (part), 1975)

A.

Conformance. The streets shall conform in principle to the streets shown on the circulation element of the general plan and in width and alignment to the streets shown on any precise plan adopted by the council relating to streets and shall conform to the requirements of this chapter. Streets not shown on a general or precise plan shall conform to the requirements of the city and of this chapter.

B.

Minimum Standards. Where higher standards have not been established as set forth in subsection A of this section, all major and minor streets shall be platted according to the following minimums, except that higher standards may be required where streets are to serve commercial or industrial property or where probable traffic conditions warrant:

* Plus additional easements for utilities.

** Curb and gutter may not be required unless necessary for drainage.

(Ord. 662 (part), 1997; Ord. 338 § 2 (part), 1975)

16.14.060 - Street patterns.

The street patterns in the subdivision shall be in general conformity with a plan for the most advantageous development of adjoining areas and the entire neighborhood or district. The following principles shall be observed:

A.

Where appropriate to the design, the proposed streets shall be contiguous and in alignment with existing, planned or platted streets with which they are to connect.

B.

The proposed streets shall be extended to the boundary lines of the land to be subdivided, unless prevented by topography or other physical conditions, or unless, in the opinion of the planning commission, such extension is not necessary for the coordination of the subdivision with the existing layout or the most advantageous future development of adjacent tracts. A no-access-rights certificate shall be shown on the final map where required by the city engineer.

C.

Where necessary to give access to or permit a satisfactory subdivision of adjoining land, streets shall extend to the boundaries of the property, and the resulting dead-end streets may be approved without a turnaround. A temporary turnaround may be approved for a period not to exceed two years, which turnaround may have a radius of forty feet. In all other cases, a turnaround shall have a minimum right-ofway radius of sixty feet and a curb radius of fifty feet.

D.

No cul-de-sac shall exceed six hundred feet in length from the center of the turnaround to the centerline of the intersecting street.

E.

The proposed streets shall intersect one another as nearly at right angles as the conditions and other limiting factors of good design shall permit.

F.

Excessively long, straight, standard subdivision streets, conducive to high speed traffic, shall be discouraged.

G.

The centerlines of all streets, wherever practicable, shall be the continuation of the centerlines of existing streets, or shall be offset at least two hundred feet.

(Ord. 338 § 2 (part), 1975)

The subdivision design adjacent to major streets or highways shall be as determined by the planning commission.

A.

Design—General. Street design shall have the purpose of making adjacent lots, if for residential use, desirable for such use by cushioning the impact of heavy traffic and minimizing the interference with traffic on such arterials.

B.

Intersections. The number of intersection streets along arterials shall be held to a minimum.

C.

Lot Ingress and Egress. When the rear or side lines of any lots border a state highway or major street, the subdivider may be required to execute and deliver to the city an instrument prohibiting the right of ingress and egress to such lots across the side lines of such highways.

D.

Service Roads. When lots proposed for commercial or industrial uses front on any major or secondary street or highway, the subdivider may be required to dedicate and improve a parallel service road to provide ingress and egress to and from such lots. When any lots proposed for residential use front on a state highway or a major street, the subdivider may be required to dedicate and improve a service road at the front of such lots or to back lots to the highway or major street.

E.

Service roads—Off-street Parking. In addition to the requirements for a service road, the planning commission may require adequate off-street parking areas for all lots proposed for commercial, multiple family or industrial uses.

(Ord. 338 § 2 (part), 1975)

All street names shall be as approved by the planning commission, and no duplication of street names shall be permitted within the urban area of the city and the county area contiguous to the city.

(Ord. 338 § 2 (part), 1975)

When lots are proposed for commercial or industrial uses, alleys at least twenty-four feet in width may be required at the rear thereof.

(Ord. 338 § 2 (part), 1975)

Grades, curves and sight distances shall be subject to approval by the city engineer to insure proper drainage and safety for vehicles and pedestrians. The following principles and minimum standards shall be observed:

A.

Grades of streets shall not be less than twenty-four hundredths percent and not greater than fifteen percent.

B.

Street intersections shall be rounded, with curves having a minimum radius of fifteen feet at property lines. A greater curve radius may be required if streets intersect at other than right angles or if the street is either a collector or arterial street.

C.

The centerline curve radius on all streets and highways shall conform to accepted engineering standards of design and shall be subject to approval by the city engineer.

(Ord. 338 § 2 (part), 1975)

16.14.110 - Curbs, sidewalks and pedestrian ways.

A.

Curbs and gutters as shown on the city's standard detail drawings shall be required.

B.

When required for access to schools, playgrounds, shopping centers, transportation facilities, other community facilities, or for unusually long blocks, the subdivider shall construct pedestrian ways not less than ten feet in width.

C.

Sidewalks shall be located within the street right-of-way as shown on the city's standard detail drawings.

(Ord. 338 § 2 (part), 1975)

Lighting in the public right-of-way and private throughfares which are open to public travel shall be provided to assist vehicle drivers, pedestrians, and bicyclists in finding their way in the dark, to discourage crime, to assist emergency services, and to provide an aesthetic environment.

(Ord. No. 839, 2-2-2021)

16.14.120 - Utilities and easements.

A.

Utility easements, not less than eight feet in width, may be required for utility purposes.

B.

All utility distribution facilities shall be placed underground, except as otherwise provided in Section 16.16.110 of this title.

(Ord. 338 § 2 (part), 1975)

The subdivider shall dedicate rights-of-way for storm drainage conforming substantially with the lines of any natural watercourse that traverses the subdivision, or, at the option of the planning commission, the subdivider shall provide by dedication further and sufficient easements or construction, or both, to dispose of such surface and storm water.

(Ord. 338 § 2 (part), 1975)

The major dimensions of a block shall not exceed one thousand three hundred twenty feet in length nor less than four hundred forty feet in length between street centerlines, unless modified in accordance with the provisions of Section 16.16.010 of this title.

(Ord. 338 § 2 (part), 1975)

The subdivider may be required to reserve sites appropriate in area and location for necessary and desirable neighborhood facilities, such as schools, parks and playgrounds. School sites shall be dedicated in accordance with the provisions of Section 66478 of the Subdivision Map Act.

(Ord. 338 § 2 (part), 1975)

16.14.160 - Nonresidential subdivisions.

A.

Conformance to General Plan. The street and lot layout of a nonresidential subdivision shall be appropriate to the land use for which the subdivision is proposed and shall conform to the proposed land use and standards established in the city's general plan and the zoning laws of the city.

B.

Types. Nonresidential subdivisions shall include industrial tracts and may include commercial tracts.

C.

Principles and Standards. In addition to the principles and standards in this chapter which are appropriate to the planning of all subdivisions, the subdivider shall demonstrate to the satisfaction of the planning commission that the street, parcel and block pattern proposed is specifically adopted to the uses

anticipated and takes into account other uses in the vicinity. The following principles and standards shall be observed:

1.

The proposed industrial parcels shall be suitable in area and dimensions to the types of industrial development anticipated.

2.

The street right-of-way and pavement shall be adequate to accommodate the type and volume of traffic anticipated to be generated thereon.

3.

Special requirements may be imposed by the city with respect to street, curb, gutter and sidewalk design and construction.

4.

Special requirements may be imposed by the city with respect to the installation of public utilities, including water, sewer and storm drainage.

5.

Every effort shall be made to protect adjacent residential areas from potential nuisances from proposed nonresidential subdivision, including the provision of extra depth in parcels backing up on existing or potential residential development and provisions for a permanently landscaped buffer strip when necessary.

6.

Streets carrying nonresidential traffic, especially truck traffic, shall not normally be extended to the boundaries of adjacent existing or potential residential areas or be connected to streets extended for predominantly residential traffic.

(Ord. 338 § 2 (part), 1975)

16.14.170 - Tormey Drain fees.

A.

The developer of any land lying wholly or partially within the Tormey Drain watershed as depicted in "Tormey Drain Master Plan," adopted August 1986, shall pay a special drainage fee of two thousand one hundred eighty-four dollars per acre. Such fee shall be paid to the city not later than issuance of the certificate of occupancy.

B.

The area wherein this special drainage fee will be levied is the area within the "outer drainage boundary" as shown on "Plate 1" of "Tormey Drain Master Plan," adopted August 5, 1986, by the city council.

(Ord. 739 § 1 (part), 2006; Ord. 733 (part), 2005: Ord. 583 § 1, 1991: Ord. 527 § 1, 1987)

(Ord. 758, § X, 2009)