Atherton Municipal Code Ch. 16.24 Design

DESIGN

Sections:

• 16.24.010 Generally.

• 16.24.020 Conformance to general plan and local law.

• 16.24.030 Requirements of conformance.

• 16.24.040 Solar requirements.

• 16.24.050 Lot size requirements.

The provisions of this chapter shall govern the design of all subdivisions. The provisions of this chapter shall be incorporated in any subdivision approval unless the city council finds that due to the particular circumstances, these design criteria are not necessary or that alternative designs are preferable; provided, that any modifications to the lot size, dimensions, location or configuration standards shall only be made upon request for and approval of exceptions to said standards. Design of all subdivisions shall include such facilities for the handicapped as may be required by federal, state or local law. (Ord. 441 § 1, 1988)

In all respects, subdivisions shall be consistent with the general plan. Subdivisions shall also conform with all other provisions of law, including but not limited to, zoning, safety and health codes. The design of the subdivision or of improvements shall conform in all respects to accepted standards of engineering and shall be subject to the approval of the city engineer. Any subdivision may be approved subject to such additional design criteria or conditions as may be necessary to insure the public health, safety, welfare and convenience. (Ord. 441 § 1, 1988)

A. Divided Lots. No lot shall be divided by a town boundary line.

B. Drainage. All lots shall be graded to drain to a street, wherever possible, but the city engineer may require or allow alternative drainage patterns as may be reasonably necessary to avoid excessive grading or grading which results in a significant height differential at any property line. An adequate storm drain system shall be provided.

C. Easements. The subdivider shall grant public and private easements for public utility, sanitary sewer and drainage purposes on each side of rear lot lines, along side lot lines, and along front lot lines wherever necessary. The width, purposes and ownership of easements shall be as determined by the city engineer.

D. Frontage. Lots without frontage on a street will not be permitted except where flag lots are recommended by the city engineer and approved by the city council.

E. Land Reserved for Public Use. The town may, as a condition of approval of any tentative map, require the subdivider to reserve areas of real property for parks, recreational facilities, fire stations, libraries, or other public uses if such reservation would implement the general plan or any adopted specific plan. Such reservations shall be pursuant to Section 66479 et. seq. of the Government Code.

F. Lots. The size and shape of lots shall conform with the provisions of this title and any zoning regulations effective in the area of the proposed subdivision and as shown on the zoning map. Flag lots may be permitted as defined and regulated in the zoning regulations and this title.

G. Nonaccess and Planting Strips. When the rear or side of any lot borders any street or highway, the right of ingress and egress may be prohibited to such lot across such rear or side lot line. Dedication of such access rights shall be made on the map or by separate instrument satisfactory to the city attorney. When the rear of any lot borders any freeway or state highway, the subdivider may be required to dedicate and improve a planting strip adjacent to such freeway or highway.

H. Side Lot Lines. The side lot lines of all lots, unless otherwise approved, shall be at right angles to straight streets on which the lot faces, or radial to curved streets.

I. Street Names. Street names, whether for public or private use shall be approved by the city manager with advice by the police department. No street name shall be duplicated. No street name signs or other identification shall be erected showing any name other than that approved by the city manager.

J. Street Name and Traffic Control Signs. The traffic control signal systems, signs, parking requirements and other markings on public and private streets adequate to secure the objectives of public safety shall be installed as required by the city engineer with advice from the police department.

K. Streets. The street design shall conform both in width and alignment to this title, specifications prescribed by the city engineer, the general plan, and any adopted city council policies.

L. Alignment. As far as practicable, the streets shall be in alignment with existing adjacent streets by continuations of the centerlines thereof and by adjustments by curves.

M. Intersections. Streets shall intersect one another at an angle as near to a right angle as practicable.

N. Grades. No street or highway shall have a grade of more than twelve percent unless, because of topographical or other exceptional conditions, the city engineer determines that a grade exceeding twelve percent is necessary.

O. Intersection Corner Rounding. Whenever a major residential street or highway intersects any other street or highway, the property lines at each block corner shall be rounded with a curve having a radius of not less than thirty feet. On all other street intersections, the property line at each block corner shall be rounded with a curve having radius of not less than twenty feet. In either case, a greater curve radius may be required if streets intersect other than at right angles.

P. Turnarounds. All dead-end streets shall have a turnaround with a minimum right-of-way radius of forty feet, except that where necessary to give access to or to permit a satisfactory future subdivision of adjoining land, streets may extend to the boundary of the property and the resulting dead-end streets may be approved without a turnaround; provided, that control of access across such dead-end street shall be vested in the town.

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

R. Street Specifications. Streets shall have the minimum widths as set forth in Table 16.24.030. The city engineer may require increased widths where probable traffic conditions warrant.

Table 16.24.030. PAVEMENT WIDTHS AND RIGHTS-

OF-WAY

***** Width of pavement is measured from face of concrete gutter to face of concrete gutter. On streets where grades are up to five percent, twenty-four-inch wide flat concrete gutters shall be constructed on both sides. On streets where grades exceed five percent, twenty-four-inch rolled concrete curbs shall be constructed on both sides.

S. Storm Drainage. The subdivider shall dedicate rights-of-way for storm drainage purposes. Said rights-of-way shall substantially conform to the boundary lines of any natural watercourse, channel, stream or creek that traverses the subdivision. In addition, the town may require dedication of easements, construction of improvements, or both, to dispose of surface stormwaters.

• T. Bicycle Lanes or Paths. Bicycle lanes or paths may be required.

U. Paving Specifications. Minimum paving specifications shall be five-inch compacted thickness of cement treated base as specified in Section 17 of the state of California, Division of Highways Standard Specifications, dated August, 1954, with two inches of plant-mixed surfacing as specified in Section 20 of the standard specifications. Upon recommendation of the city engineer and specific approval of the city council, the surface pavement may consist of material other than plant-mix as specified in this subsection.

V. Flag Lot Access. Access to flag lots shall be improved with adequate paving, on and off site drainage, street lights, sewer, water supply, telephone, electricity, cable television and other improvements as required by the city engineer. (Ord. 441 § 1, 1988)

All subdivisions shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, as required by Section 66473.1 of the Government Code. (Ord. 441 § 1, 1988)

A. Applicability and Exemptions. The provisions of this title shall apply to all proposals for subdivisions. Existing parcels of land which meet prior minimum zoning standards but which do not meet the standards of this section shall not be deemed substandard or nonconforming by enactment of this section. Minimum lot areas, widths and depths shall be as specified in Table 16.24.050. Each individual lot shall comply with the slope/density standards specified in Table 16.24.050.

Table 16.24.050. LOT SIZE STANDARDS

***** Measured at the building setback line.

B. Applications. Applications for all divisions of land shall include calculations of the average cross slope of each individual lot proposed. Calculations shall be made using the following formula and shall be in a form capable of being checked.

S = 100 IL -----------A Where: S = average cross slope of parcel in percent I = interval of measured contours

• C. Cross Slope Definition. As defined in Section 16.08.030.

D. Determination of Cross Slope. In all cases, the cross slope of an area shall be determined for land in its natural state or as altered pursuant to previous authorization by the city. The formula set forth in subsection B of this section shall be used to determine cross slopes.