Avenal Municipal Code Ch. 10.30 Subdivision Design Standards

Sections:

• 10.30.010
• Purpose.
• 10.30.020
• Applicability of Standards and Review.
• 10.30.030
• General Lot and Block Design.
• 10.30.040
• Roadways and Access.
• 10.30.050
• Utilities and Services.
• 10.30.060
• Grading and Drainage.

The purpose of this Chapter is to establish specific design standards and requirements for the subdivision of land in the city, consistent with the goals and policies set forth in the general plan.

The provisions of this Chapter shall apply to all subdivisions, in addition to other standards of this ordinance, including Title 9, “Zoning Ordinance”, of the Municipal Code. The design of proposed subdivisions shall be reviewed for consistency with these standards as part of the review and consideration of the tentative map.

A. Lot Area: Proposed lots shall comply with the minimum lot area requirements, where applicable, for the underlying property as described in the general plan and zoning ordinance. B. Lot Orientation: Subdivision design shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision as provided in Section 66473.1 of the Subdivision Map Act as follows:

1. Passive or natural heating opportunities, such as lot size and configuration to permit orientation of a structure in an east-west alignment for southern exposure.
2. Passive or natural cooling opportunities, such as lot size and configuration to permit orientation of a structure to take advantage of shade or prevailing breezes. C. Frontage, Width, And Depth:
3. All lots shall have frontage on a public or private street.
4. Proposed lots shall comply with the minimum frontage requirements, lot widths, and lot depths, as applicable, described in Title 9, “Zoning Ordinance”, of the Municipal Code, for the property.
5. Double-frontage lots shall be avoided.

City of Avenal Municipal Code Title 10 - Subdivision Ordinance

Draft 56
June 2023 D. Block Configuration: Blocks shall be designed to allow for adequate building sites for the type of use proposed; to allow for convenient pedestrian and vehicular circulation, access, traffic control, and safety; and with regard to limitations created by topography.

1. Generally, maximum block length shall be 500 feet.
2. Blocks with single-family residential uses may be up to 600 feet long, or up to 750 feet long when mid-block pedestrian connections are provided. E. Development Density: The density of the proposed development shall be consistent with the allowable density as described in the city’s general plan and consistent zoning.

A. Lot Access:

1. Each local street providing access to lots within a subdivision shall connect directly to or by way of one or more local streets to a collector street or arterial street.
2. Each route of access to collector streets or arterial streets and its point of connection therewith shall be adequate to safely accommodate the composition and volume of vehicular traffic generated by the land uses that it serves. However, residential subdivisions shall be designed to encourage vehicle speeds less than 25 miles per hour and traffic volumes less than 500 average daily traffic (ADT).
3. In determining the adequacy of a route of access, the deployment of fire equipment or other services under emergency conditions shall be considered.
4. A tentative map that makes use of a local street that passes through a predominantly residential neighborhood as a route of access to industrial, commercial, or other subdivisions generating traffic that would conflict with the residential character of the neighborhood may be denied.
5. A frontage road, through or side-on lots, or other types of limited access layout may be required where a subdivision adjoins or contains an existing or proposed freeway or arterial street. To accomplish the purpose of this Section, waivers of vehicular and pedestrian access rights to the freeway or arterial street will be required. B. Roadway Network Design: The alignment of streets shown on a tentative map shall be consistent with the general plan and any applicable specific plan, and as follows:
6. Streets shall be laid out to conform to the alignment of existing streets in adjoining subdivisions and to the logical continuation of existing streets where the adjoining land is not subdivided.
7. The realignment of streets in contemplation of the development, or use of adjoining property, and the provision of streets or dead-end street extensions to facilitate the subdivision of adjoining property may be required.
8. Permanently dead-ended streets (except cul-de-sacs as defined in these regulations) are prohibited. When a street is temporarily dead-ended, a barricade or temporary turning area, or temporary connection to another street may be required. Permanent turnarounds may be required at the end of dead-end streets where the future extension of the street is remote.

City of Avenal Municipal Code Title 10 - Subdivision Ordinance

Draft 57
June 2023 4. The combined length of cul-de-sacs (and all dead end streets) shall not exceed 10% of the total length of all streets in a subdivision.. 5. The use of loop-out streets is encouraged over cul-de-sacs. 6. All streets shall intersect or intercept each other so that for a distance of at least 100 feet back from the intersection all streets are approximately at right angles to each other. 7. Street alignment shall provide for streets entering opposite each other to have their centerlines directly opposite. Where this is not possible, street jogs shall have a minimum centerline offset of 120 feet. No jogs shall interrupt the continuity of a major or collector street. 8. A subdivision of 40 or more lots shall have at least two (2) points of ingress/egress unless otherwise allowed by the designated approving authority. 9. All street cross sections shall be consistent with those specified in the general plan. C. Roadway Design to Conform to City Improvement Standards: The design of public roads within subdivisions (e.g., roadway cross sections) shall conform to the City’s adopted improvement standards and to the satisfaction of the City, unless expressly deviated at the time of approval of the tentative map, or where a special cross-section is required to conform to an adopted planned street line, an applicable specific plan, an existing street, or cross sections in the general plan depending on surrounding conditions. D. Sidewalks: All new residential subdivisions on public streets shall have sidewalks that conform to the City’s adopted improvement standards. E. Street Landscaping: Streets shall be provided within landscaping consistent with the City’s adopted improvement standards and to the satisfaction of the City.

A. Availability of Service: All public utilities, including water, sewer, storm drainage, telecommunication, power, and gas, shall be of adequate capacity to meet the demand of the subdivision. B. Location of Utilities: All public utilities shall be located either in the public right of way or in public utility easements of sufficient width as determined by the city engineer. C. Utilities to Be Undergrounded: All proposed utilities within or adjacent to the subdivision shall be provided underground. Any existing utility located within or adjacent to the site which is to be relocated because of the subdivision shall also be made underground except transmission lines of 70 kilovolts- ampere or larger. D. Centralized Mail Service: Where necessary, easements shall be provided for centralized postal service facilities within subdivisions.

A. Grading: Grades of all streets shall be consistent with adequate surface drainage requirements and the approved grading plan of the proposed subdivision.

City of Avenal Municipal Code Title 10 - Subdivision Ordinance

Draft 58
June 2023 B. Drainage: All lots shall be graded to provide adequate, positive drainage in accordance with the city’s adopted improvement standards. Drainage across property lines will not be allowed unless the city engineer determines that there is no practical alternative and appropriate easements are provided to the satisfaction of the city engineer. Provisions shall be made during construction for proper erosion control, including the prevention of sedimentation or damage to off-site property.

City of Avenal Municipal Code Title 10 - Subdivision Ordinance

Draft 59
June 2023