Bakersfield Municipal Code Ch. 16.28 Design Standards

Sections: 16.28.010 Generally. 16.28.020 Streets and highways. 16.28.030 Arterials and collectors—Widths and alignments. 16.28.040 Local streets. 16.28.050 Dead-end streets—Turnarounds. 16.28.060 Boundary line streets—Widths. 16.28.070 Private streets—Approval—Map—Posting. 16.28.080 Intersection angle and block cutoff. 16.28.090 Curve radius. 16.28.100 Grades of streets. 16.28.110 Alleys—Width—Intersections. 16.28.120 Street and alley arrangement. 16.28.130 Street names. 16.28.140 Easements. 16.28.150 Removal of obstructions—Drainage. 16.28.160 Blocks—Length and width. 16.28.170 Lots. 16.28.180 Reserve strips for controlling access. 16.28.190 Approved access required.

Each subdivision and the map thereof shall conform to adopted city standards, standards approved by the city engineer and to those contained in this chapter. (Ord. 3515 § 1, 1993)

A. The map shall show the sidelines of each street, the total width of each street, the width of the portion being dedicated, and the widths of existing dedications.

B. The widths and locations of adjacent streets and other public properties shall be shown.

C. If any street in the subdivision is a continuation, or approximately a continuation of an existing street, the conformity or the amount of nonconformity of such a street to such existing street shall be accurately shown.

D. Whenever the county surveyor or the city engineer has established the centerline of a street or alley, the data shall be shown on the final map.

E. All streets may be required to be in alignment with existing adjacent streets or their proper projections and shall be in general conformity with the most advantageous development of the area affected by such subdivision. (Ord. 3515 § 1, 1993)

Each arterial and collector shall conform in width and alignment to those designated in the circulation element of the general plan. (Ord. 3515 § 1, 1993)

Each local collector street and all other streets in any subdivision, except major streets, shall have right-of-way and paved widths of not less than those specified in city standards. (Ord. 3515 § 1, 1993)

A. Where necessary to give access to or permit a satisfactory future subdivision of adjoining land, streets shall extend to the boundary of the subdivided property and the resulting dead-end streets may be approved without turnarounds.

B. In all other cases, turnarounds having minimum right-of-way radii of fifty feet, with curb radii of forty-two feet, shall be provided except where extraordinary conditions make a strict enforcement of this rule impracticable. (Ord. 3515 § 1, 1993)

A. Any land intended to be a part of the ultimate width of a major highway, or any reservation therefor, lying along and adjacent to any boundary of the subdivision, shall have such a width as will conform to the lines shown on the circulation element of the general plan and adopted city standards.

B. Subject to all of the provisions of this title, any land intended to be a part of the ultimate width of a highway or street, other than any such major or secondary highway, or any reservation therefor, lying along and adjacent to any such boundary shall have a width not less than one half of the full width required for any such highway or street by the provisions of subsection A. of this section unless special conditions of alignment require some other width, except when the street has been determined to be a local street in which case the street shall have a right- of-way width of not less than forty feet with a roadway of not less than thirty two feet. (Ord. 3515 § 1, 1993)

A. 1. With approval of the advisory agency, any street, highway or way which is intended to be kept closed to public travel and posted as a private street shall be shown as a private street on the tentative and final map. Such private street shall be permitted only on conditions which guarantee reasonable maintenance thereof in accordance with Section 16.36.020.

2. A plan and profile of any such street as required by Section 16.32.060 must accompany said final tract or final parcel map. Private streets shall be shown on the maps as separate lots or parcels.

B. Where the subdivider files a final tract map or final parcel map, private streets may, with the approval of the city engineer, and advisory agency, deviate from the requirements prescribed by this title for public streets provided that:

1. With the submittal of the tentative map, the subdivider makes a specific request for each deviation, with
a citation to the pertinent ordinance or standard requirement from which a deviation is requested.

2. Cross sections and other appropriate details are shown on the tentative map for all the requested
deviations.

C. All private streets within the city must be posted as private streets by the subdivider. Each such street shall be named and names shall be subject to planning director approval. (Ord. 3748 § 10, 1997; Ord. 3515 § 1, 1993)

A. Any highway or street intersecting any other highway or street shall intersect at an angle as near a right angle as is practicable.

B. At street intersections which include major highways, intersecting at an angle of approximately ninety degrees, the block corner shall be rounded at the property line by a radius of not less than thirty feet.

C. At intersections of other streets, the radius shall not be less than twenty feet.

D. An optional method of a diagonal cutoff may be used; provided, that the dimensions thereof do not reduce the visibility, sidewalk width or curb radius obtained by the method specified above.

E. The curb radius may be required to conform to the radius of existing corners at the same intersection where such radius is greater than twenty feet.

F. Streets intersecting at an angle other than ninety degrees shall have sufficient radius or cut-off to provide the same results as to traffic movement, visibility and design as provided by the foregoing requirements of this section. (Ord. 3515 § 1, 1993)

The centerline curve radii on all streets and highways shall conform to city standards of design and shall be subject to approval by the city engineer. (Ord. 3515 § 1, 1993)

Street and highway grades shall conform to city standards. (Ord. 3515 § 1, 1993)

A. Alleys twenty five feet in width, or other adequate off-street loading facilities, may be required by the city engineer in the rear of all lots used or intended to be used for commercial, industrial and high density residential purposes.

B. The city engineer shall determine the corner cutoff required wherever an alley intersects a street. Where two alleys intersect, a corner cutoff of not less than ten feet measured from the point of intersection along the sideline of the alley shall be required. (Ord. 3515 § 1, 1993)

The street and alley arrangement shall be such as the advisory agency, in the exercise of its sound discretion, may determine will cause no undue hardship to owners of adjoining property when they subdivide their land, and adequate and convenient access to adjoining property shall be required. (Ord. 3515 § 1, 1993)

Each street or way which is to be dedicated, which is a continuation of, or approximately the continuation of, any existing dedicated street or way shall be shown on the tentative map and shall be given the same name as such existing street or way. The proposed name of each other street or way shall be shown on the tentative map and submitted to the planning director for approval, and if such name is not a duplication of, or so nearly the same as to cause confusion with, the name of any existing street or way located in the city, or in close proximity thereto, and if such name is appropriate for a street name, such name shall be approved. When any such street or way forms a portion of any proposed street or way ordered by the city council to be surveyed, opened, widened or improved, and in such order a name therefor is assigned or designated, the name of such street or way shown on the map shall be the same as the name contained in said order. (Ord. 3645 § 1, 1995; Ord. 3515 § 1, 1993)

A. Utility distribution lines shall be placed underground within the public right-of-way. On all public streets, the advisory agency may require additional utility easements adjacent to the outside of the public right-of-way line.

B. The sidelines of all easements shall be shown by fine dotted lines. If any easement already of record cannot be definitely located, a statement of its existence, nature, and recorded reference must appear on the title sheet. Distances and bearing on the sidelines of lots which are cut by an easement must be arrowed or so shown that the map will indicate clearly the actual lengths of the lot lines. The widths of all easements and sufficient ties thereto definitely to locate the same with respect to the subdivision must be shown. All easements must be clearly labeled and identified; if an easement shown on the map is already of record, its recorded reference must be given. If an easement is being dedicated by the map, it shall be set out in the owner’s certificate of dedication. All notes and figures pertaining to easements shall be considerably smaller and lighter than those relating to the subdivision itself.

C. The city may require the subdivider to remove any trees, brush, or other obstructions lying within an easement or right-of-way. The subdivider shall be required to remove or trim trees or brush lying within the easements or rights-of-way over which utilities are to be constructed, when such trees or brush interfere with the construction of such utility lines. Such work shall be completed in a manner satisfactory to the utilities concerned. (Ord. 3515 § 1, 1993)

A. The term obstruction as used in this section means any interference with the free use of the road right-of-way of whatever kind or nature and shall include, but shall not be limited to, structures, electrical power, telephone or cable television poles, lines and appurtenances, pipe lines, conduits and canals. Obstructions shall be relocated and/or removed as provided below. This shall include, but is not limited to, the quitclaim or subordination of rights to the city by all interest and easement holders having the right to place facilities or otherwise obstruct the free use of the road right-of-way or alternative arrangement acceptable to the city engineer.

1. All obstructions shall be removed from the streets, roadways or rights-of-way dedicated in the final map
of a subdivision or which are deeded to the city in connection therewith which in the determination of the city
engineer interfere with the use thereof or constitute a dangerous or hazardous condition to the traveling
public.

2. All obstructions shall be removed which are located within existing county, state, or city streets or
roadways lying immediately adjacent to streets, roadways or rights-of-way which are dedicated in the final
subdivision map or which are deeded by the subdivider to the city in connection therewith and which
obstructions, in the determination of the city engineer, interfere with the use of said existing county, state or
city streets or roadways, or constitute a dangerous or hazardous condition to the traveling public.

3. Said obstructions shall be relocated without expense to the city to such locations as shall be specified by
the city engineer or in the approved plans and profiles for the subdivision.

4. It shall be the responsibility of the subdivider to contact the utility companies, including cable television
companies, or other owners of said obstructions to advise them of proposed improvements, and make direct
arrangements for the relocation of and compensation for the cost of relocating any conflicting obstructions.
Evidence of such completed arrangements shall be presented by the subdivider to the city engineer prior to
the final approval of the subdivision plans by the city.

B. Final acceptance of the tract shall be contingent upon the subdivider providing within and/or outside the tract, drainage disposal facilities, methods or easements as required to receive or dispose of storm water. Said facilities, methods, or easements shall be subject to the approval of the city engineer. Unless diversion of water is required to conform to a comprehensive drainage plan, off-site water shall be allowed to flow through the tract and shall be received and discharged at the locations which existed prior to development and as nearly as possible in the manner which existed prior to development. (Ord. 3515 § 1, 1993)

A. Block Lengths. Blocks shall not exceed one thousand feet in length between street centerlines, except where approved by the advisory agency.

B. Block Width. Except as otherwise approved by the advisory agency, 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 title. (Ord. 3515 § 1, 1993)

A. Lot Sizes. All residential lots shall have a minimum net area as described in Title 17 of the Bakersfield Municipal Code.

B. Lot Frontage. All residential lots shall have a minimum street frontage of fifty-five feet except as follows:

1. The minimum street frontage for an interior one-family dwelling lot that is less than six thousand square
feet in area shall be forty-five feet.

2. The minimum lot frontage for a corner lot shall be sixty feet except for a one-family dwelling lot that is
less than six thousand square feet in area where it is fifty feet. For purposes of measuring frontage on a
corner lot with a radius return, the distance shall be measured from the point of intersection of the
extensions of the street side property line and the front property line.

3. Cul-de-Sac or Knuckle Lot. Thirty-five lineal feet as measured along the arc.

4. Flag Lot. Twenty feet.

5. Drill Site Required Pursuant to Section 15.66.080(C). Three hundred five feet.

C. Lot Depth. The lot depth is the length of a line that bisects a lot from a point on the front property line measured halfway between the side property lines to a point on the rear of the property. The minimum depth for residential lots shall be one hundred feet, except as follows:

1. The minimum depth for a lot with a rear yard abutting agricultural or residential suburban zoned property shall be one hundred forty feet.

2. The minimum depth for a lot with a rear yard abutting a freeway or railroad right-of-way shall be one hundred twenty feet.

3. The minimum depth for a one family dwelling lot in an R-2 zone shall be ninety feet except as required in subsections (C)(1) and (2).

D. Lot Width. The lot width is the length of a line between side property lines that is the perpendicular bisect of the lot depth. The minimum width for residential lots shall be fifty-five feet on interior lots and sixty feet on corner lots, except as follows:

1. The minimum width for a lot with a side yard abutting agricultural or residential suburban zoned property shall be one hundred feet.

2. The minimum width for a lot with a side yard abutting a freeway or railroad right-of-way shall be eighty- five feet on interior lots and ninety feet on corner lots.

3. The minimum depth for a one-family dwelling lot that is less than six thousand square feet in area shall be ninety feet except as required in subsections (C)(1) and (2).

4. The minimum width for a drill site required pursuant to Section 15.66.080(C) shall be three hundred five feet, unless otherwise approved by the planning commission in accordance with Section 16.28.170(O).

E. Flag Lots. Flag lots shall not be allowed except where there is no other reasonable design alternative as determined by the planning commission. A flag lot means a lot with two discernible portions; one is the flag portion (building site) not fronting on or abutting a street and located behind another lot; and the second is the pole portion which provides private access to and from the flag portion of the lot and the abutting street. The minimum width of the pole portion of the flag lot shall be twenty feet and have a maximum length of one hundred twenty-five feet from the right-of-way line to the flag portion of the lot. The pole portion of the flag lot shall not be included for the purpose of computing minimum lot area, lot width, or lot depth. The flag portion of the lot and the lot in front of the flag lot shall both meet minimum lot design standards of this title, except as approved in accordance with subsection O. Nonbuildable easements shall be recorded over the pole portion of the flag lot, and define building to property line setbacks on each flag lot as determined adequate by the planning commission.

F. Lot Lines. The sidelines of all lots, so far as practicable, shall be at right angles to the street which the lot faces, or radial or approximately radial if the street is curved.

G. Divided Lots. No lot shall be divided by a city boundary line, nor any boundary line between registered (Torrens Title) and unregistered land, nor any boundary line between parcels of registered land under separate ownership. Each such boundary line shall be made a lot line.

H. Double Frontage Lots. Double frontage lots having a depth less than two hundred feet will not be approved except where, as determined by the advisory agency, conditions permit no other reasonable form of platting, or where the proposed double frontage lots abut a street which functions as a major street and the advisory agency deems it to be reasonable due to such controlling factors as traffic, safety, appearance and setback. Each such lot shall have a six-foot-high masonry wall (the height shall be measured from whichever side of the wall the adjacent finished grade is higher) with landscaping (on the exterior side) installed by the subdivider adjacent to the rear property line or, where the wall and landscaping are to be maintained by a homeowners association or maintenance district installed within the street rightof-way and additional landscape easement or adjacent common lot. Alternate wall and landscape concepts may be approved in areas where, in the opinion of the advisory agency, topographic or other physical conditions make strict adherence to this criteria undesirable. Conceptual wall and landscaping plans shall be reviewed and approved by the advisory agency prior to filing of any final tract or final parcel map.

I. Walls Along Side Yards Adjacent to Collector or Arterial Streets. Where it is found to be necessary for orderly development, residential lots having side yards adjacent to collector or arterial streets shall be required to install a sixfoot-high masonry wall (the height shall be measured from whichever side of the wall the adjacent finished grade is higher) with landscaping (on the exterior side) installed by the subdivider adjacent to the side property line or, where the wall and landscaping are to be maintained by a homeowners association or maintenance district, installed within the street right-of-way and additional landscape easement or adjacent common lot. Alternate wall and landscape concepts may be approved in areas where, in the opinion of the advisory agency, topographic or other physical conditions make strict adherence to this criteria undesirable. Conceptual wall and landscape plans shall be reviewed and approved in accordance with adopted resolutions prior to filing of any final tract or final parcel map.

J. Landscape Walls Exceeding Four Feet Within Front Yard Setback. The planning director, in accordance with adopted resolutions, or the advisory agency may permit walls exceeding four feet in height within the front yard setback area of a residential lot when approved as part of a conceptual wall and landscape plan approved in conjunction with a subdivision.

K. Lots Abutting Commercial Uses. Where it is found to be necessary for orderly development, residential lots which share a common property line with office, commercial or industrial zoning or land use designations shall be separated by a masonry block wall along said property line a minimum of six feet but not exceeding eight feet in height as measured from highest adjacent finished grade. Timing of said wall installation to be determined by the advisory agency.

L. Lots Abutting Park Sites, Drilling Islands, Oil Well Sites, and Canals. Where it is found to be necessary for orderly development, any lot which shares a common property line with a lot designed to serve as a park site, drilling island, oil well site or canal shall be separated by a masonry block wall, along said property line a minimum of six feet but not exceeding eight feet in height as measured from highest adjacent finished grade. Timing of said wall installation to be determined by the advisory agency.

M. Lot Numbers. Lot numbers shall begin with the numeral 1 and shall continue consecutively through the tract, with no omissions or duplications, and no block number shall be used. Letters shall be used to designate non- buildable lots.

N. Lot Dimensions. Dimensions of all lot lines shall be shown. No ditto marks shall be used on any final tract or final parcel map. All maps shall show the area of each irregular (nonrectangular) lot.

O. Reduction of Minimum Standards. The advisory agency may permit a reduction in minimum standards including lot area, width, frontage and/or depth pursuant to the provisions in either Chapter 16.36 or 17.52 or density bonus provisions of the municipal code. Reduction of minimum standards may also be allowed as follows:

1. The advisory agency may permit a five percent reduction of lot area, width, frontage and/or depth for not
more than five percent of the lots in a subdivision if it makes the following findings:

a. The proposed subdivision is within the density range depicted for the property in the general plan.

b. The proposed subdivision is consistent with the purposes and intent of the subdivision ordinance
and zoning ordinance.

c. The applicant has provided justification for the proposed reduction based on sound engineering
practices or subdivision design features.

2. A reduction in lot width, depth and frontage in a subdivision may be permitted by the advisory agency if
it makes the following findings:

a. The minimum lot area complies with zoning.

b. The applicant has demonstrated that the development will not require a modification for the
reduction of the required front, rear, or side yard setbacks on any lot within the subdivision.

c. The applicant has demonstrated that the reduction is required due to physical constraints, the
application of city engineering standards, and a lack of design alternatives.

3. If the project site is zoned for multiple-family dwellings, the advisory agency may permit a reduction of
lot area for one-family dwellings (as provided for in Section 17.14.070(B)) in a subdivision if it makes the
following findings:

a. The proposed subdivision is within the density range depicted for the property in the general plan.

b. The subdivision is planned to provide a balanced housing stock within a defined area.

c. The subdivision does not result in an unjustified concentration of substandard lots within a defined
area.

d. The applicant has demonstrated that the development will not require a modification for the
reduction of the required front, rear, or side-yard setbacks on any lot within the subdivision.

e. The proposed development offers elements unique to the project that justify the reduction in lot area standards such as, but not limited to, one or more of the following:

i. Two percent of the gross acreage of subdivision is designed as active recreational area.

Active recreational area as selected by the applicant shall include, but is not limited to: court sports,
field sports, pool areas, indoor recreational facilities, tot lots, playground apparatus areas, and par
course facilities. Also included are trails with a paved surface separate from otherwise required
improvements (i.e., roads, sidewalks, trails) which are interior or exterior to the subdivision and
which connect to public parks, multi-use trails or the Kern River adjacent to or within a reasonable
distance from the subdivision.

The active recreational area claimed as a unique element shall include no more than twenty percent
of its total area dedicated to passive uses (excluding industry recommended clear space setbacks
for separation of apparatus, sport fields and courts).

ii. Two and one-half percent of the gross acreage of subdivision is designed as combination
recreational area.

Combination recreational area includes active recreational area and passive recreational area as
selected by the applicant when more than twenty percent of the area claimed for unique element
credit is dedicated to passive recreational area (excluding industry recommended clear space
setbacks for separation of apparatus, sport fields and courts).

Passive recreational area is open space such as open turf and tree areas, park-like landscaped
areas, informal open play areas and picnic/BBQ area.

Unique element credit for active or combination recreational areas shall not be allotted for any
individually owned open space, landscape areas otherwise required by city ordinances or the State
Map Act (river access), or natural and landscaped areas required for mitigation of environmental
impacts.

iii. Subdivision design features such as pedestrian oriented parkways providing one twenty-four-
inch box size tree per lot (species subject to city parks department approval) installed within a
landscaped parkway between the street and sidewalk for all streets within the interior of the
subdivision and maintained by the individual lot owners.

iv. Subdivisions less than ten gross acres in size may pay park land in-lieu fees at three acres per
one thousand population.

v. Recreational open space and/or other facilities unique to the project subject to the approval of
the advisory agency.

P. Reversed Corner Lots. Reversed corner lots shall not be allowed in residential zones, except where required to comply with such other ordinances, codes, and design principles of subdivision. In no instances shall an interior lot be bordered by more than one reversed corner lot in residential zones. (Ord. 4818 § 1, 2015; Ord. 4770 §§ 1—4,

2014; Ord. 4616 § 1, 2010; Ord. 4600 § 1, 2009; Ord. 4148 § 1, 2003; Ord. 4059 §§ 5, 6, 2002; Ord. 3994 § 1, 2001; Ord. 3824 § 1, 1998; Ord. 3748 § 11, 1997; Ord. 3743 § 2, 1997; Ord. 3724 § 2, 1996; Ord. 3682 § 2, 1995; Ord. 3608 § 1, 1994; Ord. 3515 § 1, 1993)

Reserve strips controlling the access to streets or other public rights-of-way from adjoining property will not be approved unless such strips are necessary for the protection of the public welfare or of substantial property rights and the control and disposal of the land comprising such strips are placed definitely within the jurisdiction of the city under conditions approved by the advisory agency. (Ord. 3515 § 1, 1993)

A. Legal access to each lot or parcel of a subdivision shall be provided by:

1. Having frontage upon a public street (other than an alley), with the ability to access it (per Section
17.04.370); or

2. Having frontage upon a private easement (or private road) determined by the planning commission to
be adequate for purposes of access (per Section 17.04.370); or

3. Dedication, or an offer of dedication, to the city for street purposes from a public road to each parcel; or

4. Recordation of a covenant of easement in accordance with Section 65870 of the Government Code. Such
covenant may be released by direction of the planning commission, following a public hearing thereon, after
the applicant seeking release has paid the fee therefor set by city council resolution.

B. Improved access to each parcel shall be provided as follows:

1. For land divisions where each parcel is twenty gross acres or larger, has no existing structures or
buildings, and has a land use of commercial, residential or industrial:

a. Roads to be graded to a minimum width of twenty feet;

b. Maximum grade of roads shall be fifteen percent;

c. Roads shall be traversable by a standard passenger car;

d. Paving and base will not be required;

e. Dust binder or palliative as approved by the city engineer shall be applied;

f. Plans and profiles shall not be required;

g. A grading plan/topography map shall be provided to ensure maximum slope is not exceeded.

2. For all other land divisions, each lot or parcel of a subdivision shall be provided with approved vehicular
access improved to city standards.

C. Notwithstanding the foregoing, the improvement of an access as described in subsection B above may be postponed if the planning commission finds, based on all evidence presented, that improvement of said access is premature to ultimate development of the parcel requiring the access. Such postponement may occur until further subdivision of the parcel or until issuance of a building permit on the parcel. Said postponement shall be noted on the parcel map and shall also be described in a covenant recorded over the parcel requiring the access. Said covenant shall run with the land and shall be recorded with the parcel map. (Ord. 3683 § 1, 1995; Ord. 3515 § 1, 1993)