Belvedere Municipal Code Ch. 18.08 Design Standards

Sections:

18.08.010 Purpose. 18.08.020 Applicability of regulations.

• 18.08.030 Subdivision considered in relation to general plan. 18.08.040 Watercourses—Rights-of-way or easements required. 18.08.050 Deed restrictions. 18.08.060 Street requirements. 18.08.070 Street names. 18.08.080 Alleys. 18.08.090 Grades and curves.

• 18.08.100 Easements. 18.08.110 Lot design requirements. 18.08.120 Building envelopes.

The purpose of this Chapter is to provide specific standards for the design of subdivisions. In evaluating subdivision applications, the Planning Commission shall review the tentative map for conformance with the design standards provided in Sections 18.08.030 through 18.08.120. In addition, the Planning Commission shall suggest to the subdivider such design measures as will serve to preserve and enhance the scenic values of the City. (Ord. 89-2 § 2, 1989.)

The regulations set forth in Sections 18.08.030 through 18.08.120 shall apply to all subdivisions or parts of subdivisions lying wholly or in part within the incorporated territory of the City. (Ord. 89-2 § 2, 1989; Ord. 66 NS § 2.1, 1950; prior code § 20-5.)

In all respects, the subdivision will be considered in relation to the general plan and zoning ordinance of the City. (Ord. 89-2 § 2, 1989; Ord. 66 NS § 2.1(i), 1950; prior code § 20-17.)

In the event that the subdivision is traversed by any watercourses, channels, streams or creeks, the subdivider shall offer for dedication rights-of-way or easements for storm drainage purposes conforming substantially with the lines of such watercourses, channels, streams or creeks, or shall provide by dedication further and sufficient rights-of-way or easements as shall be required for structures or channel changes, or both, to dispose of such surface and storm waters. (Ord. 89-2 § 2, 1989; Ord. 66 NS § 2.1(i), 1950; prior code § 20-14.)

All deed restrictions shall run with the land and be enforceable by the owner of any of the property lying within the subdivision. (Ord. 89-2 § 2, 1989; Ord. 66 NS § 2.1(k), 1950; prior code § 20-16.)

A. Widths of local streets shall not be less than those set forth in Section 18.12.060, except where the topography unquestionably justifies a narrower width

B. Private streets, alleys or ways shall not be permitted unless they are improved as specified in Section 18.12.010 and Sections 18.12.050 through 18.12.070.

C. All streets shall, as far as practicable, be in alignment with existing streets by continuations of the centerlines thereof.

D. Streets shall be required to intersect one another at an angle as near to a right angle as is practicable in each specified case, and no intersections of streets at angles of less than thirty degrees shall be approved, unless necessitated by topographic conditions.

E. Whenever the size or location of a parcel of land does not permit a lot layout directly related to a normal street arrangement, there may be used a short, non-connecting street or other public way, as best fits the case, provided that such conditions as are authorized in Chapter 18.36 may be required in such cases. (Ord. 89-2 § 2, 1989; Ord. 66 NS § 2.1(b), 1950; prior code § 20-7.)

Streets that are obviously in alignment with others already existing and named shall bear the names of such existing streets. Names to be used for new streets shall be subject to the approval of the Planning Commission. (Ord. 89-2 § 2, 1989; Ord. 66 NS § 2.1(c), 1950; prior code § 20-8.)

A. Alleys twenty feet wide may be required in the rear of all prospective business property, except where topography makes the use of alleys impracticable.

B. Where two alleys intersect, a ten-foot corner cutoff shall be required. (Ord. 89-2 § 2, 1989; Ord. 66 NS § 2.1(e), 1950; prior code § 20-10.)

Grades shall not exceed ten percent on major residential streets, or fifteen percent on any street, unless the topography shall necessitate steeper grades. Centerline radii shall not be less than five hundred feet. Lesser radii may be approved by the Planning Commission on recommendation of the City Engineer in cases in which sufficient evidence is presented to show that the above requirements are not practicable. (Ord. 89-2 § 2, 1989; Ord. 66 NS § 2.1(d), 1950; prior code § 20-9.)

Easements for storm drainage, sewers or other public utilities may be required along the rear lot lines or elsewhere if necessary. (Ord. 89-2, 1989; Ord. 66 NS § 2.1(f), 1950; prior code § 20-11.)

A. Lot design of any subdivision of land shall be subject to review and approval by the Planning Commission and the City Council. Minimum lot area, average width and frontage shall be as set forth in the zoning ordinance, as amended from time to time, or if a variance be obtained under the provisions of said zoning ordinance and be unexpired, such standards shall be as set forth in such variance. All lots must be adequately drained.

B. In a subdivision in which the lots may be re-subdivided at some future time, the location of lot lines and other details of layout shall be such that re-subdivision may readily take place without violating the requirements of this Title and without interfering with the orderly extension of adjacent streets and highways.

• C. Lots without frontage on a street or private way shall not be permitted.

D. The side lines of lots will be required to run at right angles to the street upon which the lot faces, as far as practicable.

E. Corner lots shall have extra width, sufficient to permit the maintenance of adequate building lines on both front and side.

F. No tentative map shall be approved unless all the lots shown thereon be suitable for the purposes for which they are intended to be sold. No tentative map containing inundated lands or lands subject to inundation shall be approved unless the subdivider files with the tentative map, plans and specifications showing the work and improvements by means of which the lots are proposed to be rendered suitable for the purposes for which they are intended to be sold. Nothing herein contained shall relieve the subdivider from complying with any ordinance of the City, presently effective or hereafter adopted, requiring a permit to fill or excavate inundated lands or to erect any structure therein or thereon. (Ord. 89-2 § 2, 1989; Ord. 142 NS, 1966; Ord. 139 NS § 1, 1965; Ord. 66 NS § 2.1(g), 1950; prior code § 20-12.)

The commission shall require building envelopes, outlining on each lot in each subdivision the area on which a structure may be built, and providing adequate setbacks from proposed property lines. Building envelopes shall be regular in shape to the greatest extent possible, and shall include height restrictions, if said restrictions are more stringent than those required under the provisions of the City’s zoning ordinance, and if the City believes that such additional restrictions are needed to protect views and maintain the City’s environmental quality. (Ord. 89-2 § 2, 1989.)