Ceres Municipal Code Ch. 03 Subdivision Design Standards and Requirements

A. The size, design, character, grade, location, orientation, and configuration of lots within a proposed subdivision and improvements required in connection therewith shall be consistent with the density and uses authorized for the area by the general plan, the applicable specific plan, the zoning ordinance, and other land use regulations.

B. The density, timing, or sequence of development may be restricted by considerations of safety, traffic access or circulation, the slope of the natural terrain, the physical suitability of the site (including soil conditions), the nature or extent of existing development, the availability of public utilities, environmental habitat, wildlife preservation or protection, or other provisions of this title.

C. All subdivisions shall result in lots which can be used or built upon. No subdivision shall create lots which are impractical for improvement or use due to the location of watercourses, size, shape, inadequate frontage, or access or building area or other physical condition.

D. Whenever a parcel is first subdivided into lots of such size that they can be further subdivided and conform to all requirements of this chapter, the design shall be of such form as to provide for the future opening of additional streets, and appropriate restrictions shall be placed on the subdivision to prevent construction of further divisions which would prevent development according to this plan.

(Ord. No. 2020-1058, § 3, 3-23-2020)

A. Each local street providing access to lots within a subdivision shall connect directly or through one or more minor streets to a collector street or major street.

B. Each route of access to collector streets or major 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 which it serves.

C. In determining the adequacy of a route of access, the deployment of fire equipment or other services under emergency conditions shall be considered by the approving authority.

D. A tentative map which makes use of a local street which passes through a predominantly residential neighborhood as a route of access to industrial, commercial or other subdivisions generating traffic which would conflict with the residential character of the neighborhood may be denied by the approving authority.

E. The terms used to describe streets in this title shall have the meanings ascribed to those terms as are found in the standard specifications.

(Ord. No. 2020-1058, § 3, 3-23-2020)

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.

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 by the approving authority.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Where property is subdivided into lots substantially larger than the minimum size required by this title or by the zoning districts in which the subdivision is located, whichever is most restrictive, streets and lots shall be required by the approving authority to be laid out so as to permit future re-subdivision in accordance with the provisions of this title.

(Ord. No. 2020-1058, § 3, 3-23-2020)

A frontage road, or through or side-on lots, or other types of limited access layout may be required by the approving authority where a subdivision adjoins or contains an existing or proposed freeway or major street. To accomplish the purpose of this section, waivers of vehicular and pedestrian access rights to the freeway or major street may be required by the approving authority.

(Ord. No. 2020-1058, § 3, 3-23-2020)

All streets shall intersect or intercept each other according to the standard plans and specifications. Street alignment shall provide for streets entering opposite each other to have their center lines directly opposite. Intersections shall be at right angles wherever possible and block corners shall be rounded at the property line with a curve having a radius of not less than 15 feet.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Local streets shall be laid out so that their use by through traffic shall be discouraged. Maps of proposed subdivisions containing excessively long, straight residential streets, conducive to high speed traffic, shall normally be denied by the approving authority. Curvilinear streets, or traffic calming measures, shall be encouraged to the extent feasible given the parameters of section 17.03.360.

(Ord. No. 2020-1058, § 3, 3-23-2020)

A cul-de-sac street created by the proposed subdivision shall conform to the standard plans and specifications. A proposed cul-de-sac street may be reduced in length or may be eliminated by the approving authority in order to provide for the efficient circulation of traffic, the future development of the neighborhood street system or the deployment of emergency services.

Cul-de-sac or dead-end streets shall not be more than 500 feet in length, measured from the center line of the intersecting street. Where necessary to give access to or permit a satisfactory future subdivision of adjoining land, streets shall extend to the boundary of the property and the resulting dead-end streets may be approved without a turnaround. In all other cases, a turnaround shall be required, separated to the depth of a building site from the exterior boundary line or other topographical feature of the subdivision. Such turnaround shall have a minimum radius of 50 feet, measured to the property line in "R" and "R-A" Districts, and a minimum radius of 60 feet, measured to the property line in all other districts, or a comparable area in another form.

(Ord. No. 2020-1058, § 3, 3-23-2020)

A. The street and highway design shall conform in width, section, and alignment to the general plan, the select system of roads and specific plans adopted by the City Council. Rights-of-way shall be dedicated, where required, to conform to these plans. Streets not shown on the general plan, the select system of roads and adopted specific plans, which will serve more than 50 dwelling units when the neighborhood is fully developed shall be considered as collector streets. Streets serving 50 or fewer dwelling units when the neighborhood is fully developed shall be considered as minor streets.

B. The street and highway design shall conform to any proceedings affecting the subdivision which may have been initiated by other legally constituted bodies of the County, cities, or State.

(Ord. No. 2020-1058, § 3, 3-23-2020)

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

(Ord. No. 2020-1058, § 3, 3-23-2020)

All curves shall have sufficient length to avoid the appearance of an angle point. Center line radii and reverse curves shall be consistent with the standard plans and specifications.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Center lines of all streets, wherever practicable, shall be the continuation of the center lines of existing streets or shall be offset by at least 100 feet at intersections.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Street names shall be as approved by the Director and the tentative map, as approved, shall not show a name which is the same or so similar as to be confused with any other street name in the City. Where the Commission determines, however, that two disconnecting roads shall ultimately connect as one, the same name shall be used for individual sections.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Part-width streets along and adjacent to the boundary of a subdivision shall be a minimum of 40 feet in width, except where there has been duly executed by the owner or owners of the adjacent lands a proper deed or instrument of dedication which shall be filed with the final map granting sufficient land to make the street its full or required width. The words "part-width street" shall be shown on all streets whenever they are less than full width.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Streets shall be classified as follows and shall require the following minimum rights-of-way:

(Ord. No. 2020-1058, § 3, 3-23-2020)

Alleys may be required in residential districts where overhead utilities are to be installed, in all subdivisions, alleys shall meet the following requirements:

A. Alleys between "R," "C," and "M" districts, when required, or alleys in "C" or "M" districts shall be 30 feet in width.

B. Alleys in "R" districts shall be at least 20 feet wide; however, when an alley is adjacent to a subdivision boundary and the adjacent land is undeveloped or unsubdivided, the Commission may permit a part-width alley of not less than 14 feet in width. Alleys of less than full width shall be labeled "part-width alley."

C. Alley intersections shall be provided with a minimum ten-foot corner cutoff, measured along the lot lines from the point of intersection.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Improved pedestrian-ways not less than 15 feet in width may be required by the approving authority where needed for traffic safety or for access to schools, playgrounds, shopping facilities, other community facilities or scenic easements.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Walking and biking paths shall be provided in locations established by the general or specific plans. Adequate access points for the public, maintenance, and emergency vehicles and parking facilities shall be provided as necessary.

(Ord. No. 2020-1058, § 3, 3-23-2020)

A. Block lengths shall not exceed 1,000 feet unless the Commission finds exceptional conditions to justify such design. Block width shall be sufficient to permit the platting of lots to a normal depth and double frontage lots shall not be permitted unless the Commission finds exceptional conditions to justify such design.

B. 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.

(Ord. No. 2020-1058, § 3, 3-23-2020)

At intersections, all block corners shall have face of curb. Right-of-way radii shall be as established in the standard plans and specifications.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Minimum lot width for interior residential lots shall be 60 feet and corner lots 75 feet, unless a greater width is required by the zone district. The minimum depth shall be 100 feet and the sidelines of all lots shall be at right angles to the street on which they front, wherever possible.

(Ord. No. 2020-1058, § 3, 3-23-2020)

The depth of rectangular lots shall not exceed the road frontage by more than three times where the total frontage is less than 300 feet, nor more than four times where the total frontage is 300 feet or more. Where lots are not rectangular, and any parcel being created is of sufficient area to be further subdivided, the subdivider may be required to provide such reservations or dedications for future roads of not less than 50 feet in width, running to the benefit of the subsequent purchasers of any portion of such lots or lot or to the benefit to the general public, and such other requirements as may be considered reasonable and appropriate to safeguard the orderly development of the property.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Flag lots for any proposed usage may be approved by the approving authority if the following findings are made:

A. Either the flag lot is required by existing conditions, or there is no alternative design for the development of the interior portions of excessively deep parcels; and

B. The flag lot will not be detrimental to public health, safety or welfare.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Lots proposed for single-family and two-family uses with access to two parallel streets shall be discouraged.

(Ord. No. 2020-1058, § 3, 3-23-2020)

No lot shall be divided by a City (limit) boundary line.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Utility easements shall be reviewed and approved on a case-by-case basis by the approving authority and shall be consistent with the standard plans and specifications. the subdivider shall grant easements for public utility use along lot lines or such other places as may be necessary for extension of sewer, drainage, or utility lines.

Planting: Where streets are less than 60 feet in width, additional easements for street tree planting shall be required.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Public utility easements inside the front property line shall be provided and typically shall be ten feet in width for utilities, streetlights, signage, sewer, drainage, and similar such uses.

(Ord. No. 2020-1058, § 3, 3-23-2020)

To promote the public health, safety, or welfare, centralized postal service facilities with any required easements shall be provided in all subdivisions at locations determined by the approving authority after consultation with the U.S. Postal Service.

(Ord. No. 2020-1058, § 3, 3-23-2020)

The width and location of easements for storm drains or flood control channels, slope rights and other public uses shall be determined by the approving authority at the time of tentative map approval or parcel map approval where no tentative map is required by this title; provided, however, when the Council has previously determined such matters, that decision shall be binding upon the Commission acting as the approving authority. The decision of the approving authority on such matters should take into consideration the recommendations of the Director as to such matters whenever possible.

Open space, public access, public waterway recreational and scenic easements shall be provided at such locations and to configurations as are deemed necessary by the approving authority to accomplish the objectives, policies, and programs of the general plan and in accordance with the purposes and policies of this title, any other applicable specific plan of the City, and the requirements of the Subdivision Map Act.

Reciprocal driveway and cross-access easements shall be required by the approving authority when determined necessary.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Remnants of property which do not conform to lot requirements or are not required for a public utility, private utility, or other public use shall not be created by or left in a subdivision.

(Ord. No. 2020-1058, § 3, 3-23-2020)

All lots shall be graded to provide adequate, positive drainage. Provision shall be made for proper erosion control, including the prevention of sedimentation or damage to off-site property.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Areas within a subdivision designated or planned as open space or for use for park and recreation purposes shall be shown as part of the general plan and any applicable specific plan and shall be at a location within the subdivision acceptable to the approving authority. Areas shall be either:

A. Designated as a separate parcel(s) and offered for dedication to the City for park and recreation purposes.

B. Designated as a separate parcel(s) and maintained as common open space.

C. Contained within the various lots of the subdivision and maintained by the owners of such lots.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Storm drains shall be designed in conformance with the standard plans and specifications and any adopted master plan.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Where access to lots or structures within a planned development, condominium or community apartment project is to be provided by a system of private streets, the width, design, and configuration of said street system shall be adequate to permit the safe deployment of fire equipment or other services under emergency conditions as determined by the approving authority pursuant to section 4290 of the Public Resources Code.

(Ord. No. 2020-1058, § 3, 3-23-2020)

The configuration of lots and the design of improvements shall, to the extent deemed reasonable by the approving authority, preserve indigenous natural resources such as, but not limited to, trees, shrubs, wildlife, and their habitat.

(Ord. No. 2020-1058, § 3, 3-23-2020)

The design of a subdivision for which a tentative map is required shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision in compliance with California Government Code section 66473.1, or as that section may be amended in the future. Factors to be considered include, but are not limited to, both street and parcel orientation. For residential subdivisions, the east-west length of each block should be at least as long, or longer, as the north-south length of each block. To the extent feasible, 70 percent or more of the parcels should be oriented to allow both the parcel's and the building's longest axes to be within 30 degrees of geographic east-west.

(Ord. No. 2020-1058, § 3, 3-23-2020)

No portion of any parcel shall be excluded from within the boundaries of a subdivision for the purpose of avoiding the dedication or improvement of any street or for avoiding the improvement of any street drainage, flood control, water or sanitary system.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Building lines shall be indicated by a dashed line on the tentative and final map and shall conform to the requirements of title 18 of this Code.

(Ord. No. 2020-1058, § 3, 3-23-2020)

Dedications shall be required pursuant to this title as follows:

A. The subdivider shall grant rights-of-way for road widening to conform to the general plan, the select system of roadways, and specific plans adopted by the Council.

B. Easements for roads or streets, paths, storm water drainage, sanitary sewers, utilities or other public use shall be dedicated to the public for future acceptance and use.

C. The subdivider shall, subject to riparian rights, dedicate right-of-way for storm drainage conforming substantially to the lines of natural watercourses that may traverse the subdivision or, at the option of the subdivider, provide by dedication further and sufficient easement or construction, or both, an alternate alignment to dispose of surface and storm water.

D. Dedication of easements shall be required for the purpose of installing and maintaining utilities, planting strips and for other public purposes as may be ordered or directed by the City Council.

E. Dedication of additional land as may be necessary and feasible to provide bicycle or pedestrian paths for the use and safety of the residents of the subdivision.

(Ord. No. 2020-1058, § 3, 3-23-2020)

A. Provision shall be made for adequate sewerage to be installed in accordance with the provisions of the applicable laws of the City.

B. Septic tanks are not permitted within City limits except in the limited circumstances set forth in this Section. Septic tanks may only be authorized for the period anticipated before sanitary sewers will be available to the subdivision and when the soil conditions, percolation qualities, storm water conditions, topography and water table are determined by the County Health Officer to be suitable for sewage disposal by this method. When septic tanks are to be used, the minimum parcel area permitted for the land uses proposed and groundwater depths, and location with respect to wells, lot lines, and streams or lakes, shall be as established by the City Council.

(Ord. No. 2020-1058, § 3, 3-23-2020)

It is unlawful to construct any improvement which requires a building permit, which fronts on the unimproved side of a part-width street or within the required setback from a projection thereof, until the required widening, improvement or extension has been completed and accepted by the Council.

(Ord. No. 2020-1058, § 3, 3-23-2020)