Chula Vista Municipal Code Ch. 18.32 Design Requirements

Sections:

• 18.32.010 Conformance to standards required – Modifications permitted when.

• 18.32.020 Lots – To constitute practical building site.

• 18.32.030 Access to public streets – Development plan required.

• 18.32.040 Streets – Conformance to General Plan required.

• 18.32.050 Streets – Minimum standards and specifications.

• 18.32.060 Streets – Pattern of development – Extensions – Stub-end streets – Intersections.

• 18.32.070 Requirements for developments adjacent to major roads.

• 18.32.080 Streets – Grades, curves and sight distances required.

• 18.32.090 Curbs, sidewalks and pedestrian ways – Principles and standards.

• 18.32.100 Hillside subdivisions and planned unit developments.

• 18.32.110 Street trees to be provided by subdivider.

• 18.32.120 Public utility facilities – Underground installation requirements.

• 18.32.130 Easements – Width.

• 18.32.140 Lots – Standards and specifications.

• 18.32.150 Nonresidential subdivisions – Conformance to General Plan required. 18.32.160 Nonresidential subdivisions – Principles and standards for development.

***** For statutory provisions vesting control over subdivision design and improvement in the governing bodies of cities, see Bus. and Prof. Code § 11525.

Except where modified by the Council upon recommendation of the Commission, as provided by this title, each subdivision and map thereof shall be in conformity with the standards set forth or referred to herein. In the coastal zone, any modification of any requirements of this chapter or the certified local coastal program will require filing by the City of a local coastal program amendment and approval thereof by the Coastal Commission before such modification becomes effective. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1369, 1971; prior code § 28.901(1)).

All subdivisions should result in the creation of lots which are developable and capable of being built upon. No subdivision should create lots which are impractical for improvement due to steepness of terrain, location of watercourses, problems of sewerage or driveway grades, or natural physical conditions.

In the coastal zone, no lots intended for urban development shall be created so as to consist totally of land or water designated as environmentally sensitive habitat areas in the certified local coastal program. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1369, 1971; prior code § 28.901(2)).

All lots or parcels created by the subdivision of land shall have access to a public street improved to standards hereinafter required. Private streets, common driveways, or access easements shall not normally be permitted. However, if the City Engineer determines that the most logical development of the land requires that lots be created which cannot feasibly be served by a public street, a private access may be approved. The subdivider shall submit a development plan showing the alignment, width, grade and material specifications of any proposed private improvements, the topography and means of access to each lot, drainage and sewerage of the lots served by such private improvements, and a plan satisfactory to the City Engineer for ownership and maintenance of said access and the liability for taxes thereon. Construction of these improvements as approved by the City Engineer shall be completed prior to occupancy of any buildings on lots served by a private access.

In the coastal zone, all improvements shall be consistent with the provisions of the certified local coastal program. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1369, 1971; prior code § 28.901(3)).

The subdivision design shall conform to the concept of major streets designated in the General Plan, and to any future street rights-of-way designated by the Commission and approved by the Council. Whenever a subdivision embraces any major street, it shall be included in said tract and shall be platted by the subdivider in the location generally indicated or in a location specifically designated by the Commission and approved by the City Council.

In the coastal zone, the subdivision design shall conform to the concept of major streets designated in the certified local coastal program. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1369, 1971; prior code § 28.902(A)).

A. Typical sections of various classes of streets shall be in accord with the subdivision manual and the City of Chula Vista design standards or the modifications thereof approved by the City Engineer.

B. The basis for requirements for street and roadway widths and design shall be the topography of the land and density of development in terms of the proposed number of dwellings to be served by said street or roadway on an ultimate basis. Reduced right-of-way width shall, in all cases, be sufficient to accommodate utility facilities within the right-of-way.

C. Improvements as set forth in CVMC 18.36.010 shall be installed within the half of an existing street adjacent to the subdivision boundary. Substandard existing improvements shall be removed and replaced as directed by the City Engineer. Where such existing street has not previously been paved, paving having a minimum width from face of curb to edge of pavement of 28 feet shall be installed.

D. Half streets, when approved, shall be constructed with a minimum paved width from face of curb to edge of pavement of 28 feet.

E. The subdivider shall dedicate all rights-of-way for streets or portions of streets as necessary within the subdivision boundary. Full width dedications within the subdivision shall have complete improvements installed, except that upon collector and major roads, paving upon each half may be a minimum of 20 feet in width from the face of curb to edge of pavement.

F. The standards set forth hereinabove are minimum, and additional on-site and/or off-site public improvements and dedications may be required.

G. In the coastal zone, the standards and specifications established in the certified local coastal program shall govern, in addition to those standards and specifications provided in subsections (A) through (F) of this section. If a conflict arises between the standards and specifications expressly established by the certified local coastal program and any standards in this chapter, the former shall govern. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1582 § 1, 1974; Ord. 1369, 1971; prior code § 28.902(B)).

The street pattern in the subdivision shall provide for the most advantageous development of adjoining areas and the entire neighborhood or district. The following principles shall be observed:

A. Where appropriate to the design and terrain, proposed streets shall be continuous and in alignment with existing planned or platted streets with which they are to connect. The centerlines of streets, if not in alignment, shall be offset at least 200 feet unless otherwise approved by the City Engineer for reasons of severe topography, one-way streets, or other unusual circumstances.

B. Proposed streets shall be extended to the boundary lines of the land to be subdivided, unless prevented by topography or other physical conditions, or unless, in the opinion of the Commission, such extension is not necessary for the coordination of the subdivision with the existing layout or the most advantageous future development of adjacent tracts. Where reservation for a future street is made, slope rights along the sides and end of the reserved area shall be preserved in the name of the City.

C. In the case of stub-end streets extending to the boundary of the property, a one-foot strip at the end of the stub-end street, the width of the street right-of-way, shall be deeded to the City pending the extension of said street into adjacent property. Where required, a temporary turn-around or a temporary connection to another street shall be provided by the subdivider.

D. Proposed streets shall intersect one another as nearly at right angles as topography and other limiting factors on good design permit. Streets shall be designed in a manner which will discourage the use of local streets for through traffic. Four-way intersections involving local streets shall be avoided whenever possible. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1369, 1971; prior code § 28.902(C)).

Subdivision design shall be in general accord with the concepts of the General Plan, and as determined by the Commission. The following principles and standards shall be observed:

A. Street design should have the purpose of making adjacent lots, if for residential use, desirable for such use by cushioning the effect of heavy traffic and minimizing the interference with traffic on such streets.

B. The number of intersecting streets along major streets and collector streets should be held to a minimum. Wherever practicable, such intersections should be spaced not less than 1,000 feet on center.

C. Residential lots adjacent to a major or collector road normally will be required to be served by a residential street paralleling said major or collector road or by a series of cul-de-sacs or loop streets extending toward said major or collector road from a parallel street. Where such double frontage lots are created, improvements on such lots shall be oriented to and front upon the local street. A decorative concrete block wall, minimum height, five feet, or a comparable material approved by the Commission, shall be required at the top of slope adjacent to the major or collector road. Landscaping and permanent irrigation shall be provided in accordance with the standards specified in the Chula Vista landscape manual and the grading ordinance.

D. When the rear of any lot borders any major or collector road, the subdivider shall be required to execute a certificate on the title sheet, deemed sufficient by the City Attorney, prohibiting the right of ingress and egress from said major or collector road to said lot.

E. In the coastal zone, subdivision design shall be in conformity with the applicable provisions of the certified local coastal program and shall observe the principles and standards of subsections (A) through (D) of this section to the extent they do not conflict with the certified local coastal program. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1369, 1971; prior code § 28.902(D)).

The subdivision manual prescribes and sets forth the standards for grades, curves and sight distances to ensure proper drainage and/or for vehicle and pedestrian safety. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1582 § 1, 1974; Ord. 1369, 1971; prior code § 28.902(E)).

The following principles and standards shall apply to the design and installation of curbs, sidewalks and pedestrian ways:

A. Curbs, gutters and sidewalks shall be required in all subdivisions except as noted in subsection (B) of this section. In the coastal zone, gutter elevations shall be established at sufficient height above mean sea level to allow for anticipated head losses throughout the drainage system.

B. The requirement for sidewalks may be omitted in whole or in part by the Commission; provided, that the findings are made that such sidewalks are not necessary because of any one of the following:

1. The traffic count on a particular street is significantly reduced from the established standard for local streets as determined by the City Engineer; or

2. The design or the topography of the subdivision and its relationship to adjoining properties and uses do not warrant the standard sidewalk requirements based upon the recommendation of the City Engineer.

This subsection (B) does not apply in the coastal zone.

C. When required for access to schools, playgrounds, shopping centers, transportation facilities, other community facilities, or for unusually long blocks, the Commission may require pedestrian ways, not less than eight feet in right-of-way and paved with Portland cement concrete, a minimum of five feet in width. Such pedestrian ways shall be bordered on each side with a six-foot-high, minimum, chain-link fence and a landscaped screen in conformance with the landscaping manual of the City. In lieu of the chain-link fence, the Commission may require the subdivider to use a masonry wall, as specified in CVMC 18.32.070(C), a minimum six feet high, where they deem it necessary for any one of the following reasons:

1. Separation of land use;

2. Acoustical buffer;

3. Promotion of an architectural theme or compatibility of the area.

D. Where sidewalks are not required, Portland cement concrete driveway aprons shall extend to the property line.

• E. Section 19.91.04c of the Bayfront Specific Plan 1985 is hereby incorporated as part of this section. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1369, 1971; prior code § 28.902(F)).

In either a planned unit development or a hillside subdivision or portions thereof which have an average lot size of 20,000 square feet or larger and having an average slope in excess of 10 percent prior to grading, the Commission, in the exercise of its discretion, may modify the foregoing requirements of this chapter in a manner that will result in the best possible utilization of the land to be subdivided, giving consideration to the topography and natural cover of the land, the general character of the proposed subdivision, the proposed zoning and the desirability of minimizing grading upon the site. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1369, 1971; prior code § 28.903).

Street trees shall be provided by the subdivider in all subdivisions. Trees shall be planted within the street right-ofway, within a dedicated planting easement, or within a combination of both, having a combined width of 10 feet. Street trees shall be selected, installed and maintained in accordance with CVMC 12.28.010 and 12.28.020 et seq. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1369, 1971; prior code § 28.904).

Public utility facilities within or immediately adjacent to subdivisions or parcel splits shall be undergrounded in conformity with the provisions of Chapter 15.32 CVMC. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1369, 1971; prior code § 28.905).

Easements for drainage or sewer purposes shall be provided as necessary, in order to ensure a clear air space of a minimum width of 10 feet. Easements for large structures or unusually deep structures shall be of such greater width as may be specified by the City Engineer. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1369, 1971; prior code § 28.906).

The size, shape and orientation of lots, each of which shall constitute a practical building site, shall be appropriate to the location of the proposed subdivision and to the type of development contemplated.

The following principles and standards shall be observed:

A. The side lines of all lots, so far as possible, should be at approximately right angles to the street which the lot faces, or approximately radial to the center of the curvature if such street is curved. Side lines of lots shall be approximately radial to the center of curvature of a cul-de-sac on which the lot faces.

• B. No lot shall be divided by a City boundary line.

• C. No remnants of property, with the exception of one-foot control lots, shall be created which do not conform to lot requirements, or are not required for a private or public utility purpose.

• D. The division of a lot or parcel by a tax code boundary shall be avoided.

• E. Side lot lines between adjacent lots within a subdivision should be located at the top of any grading slope which may be proposed at such location.

F. Unless otherwise altered by the provisions of a planned unit development, the minimum lot depth for residential development shall be not less than 90 feet, with the following exception: Lots adjacent to freeways, major streets or collector roads shall utilize a minimum lot depth of 110 feet to provide sufficient separation from the road noise and to facilitate the usable lot area. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1369, 1971; prior code § 28.908).

The street and lot layout of a nonresidential subdivision shall be appropriate to the land use for which the subdivision is proposed, and shall conform to the proposed land use and standards established in the General Plan and zoning ordinance.

In the coastal zone, the street and lot layout of nonresidential subdivisions shall, in addition, be consistent with the applicable provisions of the certified local coastal program. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1369, 1971; prior code § 28.909(A)).

In addition to the principles and standards in this title which are appropriate to the planning of all subdivisions, the subdivider shall demonstrate to the satisfaction of the Commission that the street, parcel and block pattern proposed is specifically adapted to the uses anticipated and takes into account other uses in the vicinity. The following principles and standards shall be observed:

A. Proposed industrial parcels shall be suitable in area and dimensions to the types of industrial development anticipated.

B. Street rights-of-way and pavement shall be adequate to accommodate the type and volume of traffic anticipated to be generated thereon.

C. Special requirements may be imposed by the City with respect to street, curb, gutter and sidewalk design and construction.

D. Special requirements may be imposed by the City with respect to the installation of public utilities, including water, sewer and storm drainage.

E. Nonresidential subdivisions shall be designed to protect adjacent areas from potential nuisance from the proposed nonresidential subdivisions, including the provisions of extra depth and setback in parcels backing up on existing or potential residential development and provisions for a permanently landscaped buffer strip, when determined necessary by the Commission.

F. Streets carrying nonresidential traffic, especially truck traffic, shall not normally be extended to the boundaries of adjacent existing or potential residential areas, or connected to streets intended for predominantly residential traffic.

G. Nonresidential subdivisions shall take into account and specifically designate all private areas proposed for vehicular circulation and parking, for pedestrian circulation, and for buffer strips and other landscaping.

H. Buffer strips shall consist of landscaped areas which are designed to shield and otherwise soften the effect of the nonresidential subdivision on nearby residential areas. Said buffer strips shall be improved to standards as specified in the Chula Vista zoning ordinance.

I. In the coastal zone, the provisions of the certified local coastal program shall apply to nonresidential subdivisions in addition to the principles contained in subsections (A) through (H) of this section. (Ord. 3153 § 2 (Exh. C), 2010; Ord. 2100 § 1, 1985; Ord. 1369, 1971; prior code § 28.909(B)).