Coachella Municipal Code Ch. 16.32 Design Standards and Requirements

Except where modified by the council upon recommendation of the commission, each subdivision and map thereof shall be in conformity with the standards set forth or referred to in this chapter.

All design shall be in accordance with generally accepted engineering principles and the appropriate city standard drawings and any supplemental design criteria which may be adopted by the city from time to time. Specific details of design shall be subject to the approval of the city engineer, who shall have the authority to approve minor deviations from the minimum standards listed here.

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 to improve due to steepness of terrain, location of watercourses, problems of sewerage or driveway grades, or natural physical conditions.

(Prior code § 21-211)

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 commission determines that the most logical development of the land requires that lots be created which cannot easily 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 for ownership and maintenance of said access and the liability for taxes thereon. Construction of these improvements as approved by the city shall be completed prior to occupancy of any buildings on lots served by a private access.

(Prior code § 21-212)

Streets shall conform to the following minimum conditions as set out in this section and Sections 16.32.040 through 16.32.100.

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 the tract and shall be platted by the subdivider in the location generally indicated. If a specific location has been designated by the commission and approved by the council, that location shall be used.

(Prior code § 21-213)

Typical sections of various classes of streets shall be in accord with the applicable city standard drawings, and in accord with the following table:

The basis for requirements for streets 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 such 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.

Improvements as set forth in Chapter 16.28 shall be installed within the half of an existing or proposed street adjacent to the subdivision boundary. Substandard existing improvements shall be removed and replaced as directed by the city engineer. Where an existing street has not previously been paved, paving having a minimum width from face of curb to edge of pavement of twenty-eight (28) shall be installed.

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 secondary, major and arterial roads, paving upon each half may be a minimum of twenty-four (24) feet in width from the face of curb to edge of pavement, subject to prior approval of the city.

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

(Prior code § 21.214)

The street pattern in the subdivision shall provide for the most advantageous development of the site and adjoining areas and the entire neighborhood or district.

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 center lines of streets, if not in alignment, shall be offset at least two hundred (200) feet unless otherwise approved by the city engineer for reasons of severe topography, one-way streets, or other unusual circumstances.

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 upon recommendation of the city engineer, 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 future street is made, slope rights along the sides and end of the reserved area shall be preserved in the name of the city.

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 the street into adjacent property. Where required, a temporary turnaround or a temporary connection to another street shall be provided by the subdivider.

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.

(Prior code § 21-215)

Subdivision design shall be in general accord with the concepts of the general plan, and as determined by the commission.

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 of minimizing the interference with traffic on such streets.

The number of intersecting streets along arterial, major and secondary streets should be held to a minimum. Wherever practicable, such intersections should be spaced not less than one thousand (1,000) feet on center.

Residential lots adjacent to these roads normally will be required to be served by a residential street paralleling the road or by a series of cul-de-sac or loop streets extending 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 wall of concrete block or of a comparable material approved by the planning commission, with a minimum height of six feet, shall be required at the property line or top of slope adjacent to the arterial, major or secondary road. Landscaping and permanent irrigation may be required.

When the rear of any lot borders any arterial or major 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 the major or arterial road to the lot. The council may require similar dedication in other instances where deemed necessary for health, safety and welfare.

(Prior code § 21-216)

Grades, curves and sight distances shall be subject to approval by the city engineer, to insure proper drainage and/or safety for vehicles and pedestrians.

Grades of streets shall be not less than two-tenths percent, except, on local streets a minimum grade of fifteen-hundredths percent may be used if approved by the city engineer, nor more than seven percent on arterial or major roads, ten (10) percent on secondary roads, twelve (12) percent on residential collector streets, fifteen (15) percent on residential streets. Maximum grade for hillside local streets shall not exceed twenty (20) percent. Any grade segment in excess of twelve (12) percent may not exceed three hundred (300) feet in length. For all grades of twelve (12) percent or more, the installation of a Portland cement concrete road surface is required.

At street intersections, property lines at each block shall be rounded by an arc, the radius of which shall not be less than ten (10) feet and which shall be concentric with the curb return wherever possible.

The radii of curvature shall not be less than that specified in the following table. Determination of which topography classification to be used shall be subject to approval by the city engineer.

(Prior code § 21-217)

Vertical concrete curbs and gutters and sidewalks shall be required in all subdivisions except as noted.

A. The requirements for sidewalks may be omitted in whole or in part by the commission on all streets less than secondary highways; provided, that the findings are made that such sidewalks are not necessary because of either 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;

2. The design or the topography of the subdivision and its relationship to adjoining properties and uses does not warrant the standard sidewalk requirements, based on recommendation of the city engineer;

3. 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 twenty (20) feet in right-of-way and paved with concrete a minimum of ten (10) feet in width. Such pedestrian ways may be bordered on each side with sprinklered landscaping and a minimum six-foot-high chain link fence. In lieu of the chain link fence, the commission may require the subdivider to use a masonry wall as specified in this chapter, a minimum of six feet high, where they deem it necessary for any one of the following reasons:

a. Separation of land use;

b. Acoustical buffer;

c. Promotion of an architectural theme or compatibility of the area; or

d. Where alternate pedestrian facilities are provided.

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

B. The requirement for curb and gutter may be omitted in whole or in part by the commission on all residential streets less than secondary highways; provided, that the findings are made that such curbs and gutters are not necessary because of the following:

1. Topography and geology of the property is such that run-off from the roadways will not endanger public health, safety and/or welfare; and

2. Curb and gutter is not required as part of an area storm drainage system.

Where curb and gutter is not required, driveway aprons may be constructed of asphalt concrete.

(Prior code § 21-218)

Street names and numbers shall be assigned by the director.

(Prior code § 21-219)

Culs-de-sac shall be limited to a maximum length of six hundred (600) feet and shall be provided with a turnaround having a minimum curbline radius of forty (40) feet.

(Prior code § 21-220)

In either a planned unit development or a hillside subdivision or portions thereof which have an average slope in excess of ten (10) percent prior to grading, the commission, in the exercise of its discretion, may modify the 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.

(Prior code § 21-221)

The subdivider shall provide the city with accurate maps of the subdivision at scales of one inch equals two hundred (200) feet and one inch equals four hundred (400) feet for use by the city in updating its atlas maps. The maps may be dual purpose, e.g., vicinity map, grading plan, tract map, etc., and shall contain the following minimum information:

(Prior code § 21-222)

Easements for water, drainage or sewer purposes shall be provided as necessary, with a minimum width of ten (10) feet. Easements for large structures or unusually deep structures shall be of such greater width as may be specified by the city engineer. Any reduction in width shall require approval of both the city engineer and the utility involved.

(Prior code § 21-223)

The size, shape and orientation of lots, each of which shall contain 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 on which the lot faces, or 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 or special district 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 not be permitted.

E. 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 a residential development shall be not less than ninety (90) feet with the following exception: Lots adjacent to freeways, major streets or collector roads shall utilize a minimum lot depth of one hundred (100) feet to provide sufficient separation from the road noise and to facilitate the usable lot area.

G. In determining the permissible lot size, all public utility transmission line easements shall be excluded.

H. The depth of the lot shall not exceed three times the width.

(Prior code § 21-224)

Blocks shall normally have sufficient width for an ultimate layout of two tiers of lots of the size required by the provisions of the zoning ordinance.

Blocks shall not normally exceed one thousand (1,000) feet in length between street lines, except in hillside development or where subdivisions containing parcels of one-half acre or larger justify or require a variation from this requirement. In any block over nine hundred (900) feet in length a crosswalk or pedestrian way may be required in accordance with Section 16.32.080.

(Prior code § 21-225)

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 standards established in the general plan and zoning ordinance.

In addition to the principles and standards in this chapter 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 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 landscape.

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. Such buffer strips shall be improved to standards as specified in the zoning ordinance.

(Prior code § 21-226)

The following specific procedures and standards shall be applied to proposed changes in product sizes within single-family residential tracts in which a previously approved product was constructed. If a residential product was approved and not built, this section of the code shall not apply. Evaluation of the proposed changes shall be by director's review based upon the standards, criteria and findings for reviewing development plans in accordance with the site plan review process, except in the event that changes in product size of twenty-five (25) percent or greater increase or decrease, based on a weighted average, are proposed. If the change is twenty-five (25) percent or greater, evaluation shall be by the planning commission based upon the standards, criteria and findings for reviewing development plans in accordance with the architectural review process.

A. Compatibility. Proposed product changes shall incorporate the following criteria to provide continuity and integrity within the neighborhood:

1. All proposed homes shall have compatible architecture, materials, colors, roof lines and frontage widths with built homes in the tract; and

2. All proposed walls and fencing shall be compatible with existing fencing.

B. Transition Area. If a transition area is required, it shall consist of three to five homes and shall be established side to side and across the street from any built homes. This transition area may be adjusted to meet any immediate physical barrier such as a street, flood control channel, or open space area and shall address the following:

1. Proposed homes closest in design and size to the built homes shall be placed in the transition area;

2. Two-story homes shall be located side to side or across the street from existing two-story homes; and

3. One-story homes shall be located side to side or across the street from existing one-story homes.

C. Degree of Change of Product Size. The degree of change shall be determined from the percent difference between the weighted average square footage of the units built (total square footage of all built units divided by the number of units) and the weighted average square footage of the proposed units (total square footage of all proposed units divided by the number of units).

1. Product Change of Fifteen (15) Percent or Less.

a. Must provide compatibility per subsection (A) of this section;

b. Requires no notice to adjacent property owners.

2. Product Change is more than Fifteen (15) Percent, but less than Twenty-Five (25) Percent.

a. Must provide compatibility per subsection (A) of this section;

b. Must provide a transition area per subsection (B) of this section;

c. Notice of the proposed change and a ten-day comment period from the date of mailing of the notices shall be sent to the property owners within the subject tract (or sub-tract, if applicable) and to any other property owners within three hundred (300) feet of any of the proposed homes.

3. Product Change is Twenty-Five (25) Percent or Greater.

a. Must provide compatibility per subsection (A) of this section;

b. Must provide a transition area per subsection (B) of this section;

c. The proposal shall be subject to approval of an architectural review modification pursuant to Section 17.72 by the planning commission after a duly noticed public hearing;

d. Notice of public hearing to review the proposed change shall be mailed to the property owners within the subject tract (or sub-tract, if applicable) and to any other property Owners within three hundred (300) feet of any of the proposed homes.

(Ord. No. 1021, § 1, 7-28-10)