§ 16.21

Except where modified in accordance with this title, each subdivision and the map thereof shall be in conformity with the standards set forth or referred to in this chapter.

(Ord. 550 (part), 1994).

All lots or parcels created by the subdivision of land shall have access to public streets improved to standards required in this chapter. The design of private streets will be in accordance with public works construction standards and subject to planning commission review.

(Ord. 550 (part), 1994).

The size, shape and orientation of lots shall be appropriate to the location of the proposed subdivision and to the type of developments contemplated. The following principles and standards shall be observed:

A.

The minimum area and dimensions of all lots shall conform to the requirements of the zoning law of the city for the district in which the subdivision is located. Cul-de-sac lots and lots on a curve shall be measured at the building setback line.

Area and Dimensions

B.

Corner lots shall have a radius of not less than twenty feet at the street corner property line.

C.

In general, the average width of a lot should not be less than one-third the average depth, and the lot width should not be greater than such depth.

D.

Wherever it is practical, the side lines of all lots shall be perpendicular to the street which the lot faces or along radial lines if the street is curved.

E.

Flag lots will only be approved where the planning commission determines that the topographic features and/or dimensions of the property make it impractical to create conventional lots. All proposed flag lots must meet the following criteria:

1.

Flag lots must conform to all requirements of this section, and applicable zoning requirements. The accessway serving the flag lot shall not be included when calculating required lot area or allowable lot coverage.

2.

The accessway serving one unit on a single lot shall be at least twenty feet wide, with twelve feet thereof being paved with concrete or asphalt concrete.

3.

The accessway serving two or three lots, or a single lot with more than one unit shall be at least twenty-five feet wide, with twenty feet thereof being paved with concrete or asphalt concrete, with an adequate turnaround provided at the end. The number of flag lots served by one accessway shall not exceed three.

4.

Curb and gutter may be required along the accessway if the planning commission determines that it is necessary to provide adequate drainage. Adequate drainage shall be provided for all flag lots in accordance with the public works construction standards.

5.

The maximum length of a roadway serving one flag lot shall be two hundred feet. The maximum length of roadway serving two or three flag lots shall be three hundred feet.

6.

Each dwelling unit situated on a flag lot shall provide two off-street parking spaces in addition to those spaces required by Title 17 of this code.

7.

Prior to the time a flag lot is developed, the site plan therefor shall be reviewed and approved by the Corning fire chief for fire access and service requirements.

(Ord. 550 (part), 1994).

(Ord. No. 688, 6-23-2020)

A.

Conformance. The streets shall conform in principle to the streets shown on the circulation element of the general plan and in width and alignment to the streets shown on any specific plan adopted by the city council relating to streets, and shall conform to the requirements of this title.

B.

Minimum standards. Where higher standards have not been established as set forth in subsection (A) of this section, all major and minor streets shall be platted according to the following minimums except higher standards may be required where streets are to serve commercial or industrial property or where probable traffic conditions warrant:

1.

The structural section of all subdivision streets shall be designed based on R-values determined by California Test Method No. 301 of the soil within the roadway and in accordance with Section 604 of the

highway design manual. Minimum structural section shall be six inches of Class 2 aggregate base followed by penetration and two inches of Type B asphalt concrete pavement.

2.

All subgrade preparation, aggregate base and paving work shall comply with applicable sections of the California Department of Transportation Standard Specifications.

3.

Minimum grade of any street shall be 0.2 percent.

4.

Minimum street centerline radii shall be:

a.

Five hundred feet on major streets;

b.

Three hundred feet on secondary streets;

c.

Two hundred feet on local streets.

5.

Minimum tangent lengths shall be:

a.

One hundred fifty feet on major streets;

b.

One hundred feet on secondary streets;

c.

Fifty feet on local streets.

6.

Street Widths by Type.

a.

An arterial shall have a minimum eighty-eight-foot right-of-way and four travel lanes with twelve-foot travel lands, ten-foot parking lanes, and ten-foot parkways.

South Avenue shall have a median either raised or continuous, left turn as required by development, median width shall be fourteen feet and two adjacent travel lanes shall be fourteen feet wide with a minimum right-of-way of one hundred six feet.

b.

A minor arterial shall have minimum of seventy-eight-foot right-of-way and two travel lanes with fourteenfoot travel lanes, fourteen-foot raised median/left turn lanes, eight-foot parking lanes, and ten-foot parkways.

c.

A collector shall have minimum of sixty-four-foot right-of-way and two travel lanes with twelve-foot travel lanes, ten-foot parking lanes, and ten-foot parkways.

d.

A local street shall have a minimum sixty-foot right-of-way and two travel lanes with twelve-foot travel lanes, eight-foot parking lanes, and ten-foot parkways.

e.

Where bicycle lanes or bikeways are required by the city, an additional seven feet in each direction shall be added to the required arterial, minor arterial, collector or local street.

7.

Property lines at street intersections shall be rounded with a curve having a radius of twenty feet. A greater radius may be required for intersection angles less than ninety degrees.

8.

Maximum block length shall be six hundred sixty feet.

(Ord. 550 (part), 1994).

The street pattern in the subdivision shall be in general conformity with a plan 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, proposed streets shall be contiguous and in alignment with existing planned or platted streets with which they are to connect.

B.

When required by the department of public works, proposed streets shall be extended to the boundary line of the land to be subdivided. A "No Access Rights" certificate shall be shown on the final map where

required by the public works department.

C.

Where the public works department determines that it is necessary to give access to or permit a satisfactory subdivision of adjoining land, streets shall extend to the boundary of the property and the resulting dead-end streets may be approved with a temporary cul-de-sac in accordance with the public works construction standards.

D.

No cul-de-sac shall exceed four hundred feet in length from the center of the turnaround to the centerline of the intersecting street unless approved as a special condition by the planning commission.

E.

Dead-end streets shall not be approved when a through street is practicable. When necessary to give access to adjoining property, streets shall extend to the boundary of the property and the resulting deadend streets may not be approved without a turn-around. A dead-end street shall have a turn-around radii of fifty feet to lot line and forty feet to curb.

F.

Proposed streets shall intersect one another as nearly at right angles as the conditions and other limiting factors of good design shall permit.

G.

The centerlines of all streets wherever practicable shall be the continuation of the centerlines of existing streets or shall be offset at least two hundred feet.

H.

Street Lights. Street lights shall be designed to provide an average illumination level of 0.1 foot-candle and be spaced at intervals of not more than three hundred feet.

(Ord. 550 (part), 1994).

Subdivision design adjacent to major streets or highways shall be as determined by the planning commission.

A.

Street Design. Street design shall have the purpose of making adjacent lots, if for residential use, desirable for such use by cushioning the impact of heavy traffic and of minimizing the interference with traffic on such arterials.

B.

Intersecting Streets. The number of intersecting streets along arterials shall be held to a minimum.

C.

Bordering Highways. When the rear or side lines of any lots border a state highway or major street, the subdivider may be required to execute and deliver to the city an instrument prohibiting the right of ingress and egress to such lots across the side lines of such highways.

D.

Service Roads; Off-Street Parking. When lots proposed for commercial or industrial uses front on any major or secondary street or highway, the subdivider may be required to dedicate and improve a parallel service road to provide ingress and egress to and from such lots. When any lots proposed for residential use front on a state highway or a major street, the subdivider may be required to dedicate and improve a frontage service road at the front of such lots or to back lots to the highway or major streets.

E.

Additional Parking Areas. In addition to the requirements for a service road, the planning commission requires adequate off-street parking areas for all lots.

(Ord. 550 (part), 1994).

All street names shall be as approved by the city street name coordinator, who is the planning officer.

(Ord. 550 (part), 1994).

When lots are proposed for commercial or industrial use, alleys at least twenty feet in width may be required at the rear thereof.

(Ord. 550 (part), 1994).

A.

Curbs, sidewalks and gutters as shown on the city's public works construction standards shall be required.

B.

When required for access to schools, playgrounds, shopping centers, transportation facilities, other community facilities, or for unusually long blocks, the subdivider shall construct pedestrian ways not less than ten feet in width.

(Ord. 550 (part), 1994).

A.

Easements for public utilities shall be provided and shall not be less than ten feet in width, direct and continuous from block to block, or six feet on each side or rear lot line and side lines where necessary. When an easement on only one side of lot lines is required, it shall have a minimum width of twelve feet.

Easements of greater width will be required along natural water-courses, conforming substantially to the lines of such channels or such channels realigned.

B.

All utility distribution facilities shall be placed underground except as hereinafter provided in this title.

(Ord. 550 (part), 1994).

The subdivider shall dedicate right-of-way for storm drainage conforming substantially with the lines of any natural watercourse that traverses the subdivision, or at the option of the planning commission, the subdivider shall provide by dedication further and sufficient easements or constructions or both, to dispose of such surface and stormwater.

(Ord. 550 (part), 1994).

The major dimensions of a block shall not exceed six hundred sixty feet (four hundred feet is preferred) in length or less than two hundred eighty feet (three hundred twenty feet is preferred) in length between street centerlines unless modified in accordance with the provisions of Chapter 16.24, entitled "Public Improvements."

(Ord. 550 (part), 1994).

16.21.135 - Residential subdivision construction requirements.

A.

It is the policy of the city to prevent construction of two houses with substantially identical exterior appearance within sight of each other. To implement this policy, the planning commission and/or city council shall establish reasonable standards to evaluate the exterior appearance of proposed houses.

B.

All building plans for new residential buildings must be reviewed by the planning department. Where more than one dwelling unit is being constructed as part of a new subdivision in which the units proposed will have similar floor plans and exterior elevations, each building shall be reviewed by the appropriate site development review committee. Unusual or controversial building proposals shall be referred to the planning commission for review. Conventional single-family or duplex buildings proposed to be constructed on individual existing lots may be reviewed and approved by the planning staff.

C.

To ensure compliance with this section, no building permit may be issued without a certification from the planning department that the proposed building plan has been reviewed and approved in accordance with this section.

(Ord. 550 (part), 1994).

16.21.140 - Nonresidential subdivisions.

A.

Conformance to General Plan. 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 laws of the city.

B.

Types of Nonresidential Subdivisions. Nonresidential subdivisions shall include industrial tracts and may include commercial tracts.

C.

Principles and Standards. 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 planning commission that the zoning and 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:

1.

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

2.

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

3.

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

4.

Special requirements may be imposed by the city with respect to the installation of public utilities, including electric, water, sewer, fire protection and storm drainage.

Every effort shall be made to protect adjacent residential areas from potential nuisance from the proposed nonresidential subdivisions, including the provisions of extra depth in parcels backing upon existing or potential residential development and provisions for a permanent landscape buffer strip when necessary.

6.

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 extended for predominantly residential traffic.

(Ord. 550 (part), 1994).

Chapter 16.24 - PUBLIC IMPROVEMENTS

Sections: