Article III — DESIGN STANDARDS

The regulations contained in this article shall apply to all subdivisions or parts of subdivisions lying wholly or in part within the city.

(Code 1968, § 28-27)

(a)

The design of the subdivision shall conform to the general plan or any applicable specific plan and the elements thereof. The design shall also provide, to the extent feasible, for passive or natural heating and cooling opportunities. Such passive or natural heating and cooling opportunities include configuration to permit orientation of a building in an east-west alignment for southern exposure and to take advantage of shade or prevailing breezes.

(b)

The centerlines of all through streets and highways shall be the continuations of the centerlines of existing through streets and highways in adjacent and contiguous territory. In cases in which straight continuations are not reasonably possible, such centerlines may be continued in accordance with good engineering practices.

(c)

Widths of local streets shall not be less than those set forth in this section. All streets, whether public or private, within projects consisting of single-family detached dwelling units shall have a minimum pavement width of 36 feet as measured curb to curb.

(d)

Private streets, alleys or ways shall be permitted provided they are improved to required standards.

(e)

Reserved strips controlling the access of public ways or which will not prove taxable for special improvements will not be approved unless such strips are necessary for the protection of the public welfare or of substantial property rights of the subdivider, or both, and in no case except in which the control and disposal of the land comprising such strips is placed under a holding agreement or trust with a title company under terms and conditions approved by the planning commission. Such reserve strips will be approved where the city council may make arrangement for the adjoining landowner to pay a pro rata share of such improvement costs when the adjoining lands are subdivided, and the city council shall reimburse the original subdivider for his pro rata share of such costs or on the basis of some other program previously agreed upon.

(f)

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 intersection of streets at an angle of less than 30 degrees shall be approved unless necessitated by topographical conditions.

(g)

Where a subdivision adjoins acreage, unimproved rights-of-way for streets which may be extended in the event of the subdivision of the acreage may be required to be provided through to the boundary lines of the tract by recording a future street right-of-way, but not improving the right-of-way.

(h)

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 court, nonconnecting street or other way, as best fits the case.

(i)

Except where steep grades exist, as determined by the city engineer, cul-de-sacs in all zones, except the industrial zones, shall not exceed 1,100 feet in length as measured from the centerline of the intersecting street to the center point of the cul-de-sac, and shall have a cul-de-sac with a minimum property line radius of 50 feet. In all industrial zones and industrial zones in specific plans, a cul-de-sac may exceed 1,100 feet in length to a maximum of 1,500 feet if the planning commission grants approval and makes the following findings:

(1)

The subject property shall include the following:

a.

Have unusual circumstances in terms of size and shape with respect to the ratio of its depth to its width.

b.

Be a minimum of ten acres in size.

c.

Be located in an industrial zone or industrial zone within a specific plan.

(2)

Beginning at the street entrance to the cul-de-sac, the developer must install a fully landscaped center median of a length of either 20 percent of the overall length of the cul-de-sac or 250 feet, whichever dimension is greater.

(3)

The cul-de-sac shall have a minimum right-of-way width of 84 feet, consistent with exhibit A attached to the ordinance codified in this section. The cul-de- sac will be tapered to 76 feet in that portion where the center median is not required. The tapering of the cul-de-sac will be designed to ensure a safe transition to the decreased roadway width.

(4)

In addition to the primary street, the subject property shall be served by a paved secondary access not less than 28 feet in width.

(5)

Fire hydrants shall be located a minimum of 300 feet apart and in no case shall a building be located further than 150 feet from a hydrant.

(6)

The developer must ensure that the landscaped area within the public right-of-way is annexed to an existing landscape maintenance district.

(7)

In order to be considered for approval of a cul-de-sac in excess of 800 feet, the applicant or developer will be required to provide added amenities in the required yard setbacks. Such amenities shall be provided in order to offset the undesirable aesthetic and visual impacts associated with the significant added width and length of the cul-de-sac. Such amenities may include:

a.

Art in the public places.

b.

Water elements and water fountains.

c.

Significant landscape enhancements.

The amenity package would be approved as part of the design review process and would be funded through a $20,000.00 cash deposit or letter of credit from an appropriately rated issuer deposited with the city prior to the recordation of the final map. Upon installation of the amenity, as approved by the planning commission, the $20,000.00 deposit shall be released to the applicant or developer. In the event of noncompliance, the portion of the deposit that remains unused after completion or installation of the amenity package will be returned to developer or applicant.

(j)

Streets that are obviously in alignment with others already existing and named shall bear the names of such existing streets. In order to avoid duplication, names to be used for new streets shall be subject to criteria established by the street naming committee and approval of the planning commission.

(k)

Whenever a street, whether public or private, is required by a subdivision, the entire street section shall be completed prior to city council acceptance of the subdivision's improvements and release of bonds. Should a portion of any required street be located on adjoining property, then the cost of improvement of that portion of the street shall be reimbursed upon the development of the adjoining property.

(Code 1968, § 28-28)

(a)

Grades shall not exceed ten percent on any street, unless the topography shall necessitate steeper grades as determined by the city engineer. Centerline radii shall be not less than 200 feet where normal topographical conditions prevail. Lesser radii may be used in cases in which sufficient evidence is presented to the city engineer to show that the requirements set out in this subsection are not practical.

(b)

Where two alleys intersect, ten-foot corner cutoffs shall be required.

(Code 1968, § 28-29)

(a)

Blocks shall not exceed 1,800 feet in length, unless the previous adjacent layout or topographical or traffic conditions justify a variation from this requirement and are approved by the planning commission. Long blocks shall be provided adjacent to main thoroughfares in order to reduce the number of intersections.

(b)

At street intersections, the block corners in a residential district shall be rounded at the property line by a radius of not less than 15 feet, or a corner cutoff shall be provided where limited right-of-way exists, and in a commercial district or on lots adjacent to a secondary or major highway by a radius of not less than 20 feet, or more in case such radius is necessary to provide at least a 100-foot sight distance diagonally between intersecting street centerlines.

(c)

Easements of appropriate width for storm drainage, sewers, water lines, utilities, slopes, walkways and pathways and other public purposes may be required. Solar access easements may be provided as appropriate.

(Code 1968, § 28-30)

The area and width of lots on parcels, except those in commercial and industrial areas or those authorized under the provisions of this Code for planned residential developments or specific plans, shall be as required for the particular zoning district in which the property is classified by chapter 30; provided, however, that:

(1)

Each interior lot or parcel shall have a width of not less than 60 feet, except for corner lots, which shall have a width of not less than 65 feet, a depth of not less than 100 feet and an area of not less than 7,200 square feet, except as may be reduced by Ordinance No. 816. This requirement shall not apply to condominiums, semidetached single-family dwellings and attached single-family dwellings in the R-2 and R-3 zones or to planned unit approvals in the R-1 zone, the minimum requirements for which shall be set as part of the conditional use permit approval and other applicable codes.

(2)

Each lot or parcel on a dead-end street turnaround, or on a curved street when the side lines thereof are diverging from the front to the rear of such lot or parcel, shall have a width of not less than 60 feet or that width required by chapter 30, whichever is the greater, measured along the building setback line established by the required front yard for the main building and between the side lines of such a lot or parcel.

(3)

Each lot or parcel on a curved street when the side lines thereof are converging from the front to the rear of such lot or parcel shall have an average width of not less than 50 feet or that width required by chapter 30, whichever is the greater.

(4)

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

(5)

Lots without frontage on a street will not be permitted, except in steep hillside areas where in the opinion of the planning commission the terrain is such as to justify the design of lots having narrow access strips, e.g., flag lots. However, a modification pursuant to section 26-29 shall be required to approve lots with less than the required widths specified in subsections (1), (2) and (3) of this section.

(6)

Side lot lines shall generally run at right angles or radially to the street upon which the lot fronts, except where topographic or solar access conditions justify otherwise in the opinion of the planning commission.

(7)

Lots other than corner lots having double frontage will not be approved except where necessitated by topographic or other physical conditions as determined by the planning commission.

(8)

All subdivisions shall be designed to provide solar access when possible.

(Code 1968, § 28-31)

(a)

If the subdivision is traversed by any watercourses, channels, streams or creeks, the subdivider shall dedicate 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 water and stormwater.

(b)

The city council may disapprove a tentative map of a subdivision because of flood hazard and inundation and require protective improvements to be constructed as a condition precedent to approval of the map.

(Code 1968, § 28-32)

(a)

The subdivider shall improve or agree to improve all streets, highways, alleys or ways in such manner and with such improvements as are necessary for the general use of the lot owners in the subdivision and local neighborhood traffic and drainage needs as a condition precedent to the approval and acceptance of the final map.

(b)

Improvements shall be installed to permanent line and grade and to the satisfaction of the city engineer in accordance with standard subdivision improvement specifications of the city on file in the office of the city clerk and the city engineer. Improvements which the subdivider shall make, agree to make or cause to be made at the cost of the subdivider prior to acceptance and approval of the final subdivision map by the city council shall be as follows:

(1)

Completion of the entire street section, public or private, prior to city council acceptance of the subdivision's improvements and release of bonds. Should a portion of any required street be located on adjoining property, then the cost of improvement of that portion of the street shall be reimbursed upon development of the adjoining property. This requirement shall apply pursuant to Ordinance No. 817.

(2)

Grading and surfacing of all streets, highways, public ways and alleys which are a part of the subdivision. Any such surfacing shall be deferred until water mains, gas mains, sewers and other underground utilities, if any, are installed serving each lot.

(3)

Construction of curbs, gutters, sidewalks and the installation or furnishing of street trees and street name signs. The planning commission may require a cash payment or completion bond in lieu of the installation or furnishing of street trees, curbs, gutters and sidewalks. Street name signs shall require a cash payment only.

(4)

Adequate drainage of the subdivision, as well as the streets, highways, public ways and alleys which are a part of the subdivision, and the provision of flood control or drainage channels as may be required.

(5)

Provision of an adequate domestic water supply system, together with the installation of fire hydrants necessary for reasonable fire protection.

(6)

In a subdivision within a reasonable distance of a sanitary sewage disposal system, the installation of a complete sewage collection system connected thereto. Where the subdivision is not within a reasonable distance of a sewage disposal system, other provisions for disposal of sewage shall be made.

(7)

Such other improvements as may be established as standard requirements by resolution of the city council.

(c)

The requirements for improvements provided in this section shall not be required in subdivisions of land in which all lots in such subdivision contain five or more acres of land and in which no new public street opening is required for access.

(d)

All residential subdivisions shall be connected with electric and telephone public utilities supplying service to the city. Such electric and telephone utilities, and any other public utility providing service within any such subdivision, shall be installed entirely underground by the developer thereof in accordance with the specifications of the public utility providing such service. Such developer shall make arrangements with the affected public utility for the installation of all such facilities. For the purpose of this section, all appurtenances and associated equipment, such as surface-mounted transformers, pedestal- mounted terminal boxes and meter cabinets and concealed ducts in an underground system, may be placed above ground. The city council, upon recommendation of the planning commission, may waive the requirements of this subsection if topographical, soil or any other condition makes such underground installation unreasonable or impractical. This subsection shall not apply to existing facilities or to utility lines which do not provide service to the area being subdivided.

(Code 1968, § 28-33)

All subdivision improvements shall be constructed in accordance with the plans, profiles and cross sections and specifications filed by the subdivider with and approved by the city engineer, and shall be constructed under the supervision of the city engineer and to permanent grades approved by him. The subdivider may be required to pay the actual reasonable cost of improvement plan checking and construction supervision.

(Code 1968, § 28-34)

(a)

If the required improvement work is not completed satisfactorily before the final map is filed, the owner of the subdivision shall, concurrently with the approval of such map, enter into an agreement with the city council agreeing to have the work completed within the time specified in such agreement. The agreement may provide for the improvements to be installed in units for extensions of the time under specified conditions, or for the termination of the agreement upon a reversion of the subdivision or a part thereof to acreage. Such agreement shall be secured by a good and sufficient bond payable to the city or security interest in real property in a form approved by the city attorney, or by the deposit of money or negotiable securities with the city as provided in the Subdivision Map Act. This subsection shall not preclude the owner of the subdivision from entering into a contract with the city council in the manner authorized by Business and Professions Code § 11612, by which such owner agrees to initiate and to consummate proceedings under an appropriate special assessment act for the formation of a special assessment district covering the subdivision or part thereof, for the financing and construction of designated improvements upon the streets or easements dedicated by the map.

(b)

After the final map has been recorded, all subdivision improvements properly installed in accordance with previously approved plans and specifications shall be accepted by the city council immediately upon satisfactory completion, and the subdivider and any other person or agency having an interest in such completion shall be notified in writing by the city council of such completion and acceptance. At the time of such acceptance, the public agency shall take over the subdivision improvements for public maintenance.

(Code 1968, § 28-35)

(a)

Survey. An accurate and complete field survey shall be made of the land to be subdivided.

(1)

A traverse sheet, in a form approved by the city engineer, giving latitudes, departures, area, curve data and coordinates and showing the mathematical closure, together with complete sets of blue line or black and white check prints for the final map, shall be submitted to the city engineer for checking and approval. The traverse of the exterior boundaries of the tract and of each block, when computed from field measurements of the ground, shall close within a limit of error required by the city engineer consistent with the character of the subdivided land.

(2)

Wherever the county surveyor, county engineer or city engineer has established a system of coordinates, then the survey may be in reference to such system.

(3)

All monuments, property lines, centerlines of streets, alleys and easements adjoining or within the tract shall be in reference to the survey.

(b)

Monuments.

(1)

Monuments shall be defined as consisting of either:

a.

New galvanized iron pipe not less than one inch in diameter and 36 inches long; or

b.

Reinforced concrete posts six inches by six inches in cross section or six inches in diameter and 30 inches long.

(2)

All monuments shall have a copper plate or disk securely attached to the top of the monument by a copper dowel or nail not less than 2½ inches long firmly embedded in concrete and marking the exact center. The registered licensed number of the engineer or surveyor shall be stamped upon the copper plate or disk.

(3)

In making the survey, the engineer or surveyor shall set monuments in such a manner that the property lines may be retraced in any area of the subdivision with a minimum of difficulty.

(4)

Where the exterior boundaries of the subdivision are existing street lines, and on all interior street lines of the subdivision, the engineer or surveyor shall set monuments in the street areas, preferably on the street centerline, and located so as to determine the street lines bounding each block. Due consideration shall be given to visibility of monuments, one from another, for the purpose intended.

(5)

In areas where streets are to be paved with Portland cement concrete, the monuments in the street areas shall be set so that the tops are at least 7½ inches below the top of the finished pavement grade and enclosed in cast iron receptacles with cast iron covers of a type acceptable to the city engineer set flush with the tops of finished pavement grade and supported independently of the monuments. Where other types of pavement are to be permitted, monuments of a type specified by the city engineer shall be installed.

(6)

Monuments may be set after approval of the final map but not later than the time of acceptance of the subdivision improvement by the city council, provided a cash deposit or approved bond in an amount set by the city engineer is filed by the subdivider with the city guaranteeing such work.

(7)

All monuments and their location shall be subject to inspection and approval by the city engineer.

(8)

Redwood or Douglas fir hubs, each two inches square in cross section and not less than 12 inches in length, or three-fourths-inch iron pipe 24 inches long, shall be driven flush with the surface of the ground at all lot corners, angle points and curve points where no monuments are set, and in each case the exact corner shall be marked by a metal tack.

(Code 1968, § 28-36)

Secs. 26-186—26-210. - Reserved.