Gridley Municipal Code Ch. 16.21 Design Standards and Requirements

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. 824-2016 § 8 (part), 2017)

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 the Public Works Construction Standards and subject to Planning Commission review.

(Ord. 824-2016 § 8 (part), 2017)

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 Title 17 of the City for the district in which the subdivision is located except cul-de-sac lots may have a minimum width of sixty (60) feet measured at the building setback line.

B. Corner lots shall have a radius of not less than twenty (20) 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 or as defined in Title 17.

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 access way serving the flag lot shall not be included when calculating required lot area or allowable lot coverage.

2. The access way serving one unit on a single lot shall be at least twenty-five (25) feet wide, with a minimum of twelve (12) feet thereof being paved with concrete or asphalt concrete.

3. The access way serving two (2) or three (3) lots, or a single lot with more than one unit shall be at least twenty-five (25) feet wide, with twenty (20) feet thereof being paved with concrete or asphalt concrete, with an adequate turn-around provided at the end. The number of flag lots served by one access way shall not exceed three (3).

4. Curb and gutter may be required along the access way 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 200 feet. The maximum length of roadway serving two or three flag lots shall be 300 feet.

6. Each dwelling unit situated on a flag lot shall provide two (2) off-street parking spaces in addition to those spaces required by Title 17 of the Gridley Municipal Code.

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

(Ord. 824-2016 § 8 (part), 2017)

A. Conformance. The streets shall conform in principle to the streets shown in the Circulation Element of the General Plan and shall conform to the Public Works Construction Standards and the requirements of this Title.

B. Minimum Standards. Where higher standards have not been established as set forth in subsection A of this section, or lesser standards have not been established as set forth in subsection C. 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:

Notes:

* Plus additional easement for utilities.

** Interior streets and alleys are as determined by the Planning Commission

C. Exceptions to minimum standards. Streets which have been determined to have exceptional circumstances, and for which lesser minimum standards have been adopted, include the following:

(Ord. 824-2016 § 8 (part), 2017)

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 five hundred (500) 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. Proposed streets shall intersect one another at nearly at right angles as the conditions and other limiting factors of good design shall permit.

F. 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 (200) feet for local streets and three hundred (300) for all other streets.

(Ord. 824-2016 § 8 (part), 2017)

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 pursuant to Title 17.

(Ord. 824-2016 § 8 (part), 2017)

All street names shall be as approved by the County street name coordinator.

(Ord. 824-2016 § 8 (part), 2017)

When lots are proposed for commercial or industrial use, alleys at least twenty-four (24) feet in width may be required at the rear thereof.

(Ord. 824-2016 § 8 (part), 2017)

Grades, curves and sight distances shall be subject to approval by the Public Works Department to insure proper drainage and safety for vehicles and pedestrians in accordance with the Public Works Construction Standards.

(Ord. 824-2016 § 8 (part), 2017)

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 in accordance with § 16.21.040(B).

(Ord. 824-2016 § 8 (part), 2017)

A. Easements for public utilities shall be provided and shall not be less than ten (10) feet in width, direct and continuous from block to block, or six (6) feet on each side or rear lot lines 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 (12) feet. Easements of greater width may be required along natural watercourses, 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. 824-2016 § 8 (part), 2017)

The subdivider shall dedicate right-of-way for storm drainage conforming substantially to 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. 824-2016 § 8 (part), 2017)

The major dimensions of a block shall not exceed six hundred sixty (660) feet (four hundred (400) feet is preferred) in length or less than two hundred eighty (280) feet (three hundred twenty (320) feet is preferred) in length between street centerlines unless modified in accordance with the provisions of Chapter 16.24 entitled "Public Improvements."

(Ord. 824-2016 § 8 (part), 2017)

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. 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 City department. 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 Department and be consistent with the Infill Design Guidelines. To ensure compliance with this section, no building permit may be issued without a clearance from the Planning Department that the proposed building plan has been reviewed and approved in accordance with this section and Title 17.

(Ord. 824-2016 § 8 (part), 2017)

A. Conformance to General Plan. The street and lot layout of a mixed use and non-residential 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 Title 17 of the Gridley Municipal Code.

B. Types of mixed use and non-residential subdivisions. Non-residential subdivisions may include industrial, commercial, and mixed use subdivisions. Mixed use subdivisions include a mix of commercial and residential uses.

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.

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

6. Streets expected to carry frequent non-residential heavy 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. 824-2016 § 8 (part), 2017)