Ione Municipal Code Ch. 16.40 Design Standards

The purpose of this chapter is to establish specific design standards and requirements for the subdivision of land in the City of Ione.

(Ord. No. 431, § 2, 2-2-2010)

A. The size, design, character, grade, location and orientation and configuration of lots within a proposed subdivision and improvements required in connection therewith shall be consistent with the density and uses authorized for the area by the general plan, the applicable specific plan, the zoning ordinance, and other land use regulations, and shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision.

B. The density, timing or sequence of development may be restricted by considerations of safety, traffic access or circulation, the slope of the natural terrain, the physical suitability of the site (including soil conditions), the nature or extent of existing development, the availability of public utilities, environmental habitat or wildlife preservation or protection, or other provisions of this title.

C. All subdivisions shall result in lots which can be used or built upon. No subdivision shall create lots which are impractical for improvement or use due to steepness of terrain, location of watercourses, size, shape, inadequate frontage, access, building area, or other physical condition. Except for lots within a planned unit development all residentially zoned lots shall have not less than 20 feet of public street or approved private street frontage.

(Ord. No. 431, § 2, 2-2-2010)

Each local street providing access to lots within a subdivision shall connect directly to or by way of one or more local streets to a collector street or arterial street.

Each route of access to collector streets or arterial streets and its point of connection therewith shall be adequate to safely accommodate the composition and volume of vehicular traffic generated by the land uses that it serves. However, residential subdivisions shall be designed to encourage vehicle speeds less than 25 mph and traffic volumes less than 500 average daily traffic.

In determining the adequacy of a route of access, the deployment of fire equipment or other services under emergency conditions shall be considered.

A tentative map that makes use of a local street that passes through a predominately residential neighborhood as a route of access to industrial, commercial or other subdivisions generating traffic that would conflict with the residential character of the neighborhood may be denied.

(Ord. No. 431, § 2, 2-2-2010)

Streets shall be laid out to conform to the alignment of existing streets in adjoining subdivisions and to the logical continuation of existing streets where the adjoining land is not subdivided.

The realignment of streets in contemplation of the development or use of adjoining property and the provision of streets or dead-end street extensions to facilitate the subdivision of adjoining property may be required.

Permanently dead-ended streets (except cul-de-sacs as defined in these regulations) are prohibited. When a street is temporarily dead-ended a barricade or temporary turning area or temporary connection to another street may be required. Permanent turnarounds may be required at the end of dead-end streets where the future extension of the street is remote.

(Ord. No. 431, § 2, 2-2-2010)

Where property is subdivided into lots substantially larger than the minimum size required the zoning district(s) in which the subdivision is located streets and lots shall be required to be laid out so as to permit future resubdivision in accordance with the provisions of these regulations.

(Ord. No. 431, § 2, 2-2-2010)

A frontage road, or through or side-on lots, or other types of limited access layout may be required where a subdivision adjoins or contains an existing or proposed freeway or arterial street. To accomplish the purpose of this section, waivers of vehicular and pedestrian access rights to the freeway or arterial street may be required.

Waivers of vehicular and pedestrian access rights may also be required to prevent a local or collector street which passes through a predominantly residential neighborhood from being used as a route of access to industrial, commercial or other subdivisions generating traffic which would conflict with the residential character of the neighborhood.

(Ord. No. 431, § 2, 2-2-2010)

All streets shall intersect or intercept each other so that for a distance of at least 100 feet the street is approximately at right angles to the street it intersects or intercepts.

Street alignment shall provide for streets entering opposite each other to have their center lines directly opposite. Where this is not possible, street jogs shall have a minimum center line offset of 120 feet. No jogs shall interrupt the continuity of a major or collector street.

(Ord. No. 431, § 2, 2-2-2010)

Local streets shall be laid out so that their use by through traffic shall be discouraged. Maps of proposed subdivisions containing excessively long, straight residential streets, conducive to high-speed traffic, shall be denied. Curvilinear streets shall be encouraged.

(Ord. No. 431, § 2, 2-2-2010)

Cul-de-sacs are generally discouraged but may be permitted in certain conditions and under certain standards. The city recognizes that in some cases, cul-de-sacs are the most viable option and will review their proposed location and design on a case-by-case basis for consistency with this title and the goals and policies of the general plan. Generally, a cul-de-sac street created by the proposed subdivision shall not exceed 500 feet in length. Longer cul-de-sacs may be permitted, upon review and consent of the fire chief, if one or more fire turnarounds are provided to the satisfaction of the fire chief. A proposed cul-de-sac may be reduced in length or may be eliminated by the designated approving authority in order to provide for the efficient circulation of traffic, the future development of the neighborhood street system, or the deployment of emergency services.

(Ord. No. 431, § 2, 2-2-2010)

All street and alley rights-of-way and the location of improvements therein shall be designed to conform to adopted street standards, except where a modification is expressly permitted by Chapter 16.46, Subdivision modifications, of this title, or where a special cross-section is required to conform to an adopted planned street line, an applicable specific plan, or an existing street. For any street for which the city's general plan and/or bikeway master plan indicates that an on-street bikeway shall be provided, and the width of such street was established prior to the adoption of said general plan or bikeway master plan, such width shall be increased by ten feet in order to provide the bikeways in accordance with the plan and to retain the design applicable to the previously adopted width of the street.

(Ord. No. 431, § 2, 2-2-2010)

Grades of all streets shall be consistent with adequate surface drainage requirements and the approved grading plan of the proposed subdivision.

(Ord. No. 431, § 2, 2-2-2010)

All street names shall be approved by the city council as part of the approval of final map or parcel map, consistent with the standards of Chapter 12.18, Naming and designation of streets.

(Ord. No. 431, § 2, 2-2-2010)

Improved pedestrian ways not less than ten feet in width may be required where needed for traffic safety or for access to schools, playgrounds, shopping facilities, other community facilities or scenic easements.

(Ord. No. 431, § 2, 2-2-2010)

Equestrian, hiking trails and biking paths shall be provided in locations established by the general plan or specific plans, or by master plans. Adequate access points for the public, maintenance and emergency vehicles and parking facilities shall be provided as necessary.

(Ord. No. 431, § 2, 2-2-2010)

Where required by the city engineer, utility easements shall be provided along interior and rear property lines to the satisfaction of the city engineer.

(Ord. No. 455, § 14, 12-6-2011; Ord. No. 431, § 2, 2-2-2010)

Public Utility easements inside the front and street side property lines shall be provided and shall be a minimum of ten feet in width.

(Ord. No. 455, § 14, 12-6-2011; Ord. No. 431, § 2, 2-2-2010)

Easements for storm drains or flood control channels, slope rights, and other public uses shall be provided at such locations and to such widths as determined necessary by the designated Approving Authority for tentative maps. In making its recommendation the advisory agency shall be guided by the recommendation of the city engineer.

Open space, public access, and scenic easements shall be provided at such locations and to such widths as are necessary to accomplish the objectives, policies and programs of the general plan and in accordance with the purposes and policies of this title, any applicable specific plan of the city, and the requirements of the Subdivision Map Act.

(Ord. No. 431, § 2, 2-2-2010)

Where determined by the designated approving authority for tentative maps to be necessary to promote the public health, safety or welfare, easements for centralized postal service facilities shall be provided in residential subdivisions.

(Ord. No. 431, § 2, 2-2-2010)

Blocks shall be designed to allow for adequate building sites for the type of use proposed; to allow for convenient pedestrian and vehicular circulation, access, traffic control and safety; and with regard to limitations created by topography.

The width of the blocks shall ordinarily be sufficient to allow for two tiers of lots. Block lengths shall not exceed 1,000 feet, except in planned developments and similar projects where longer blocks have been approved by the designated approving authority in connection with overall design approval of the project or in other subdivisions where unusual topographic or other conditions exist. When blocks are designed at lengths greater than 1,000 feet, design shall include mid-block pedestrian and/or emergency vehicle connections.

(Ord. No. 431, § 2, 2-2-2010)

When determined necessary to promote the general welfare, and assure the orderly development of a community, residential lots within a proposed subdivision may be required to be increased in size so as to more closely conform to the size of existing nearby lots fronting on the same street.

(Ord. No. 431, § 2, 2-2-2010)

Flag lots for any proposed usage may be approved if the following findings are made:

A. Either the flag lot is required by topographic conditions, or there is no alternative design for the development of the interior portions of excessively deep parcels;

B. The flag lot will not be detrimental to public health, safety or welfare;

C. The width of the stem of the flag shall be a minimum of 20 feet from its connection with the right-of-way to where the lot enlarges.

(Ord. No. 455, § 14, 12-6-2011; Ord. No. 431, § 2, 2-2-2010)

Lots proposed for single-family and two-family uses shall not have access to two parallel streets.

(Ord. No. 431, § 2, 2-2-2010)

No lot shall be divided by a city boundary line.

(Ord. No. 431, § 2, 2-2-2010)

Remnants of property which do not conform to lot requirements or are not required for a public or private utility or other public use or approved access purpose shall not be created by or left in a subdivision.

(Ord. No. 431, § 2, 2-2-2010)

All lots shall be graded to provide adequate, positive drainage in accordance with the city improvement standards. Drainage across property lines will not be allowed unless the city engineer determines that there is no practical alternative and appropriate easements are provided to the satisfaction of the city engineer. Provisions shall be made during construction for proper erosion control, including the prevention of sedimentation or damage to off-site property. If drainage is allowed to cross property lines, easements shall be required for all drainage courses and/or facilities.

(Ord. No. 455, § 14, 12-6-2011; Ord. No. 431, § 2, 2-2-2010)

All areas within a subdivision designated or planned as open space or for use for park or recreation purposes shall be either:

A. Designated as a separate parcel or parcels and deeded to the city for park and recreation purposes;

B. Designated as a separate parcel or parcels and maintained as common open space within an approved planned development, condominium, or community apartment project (e.g., maintained by a home owners association);

C. Contained within the various lots of the subdivision and maintained by the owners of such lots.

(Ord. No. 431, § 2, 2-2-2010)

Where access to lots or structures within a planned development, condominium, or community apartment project is to be provided by a system of private streets, the width, design, and configuration of said street system shall be adequate to permit the safe deployment of fire equipment or other services under emergency conditions.

(Ord. No. 431, § 2, 2-2-2010)

The configuration of lots and the design of improvements required by this title shall, to the extent reasonable under the circumstance, preserve indigenous natural resources such as, but not limited to, native trees, shrubs, wildlife and their habitat.

(Ord. No. 431, § 2, 2-2-2010)

The design of all subdivisions shall provide adequate drainage to reduce exposure to flood damage and shall in all respects conform to the requirements of Chapter 18.04 of this Code, floodplain management, and the national flood insurance program regulations, set forth in Subchapter B of Title 44 of the Code of Federal Regulations Parts 59 and 60.

All final subdivision improvement plans will provide the elevation of the proposed building site. Final lot pad elevations shall be certified by a qualified registered professional engineer or surveyor on the as-built subdivision plans and provided to the local floodplain administrator.

All subdivision proposals shall be consistent with the need to minimize flood damage.

All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize potential flood damage.