§ 16.20

The design requirements of Section 16.20.020 shall not apply to subdivisions filed in conjunction with a specific plan or residential planned development, or filed to convert an existing apartment project to a condominium or stock cooperative. In these situations, the design requirements shall be established by the applicable specific plan or development approval, or by the planning commission on an individual case basis.

(Ord. 661 § 1 (510.010), 1994)

Article II. - Access and Circulation

16.20.040 - In general.

Each lot in a subdivision shall be provided with adequate street access and circulation based on the design requirements contained in this article.

(Ord. 661 § 1 (520.000), 1994)

Street right-of-way, design, and improvements within a proposed subdivision shall be consistent with Section 2.2 of the master plan of complete streets as determined by the city engineer and any city appropriate city approving authority.

(Ord. 754 § 1 (Attach. A (Exh. 1)), 1999; Ord. 661 § 1 (520.010), 1994; Ord. No. 1036, § 2, 10-24-2017)

In cases where the ultimate street right-of-way is not entirely within a proposed subdivision, the subdivider shall be required to provide paved improvements beyond the centerline in order to provide for adequate vehicle circulation, installation of bicycling, pedestrian, or transit improvements, parking, the installation of required medians and left turn pockets in their ultimate location and paved shoulders. The minimum improvements of such streets shall be as follows; however, the city engineer may modify such requirements to meet the design intent and performance objectives of the street consistent with the master plan of complete streets:

A.

Regional Arterials. Eighty-eight (88) feet of an ultimate one hundred twenty (120) foot right-of-way;

B.

Major Arterials. Seventy-eight (78) feet of an ultimate one hundred (100) foot right-of-way;

C.

Secondary Arterials. Seventy (70) feet of an ultimate eighty-four (84) foot right-of-way;

D.

Residential Collector Streets. Forty-four (44) feet of an ultimate sixty-four (64) foot right-of-way;

E.

Residential Local Streets. Forty-two (42) feet of an ultimate sixty (60) foot right-of-way;

F.

Residential Cul-de-sac. Forty (40) feet of an ultimate fifty-eight (58) foot right-of-way;

G.

Commercial and Industrial Streets. Sixty (60) feet of an ultimate eighty (80) foot right-of-way;

H.

Commercial and Industrial Cul-de-sacs. Fifty-one (51) feet of an ultimate sixty-six (66) foot right-of-way.

(Ord. 754 § 1 (Attach. A § 14), 1999; Ord. 661 § 1 (520.020), 1994)

(Ord. No. 917, § 1 (Exh. A), 2-10-2009; Ord. No. 1036, § 2, 10-24-2017)

The street pattern and the design layout of each subdivision shall be consistent with the following design requirements. The city engineer and any city approving authority shall have the authority to require street layout and design that is consistent with the master plan of complete streets:

A.

Each subdivision should have, at a minimum, two (2) separate points of access to the major/secondary arterial street network. The planning commission may approve subdivisions with only one point of access if other access will be provided by future development, or may require additional points of access when it is determined that the size or design of the subdivision warrants additional access, or when additional access is deemed necessary for public safety including fire access, etc.

B.

Collector streets should be located at one-fourth (¼) mile points when intersecting regional and major arterials, and at one-eighth (⅛) mile points when intersecting secondary arterials. However, this requirement should not be construed to impose an intersection every one-eighth (⅛) mile. It is the intent of the city, in newly subdivided areas, to establish a public street network designed on a minimum of a one-fourth (¼) mile grid pattern to facilitate pedestrian, bicycle, and vehicular circulation via multiple routes. Such streets shall be designed to minimize vehicular speed and safely accommodate multiple modes of travel, subject to the approval of the city engineer.

C.

Intersections shall be located and designed to minimize vehicular speed and provide safe use and access by motorists, pedestrians, and bicyclists. The city may require the provision of roundabouts, neighborhood traffic circles, curb extensions, and other traffic calming and safety improvements at intersections to meet this design objective.

D.

A minimum distance of one hundred fifty (150) feet shall be provided between the centerlines of offset streets intersecting on the opposite sides of a local or collector street, and an absolute minimum distance of three hundred eighty (380) feet shall be provided between the centerline of offset streets intersecting on the opposite sides of major or secondary arterials.

E.

The subdivision shall be designed to respect the intent and design objectives of the master plan of complete streets, the master plan of trails and bikeways, the safe routes to school master plan, the existing circulation pattern of the area, and any previously approved tentative or final subdivision maps in the area.

F.

Street patterns shall be designed to provide for future access to adjacent parcels when the planning commission determines that overall circulation needs in the area require such access. The development review committee and/or planning commission may, at their discretion, require the subdivider to provide conceptual design layouts for adjacent parcels when necessary to analyze whether a proposed subdivision will allow access to such adjacent parcels to allow for adequate future development or subdivision in accordance with city requirements.

G.

Residential subdivisions should be designed to limit vehicle speeds through the appropriate use of street and intersection design, traffic calming features, and other techniques as determined by the city engineer in accordance with the master plan of complete streets.

H.

The use of frontage roads in new residential subdivisions is prohibited.

I.

The use of alleys in new residential subdivisions is prohibited except where they will be privately maintained through a homeowner's association or similar mechanism, or where the city engineer determines that the use of an ally system is the only practical means to design the subdivision.

J.

The maximum length of cul-de-sacs shall be as follows:

1.

Five hundred (500) feet in length when serving land zoned for industrial or commercial use; exception, one thousand (1,000) feet in length if the street has a minimum right-of-way of eighty (80) feet in width; or

2.

Seven hundred (700) feet in length when serving land zoned for residential uses having a density of more than four (4) dwelling units per net acre; or

3.

One thousand (1,000) feet in length when serving land zoned for residential uses having a density of four (4) or less dwelling units per net acre.

The length of the cul-de-sac shall be measured along the centerline of the cul-de-sac from the centerline of the intersected street to the radius point of the cul-de-sac.

K.

Residential cul-de-sacs connecting to an arterial street are prohibited, unless the arterial street is the only available access to the site.

L.

Interior street patterns in commercial and industrial subdivisions should be designed primarily to provide safe access for automobiles, trucks and service vehicles at slow speeds.

(Ord. 661 § 1 (520.030), 1994)

(Ord. No. 1036, § 2, 10-24-2017)

Subdivisions within rural residential areas (RR zones) shall generally comply with the following street design and improvement requirements; provided, however, that the city engineer or approving authority may modify or reduce the right-of-way and improvement requirements to meet the intent, design, requirements, and performance objectives of the master plan of complete streets, including the use of alternative street surfacing materials where appropriate. The cross-sections contained in Section 2.2 of the master plan of complete streets shall be utilized for right-of-way and design guidance in rural residential areas.

(Ord. 839 § 1 (Exh. A § 1), 2005)

(Ord. No. 917, § 1 (Exh. A), 2-10-2009; Ord. No. 1036, § 2, 10-24-2017)

16.20.090 - Future streets.

If the planning commission has determined that a street is necessary for the future division of property shown on the tentative map, or for adjoining property, but that the present construction of such street is not warranted, the planning commission may require that the location, width and extent of such street be shown on the final map as a future street. The commission may also require that an offer of dedication be executed for that right-of-way.

(Ord. 661 § 1 (520.050), 1994)

Article III. - Lot Design

16.20.100 - In general.

The design and layout of lots shall be in conformance with the requirements of this article and as illustrated in Figure 16.20.100.

==> picture [376 x 480] intentionally omitted <==

(Ord. 661 § 1 (530.000), 1994)

16.20.110 - Lot area, width, depth and frontage.

Each lot shall have an area, width, depth and frontage not less than required by any applicable specific plan or the zone in which the lot is located. All lots shall be designed to accommodate the proposed or anticipated uses.

(Ord. 661 § 1 (530.010), 1994)

Where a subdivision in a rural residential zone divides land to less than fifty (50) percent of the density range as specified by the general plan, specific plan or zoning specification, the lots shall be designed with adequate area, width, depth and frontage to allow the lots to be further subdivided in the future.

(Ord. 661 § 1 (530.020), 1994)

The side lot lines of all lots shall be at an approximate right angle to the street upon which such lots front in all cases where practical. Where the lots have a curved front lot line by reason of fronting on a curved street, a knuckle intersection, or a cul-de-sac, the side lot lines may project radially from the theoretical center point of the curve.

(Ord. 661 § 1 (530.030), 1994)

All lots intended for residential use shall be oriented to obtain access from an interior collector, local or culde-sac street. Lots shall not be oriented to front onto arterial streets unless the planning commission determines that no other practical method exists for subdividing the property, or the property is located in a rural area where larger lots, existing subdivision patterns and relatively low traffic volumes mitigate any potential detrimental effects. Residential lots shall be designed to back up or side onto adjacent arterial streets.

(Ord. 839 § 1 (Exh. A § 2), 2005)

The design of a subdivision shall provide, to the extent feasible, for future passive or natural heating and cooling opportunities, provided in accordance with Section 66473.1 of the Subdivision Map Act.

(Ord. 661 § 1 (530.050), 1994)

Lots within commercial and industrial subdivisions shall be oriented to minimize direct access to arterial streets.

(Ord. 661 § 1 (530.060), 1994)

The creation of double frontage lots on cul-de-sac, local and collector streets in residential subdivisions is prohibited except where, in the opinion of the planning commission, the size and shape of the property dictate the use of such lots and there is no other practical method of subdividing the property.

(Ord. 661 § 1 (530.070), 1994)

The creation of reverse corner lots in residential subdivisions is discouraged.

(Ord. 661 § 1 (530.080), 1994)

16.20.190 - Access restriction—Residential.

When residential lots are located adjacent to an arterial street, access to such streets shall be restricted. In addition, the planning commission may restrict access to other streets when such restrictions are necessary to protect the public health and safety.

(Ord. 661 § 1 (530.090), 1994)

When commercial or industrial lots are located adjacent to an arterial street, access to such streets may be restricted when alternative access is available. In cases where access to an arterial street is permitted, the planning commission may require use of reciprocal access agreements or easements between individual lots in order to minimize the number of driveways.

(Ord. 661 § 1 (530.100), 1994)

The use of flag lots is discouraged. The planning commission may approve the creation of flag lots only when the site contains existing topographical features that prevent the practical use of conventional lot design, or the existing lot configuration or development in the immediate vicinity limit the availability of street access, and there is no practical method of providing such access now or in the foreseeable future to allow the site to be divided in a conventional manner. When flag lots are approved by the planning commission, they shall conform to the requirements contained in Title 17 of this code.

(Ord. 661 § 1 (530.110), 1994)

Article IV. - Residential Subdivision Perimeter Treatment[[1]]

Footnotes:

--- ( 1 ) ---

Editor's note— Ord. No. 1070, § 4(Exh. A), adopted Jan. 14, 2020, amended Art. IV in its entirety to read as herein set out. Former Art. IV, §§ 16.20.220—16.20.250, pertained to similar subject matter and derived from Ord. 661 § 1(540.000—540.030), 1994; Ord. 754 § 1(Att. A § 17), 1999; Ord. 839 § 1(Exh. A §§ 4—6), 2005.

The perimeter of a residential subdivision shall be treated in accordance with the requirements of this article.

(Ord. No. 1070, § 4(Exh. A), 1-14-2020; Ord. No. 1106, § 4(Exh. A), 10-10-2023)

16.20.225 - Perimeter walls—Residential subdivisions.

A.

Except as specified below, a masonry wall within a minimum height of five feet and a maximum height of six feet shall be constructed along the perimeter of an urban or rural single-family subdivision.

1.

Perimeter walls shall be constructed of materials selected from the following list:

a.

Adobe block;

b.

Brick;

c.

Decorative concrete block;

d.

Pre-cast concrete;

e.

Slump stone block;

f.

Split face block;

g.

Stucco on block;

h.

Wrought iron in conjunction with other listed materials.

2.

Design alternatives must be approved by the director.

B.

Exceptions. This standard does not apply in the following locations:

1.

Portions of the perimeter that coincide with a front lot line of a lot.

Portions of the perimeter that are adjacent to an arterial street that is subject to either Section 16.20.230 or Section 16.20.235.

(Ord. No. 1106, § 4(Exh. A), 10-10-2023)

Portions of an urban single-family subdivision that are adjacent to arterial streets shall be treated with a decorative wall and landscaping in accordance with the following:

A.

Wall Design Standards.

1.

Perimeter walls shall be constructed of materials selected from the following list:

a.

Adobe block;

b.

Brick;

c.

Decorative concrete block;

d.

Pre-cast concrete;

e.

Slump stone block;

f.

Split face block;

g.

Stucco on block;

h.

Wrought iron in conjunction with other listed materials.

Perimeter walls shall exhibit such design features (including, but not limited to, pilasters, alcove planters, varying textures, special subdivision entries, or other similar treatments) as necessary to provide them with appropriate design relief and visual appeal.

3.

Perimeter walls shall be minimum height of five feet and a maximum height of six feet.

4.

Subdivision perimeter wall location and design is subject to approval by the planning commission or the director.

B.

Landscaped Maintenance District Easement Design Standards.

1.

When a straight wall design is utilized, a landscaped buffer shall be provided between the sidewalk and a subdivision perimeter wall (inclusive of the wall) at the following widths:

a.

Arterial streets: ten (10) feet where an eight-foot sidewalk exists; four feet where a fourteen-foot meandering sidewalk exists.

The landscaped buffer/landscape maintenance district easement shall be in addition to the required sidewalk (i.e., ten (10) feet of the landscaping and eight feet of sidewalk or four feet of landscaping with a fourteen-foot meandering sidewalk along an arterial street will normally require a total width of approximately eighteen (18) feet between the curb and a wall).

2.

Along arterial streets the landscaped buffer may vary in depth from thirteen (13) feet to a minimum of seven feet where an undulating wall design is proposed as long as an average depth of ten (10) feet is maintained.

C.

The decorative wall shall be extended adjacent to subdivision entrance streets as shown in Figure 16.20.230.

==> picture [216 x 120] intentionally omitted <==

(Ord. No. 1070, § 4(Exh. A), 1-14-2020; Ord. No. 1106, § 4(Exh. A), 10-10-2023)

16.20.235 - Perimeter treatment along arterials for rural residential subdivisions.

Portions of a rural subdivision that are adjacent to arterial streets shall be treated with a decorative wall and landscaping in accordance with the following:

A.

Wall Design Standards.

1.

Perimeter walls shall be constructed of materials selected from the following list:

a.

Adobe block;

b.

Brick;

c.

Decorative concrete block;

d.

Pre-cast concrete;

e.

Slump stone block;

f.

Split face block;

g.

Stucco on block;

h.

Rock on block;

i.

Stone on block; and

j.

Wrought iron in conjunction with other listed materials.

2.

Perimeter walls shall exhibit such design features (including, but not limited to, pilasters, alcove planters, varying textures, special subdivision entries, or other similar treatments) as necessary to provide them with appropriate design relief and visual appeal.

3.

Perimeter walls shall minimum height of five feet and a maximum height of six feet.

4.

Subdivision perimeter wall location and design is subject to approval by the planning commission or the director.

5.

All solid portions of the wall shall be treated with an anti-graffiti coating.

B.

Landscape Maintenance District Pathway/Easement Design Standards.

1.

An eighteen-foot wide landscape maintenance district easement for landscaping and multi-use pathway shall be provided between the arterial street, curb, and the subdivision perimeter wall (inclusive of the wall).

2.

The eighteen-foot wide landscape maintenance district easement shall be counted toward lot area for the underlying parcels.

3.

Design Requirements.

a.

The pathway shall be located within the eighteen-foot landscape maintenance district easement area and shall generally be eight feet in width; the pathway may be reduced to a minimum width of six feet where design is constrained by utilities or other obstacles or meet the intent of a meandering sidewalk.

b.

The pathway shall be surfaced with decomposed granite, minimum four inches in depth and properly compacted. Weed barrier shall be installed underneath the pathway.

c.

The sidewalk shall meander away from the curb once every three hundred (300) to four hundred (400) feet at these locations: the planter adjacent to the curb shall be approximately twenty (20) feet in length and five to seven feet in width.

d.

A concrete spilt-rail fence is required between the sidewalk and pathway.

e.

Decorative, low-level ambient lighting fixture shall be provided along the pathway per the direction of the director.

4.

The landscape maintenance district pathway/easement along the arterial shall extend adjacent to subdivision entrance streets a minimum of twenty (20) feet beyond the curb return for entry streets where lots side onto the street.

(Ord. No. 1070, § 4(Exh. A), 1-14-2020; Ord. No. 1106, § 4(Exh. A), 10-10-2023)

16.20.240 - Phasing walls and treatment abutting vacant land.

Portions of an urban single-family subdivision where lots directly abut vacant land, as shown in Figure 16.20.240, shall be treated with a masonry wall constructed to a minimum city department of development services standard or equivalent. If the subdivision is developed in phases, a wall shall also be required around the perimeter of each phase. The intent of this requirement is to ensure that residential development immediately adjacent to vacant land is provided an adequate buffer. The planning commission or the director shall have the discretion to waive the requirement for a block wall when there is already an adequate wall in existence at the location, to avoid the creation of double walls, or where it has been demonstrated that the abutting property will not be vacant for an extended period of time.

ent immediately adjacent to vacant land is provided an adequate buffer. The planning commission or the director shall have the discretion to waive the requirement for a block wall when there is already an adequate wall in existence at the location, to avoid the creation of double walls, or where it has been demonstrated that the abutting property will not be vacant for an extended period of time.

Where streets that will be continued in later phases are provided within a developed subdivision, such streets shall be barricaded in accordance with public works Standard Plan PW-5 or PW-6, to the satisfaction of the city engineer.

==> picture [216 x 135] intentionally omitted <==

(Ord. No. 1070, § 4(Exh. A), 1-14-2020; Ord. No. 1106, § 4(Exh. A), 10-10-2023)

16.20.250 - Multiple-family subdivision perimeter treatment.

The perimeter of multiple-family subdivisions may be treated with a combination of landscaping, walls, decorative fences, or other techniques and may be required to annex into landscape maintenance districts as determined necessary by the planning commission.

(Ord. No. 1070, § 4(Exh. A), 1-14-2020)

Article V. - Commercial and Industrial Subdivision Perimeter Treatment[[2]]

Footnotes:

--- ( 2 ) ---

Editor's note— Ord. No. 1070, § 4(Exh. A), adopted Jan. 14, 2020, amended Art. V in its entirety to read as herein set out. Former Art. V, § 16.20.260, pertained to similar subject matter and derived from Ord. 661 § 1(550.000), 1994.

The planning commission may require the perimeter of a commercial or industrial subdivision to be treated in order to provide aesthetic appearance or to provide buffering between the subdivision and potentially conflicting uses. Such perimeter treatment may consist of landscaping, walls, decorative fences, or other features

(Ord. No. 1070, § 4(Exh. A), 1-14-2020)

Article VI. - Design of Sites for Public Facilities

16.20.270 - In general.

Whenever sites are provided within a residential subdivision for public facilities pursuant to Chapter 16.24, the design, location and layout of such sites shall be made in accordance with the requirements of this chapter.

(Ord. 661 § 1 (560.000), 1994)

16.20.280 - Public park sites and school sites.

A.

Public Park Sites. When a site for a public park is provided within a residential subdivision, the following design criteria and the recommendations of the director of parks, recreation and arts shall be utilized to determine the location and design of the site:

1.

The park site generally should be centrally located within the area it is intended to serve.

2.

The shape of the park site shall be adequate to accommodate the expected use, including active and passive recreational activities as appropriate.

3.

All park sites should have at least two street frontages unless topography, existing improvements, or adjacent approved development make it impractical to do so. Larger community-level park sites may need additional street frontages depending on specific access concerns.

4.

Where a street bordering a park site is a collector, local or cul-de-sac street, lots should be designed to front or side onto the street opposite the park site as shown in Figure 16.20.280.

5.

Park sites should be located in proximity to or connected with local and/or regional trails to encourage access by walking or bicycling.

B.

School Sites. When a school site is provided within a residential subdivision, the following design criteria shall be utilized to determine the location and design of the site:

1.

The size, shape and location of the site shall be acceptable to the affected school district.

2.

The site shall be provided with adequate vehicular access. Streets should be provided on a minimum of three sides unless topography, existing improvements, or adjacent approved development makes it impractical to do so.

3.

Where a street bordering a school site is a collector, local or cul-de-sac street, lots shall be designed to front or side onto the street opposite from the school site.

4.

School sites should be located in proximity to or connected with local and/or regional trails systems to encourage access by walking or bicycling.

==> picture [315 x 463] intentionally omitted <==

(Ord. 661 § 1 (560.010, 560.020), 1994)

It sites are provided within a subdivision for public facilities such as fire stations, water wells, etc., the size and shape of the site shall be acceptable to the entity that will acquire or utilize the site. The site shall be located to provide adequate access for the intended use and located to minimize future disturbance to residential neighborhoods.

(Ord. 661 § 1 (560.030), 1994)

Article VII. - Special Design Situations

16.20.300 - In general.

When a subdivision is proposed on a site affected by one or more of the following situations, the design of the subdivision shall be consistent with the criteria of this article except where the planning commission determines that it is impractical to do so.

(Ord. 661 § 1 (570.000), 1994)

16.20.310 - Electric substations, high voltage power line easements, drainage channels and railroad lines.

When a residential subdivision contains electric substations, high voltage power line easements or rightsof-way, drainage channel(s) or easement(s) therefor, or railroad line or easement therefor, the following design principles as illustrated in Figure 16.20.310 shall be utilized:

A.

Residential lots should be oriented away from the railroad easement or drainage channel through the use of "back-up" or "side-on" design.

B.

(Reserved)

C.

In urban residential areas, a masonry wall shall be provided along the boundary of the easement or channel where it abuts residential lots.

D.

If the easement or channel is part of the city's master plan of trails as contained in the general plan the subdivision shall be designed to provide access to the easement (see Section 410.060.02 of the general plan).

E.

If railroad spur lines are provided as part of an industrial subdivision, the street pattern shall be designed to minimize the number of railroad crossings.

Figure 16.20.310

DRAINAGE CHANNEL OR TRAIL EASEMENT

==> picture [420 x 410] intentionally omitted <==

(Ord. 661 § 1 (570.010), 1994)

Where a subdivision site contains a trail identified in the general plan, the subdivision shall be designed to accommodate the trail utilizing the following design criteria:

A.

The trail location and width shall be consistent with the master plan of trails. The planning commission may approve internal deviations from the designated route when the change results in a safer or more aesthetic trail design, or in order to connect with a public facility (such as a park or school). In such cases, the trail shall be designed to enter and exit the subdivision at the approximate location shown on the master plan.

B.

The subdivision shall be designed to minimize the number of streets and railroad spurs crossing the trail.

C.

Provisions shall be made for providing access to the trail from the subdivision, and any local or internal trail systems within the subdivision shall be designated to connect with the regional trail.

D.

Width of the trail easement or right-of-way shall be twenty-five (25) feet except where specific circumstances such as topography, drainage channels, existing street improvements, or proposed trail improvements result in a need for a lesser or greater width.

(Ord. 661 § 1 (570.020), 1994)

Chapter 16.24 - IMPROVEMENTS, DEDICATIONS AND RESERVATIONS

Article I. - Improvements, Dedications and Reservations