§ 20.08

This chapter establishes standards for the design and layout of divisions of land. These standards apply to subdivisions and conditional certificates of compliance in addition to all other applicable requirements of the Municipal Code. The purpose of the standards is to ensure that new subdivisions are the result of thorough careful site evaluation and design and that they create lots that are compatible with existing neighborhoods, protect the natural environment, and enhance the health and safety of City residents. These standards have been developed to be consistent with the policies of the General Plan. Standards for the physical design of streets and associated public improvements can be found in the Public Works Engineering Standard Plans.

(ORD-23-0051 § 1(Exh. A), 2023)

The number of dwelling units permitted within a proposed subdivision, the use proposed for the subdivision, and the design of the project shall conform to the density and use established by the adopted general plan and shall comply with the use and other standards contained in the Zoning Regulations or as permitted by State Law.

(ORD-23-0051 § 1(Exh. A), 2023)

The number, design, character, grade, location, and orientation of lots shall be appropriate to the subdivision location and to the type and density of development as permitted by the General Plan and the Zoning Regulations or as permitted by State Law. The following policies and standards shall be observed:

A.

Lot Width and Area. The minimum width and area of all lots shall conform to the requirements of the zoning district in which the subdivision is located; provided, however, if a lot is located in a zoning district for which no minimum lot width or area is specified, it shall have a minimum width of fifty feet (50') and a minimum area of six thousand (6,000) square feet. The advisory agency, or City Council on appeal, may waive the lot width and area requirements in accordance with Section 20.12.120 if it finds that:

1.

Any lot facing on a curved street may have a frontage of less than required but not less than thirty-five feet (35'); or

2.

The majority of lots adjacent to or in the immediate vicinity of the proposed subdivision have a substandard lot size and/or substandard lot width; however, each new lot shall not have a lot width or size less than the average lot width and size existing within a radius of three hundred feet (300'); or

The lot is a through lot with split zoning designations, frontage on two (2) parallel public streets and the lot has been developed with two (2) separate development projects fronting on each street.

B.

These lot size requirements shall be waived for condominium and other common interest projects where:

1.

One (1) lot is shown on the map and the lot boundaries overlay one (1) or more existing lots;

2.

For lot line adjustments; and

3.

For certificates of compliance.

C.

Where determined necessary to promote the general welfare, the Planning Commission or the Zoning Administrator may require that lots within a subdivision be increased in size so as to conform to the size of existing nearby lots fronting on the same street; provided, however, that in such cases the Planning Commission or the Zoning Administrator shall not require that such lots be increased in area by more than fifty percent (50%) of the minimum lot area requirement of the zoning district.

D.

Lot Lines. The side lot lines shall be at, or nearly at, right angles to straight street lines and radial to curved street lines, except where physical conditions would make this impracticable.

E.

Lot Frontage. All lots within a proposed subdivision shall have a frontage on a public street or an approved private street.

F.

Lots Adjoining City Limits. No lot shall be divided by a City or a County boundary line.

G.

Lot Drainage. All lots shall be adequately drained. No cross-lot drainage shall be permitted.

(ORD-23-0051 § 1(Exh. A), 2023)

To encourage alternative modes of transportation, on average, blocks shall range from 300 to 400 feet in length. Blocks that are greater in length, up to 1,320 lineal feet, may be appropriate based on street type,

General Plan Placetype, mobility factors, infrastructure, and development patterns, subject to satisfaction of the Directors of Community Development and Public Works.

(ORD-23-0051 § 1(Exh. A), 2023)

The subdivider shall provide right of way dedications for corner cut-offs at all property corners to support installation of ADA compliant curb ramps and/or to provide for adequate line of sight for vehicular traffic to the satisfaction of the Director of Public Works.

(ORD-23-0051 § 1(Exh. A), 2023)

Freeways shall conform in width and alignment to those designated in the Mobility Element of the General Plan. If a parcel of land to be subdivided includes a portion of the right-of-way to be acquired for any such freeway, the subdivider shall dedicate the necessary right-of-way for the freeway. Access rights to this freeway shall also be abandoned with the final/tract map or parcel map.

(ORD-23-0051 § 1(Exh. A), 2023)

Street dedications on a map shall conform to the design criteria included in the Mobility Element and Urban Design Element of the General Plan. If a parcel of land to be subdivided includes a portion of the right-ofway required to extend a street, the subdivider shall dedicate the necessary right-of-way for said street on a map or by separate instrument.

(ORD-23-0051 § 1(Exh. A), 2023)

A.

Each street, public or private, providing access to lots within a subdivision, shall provide access directly, or indirectly, such as through an intervening private street, to a public street outside the subdivision. In general, streets shall be laid out to conform to the alignment of existing streets in adjoining subdivisions and/or to be a logical continuation of existing streets.

B.

Dead-end streets without provisions for an adequate turnaround shall be prohibited. When a temporarily dead-ended street is extended to the boundary of the subdivision, a barricade, temporary turning area, or temporary connection to another street shall be required for any such street.

C.

The Mobility Element of the General Plan includes a context-sensitive street classification plan that designates all streets within Long Beach as one of the following types:

1.

Local streets primarily provide access to individual residential parcels. The streets shall have a right-of-way width of not less than fifty-six feet (56') with a roadway width of not less than thirty-six feet (36') to forty feet (40') and are generally two lanes with on-street parking, tree planting strips, and sidewalks. Fire apparatus access roads serving structures, shall have an unobstructed width of not less than 26 feet.

2.

Neighborhood connector streets serving residential areas but functioning as collector streets shall have a right-of-way width of not less than sixty feet (60') with a roadway width of not less than forty feet (40'). Fire apparatus access roads serving structures, shall have an unobstructed width of not less than 26 feet.

3.

A minor avenue provides for the movement of traffic to neighborhood activity centers and serves as a route between neighborhoods. They have a right-of-way width of sixty feet (60') with a roadway width of fifty-four feet (54') to sixty feet (60') and have two to four lanes. Avenues serve as a primary bicycle route and may serve local transit routes as well.

4.

A major avenue serves as the major route for the movement of traffic within the City as well as a connector to neighboring cities. Major avenues shall have right-of-way width of one hundred feet (100') with a roadway width of eighty feet (80') and may have four to six lanes. Most traffic using a major avenue will end the trip within the City (as opposed to through-traffic). As such, design treatment and traffic operation should give preference to this type of traffic. Long corridors with typically four or more lanes, avenues may be high- transit ridership corridors. Goods movement is typically limited to local routes and deliveries.

5.

Boulevards are characterized by a long-distance, medium-speed corridor that traverses an urbanized area and typically consist of four or fewer vehicle travel lanes, but can have as many as eight lanes. These streets have a balanced multimodal function, landscaped medians, on-street parking, narrower travel lanes, more intensive land use oriented to the street, and wide sidewalks. Boulevards have a right-of-way width of eighty feet (80') to one hundred feet (100') and a roadway width of eighty feet (80'). Buildings uniformly line the edges.

Multiway boulevards, a variation of the boulevard characteristic of post war neighborhoods, contain a central roadway for through- traffic and parallel roadways for access to abutting property parking, and pedestrian and bicycle facilities. Parallel roadways are separated from the through-lane by curbed, landscaped islands that may also provide transit stops and pedestrian facilities.

6.

Regional corridors contain four to eight lanes and are designed for intraregional and intercommunity mobility. These corridors emphasize traffic movement and include signalized pedestrian crossings. Regional corridors have a right-of-way width of one hundred feet (100') and a roadway width of eighty-four

feet (84'). The adjacent land uses should provide continuous mixed-use and commercial land uses with adequate off-street parking to minimize dependency on on-street parking.

In general, any proposed subdivisions that extend to these various types of streets, and have improvement requirements that affect these corridors, shall conform to the design criteria included in the Mobility Element and implementation plans. Another source of related guidance that applies to the design and improvements of City streets is included in Chapter 4 of the Urban Design Element under the heading of Street Types.

Exceptions for a narrower street width, or other deviations to the improvement standards described here, and covered in further detail in the Mobility Element, may be approved based on findings to the satisfaction of the Directors of Community Development and Public Works. Findings for exceptions shall describe extenuating circumstances, such as creating streets that conform better to development patterns in the vicinity, provide for superior mobility for all modes of transportation, address infrastructure deficiencies in the area, and promote the goals, objectives and policies of the General Plan.

(ORD-23-0051 § 1(Exh. A), 2023)

If off-street guest parking is provided as specified in the Zoning Regulations and if the street is not serving as a principal avenue of travel in the development, then such street may have a width of not less than twenty-eight feet (28') provided that curb parking shall be prohibited on one (1) side of the street. Private streets shall also incorporate safe places for pedestrians to walk within the project by the incorporation of sidewalks, separate walkways, or changes in hardscape to designate a pedestrian zone. The safety of pedestrians and bicyclists is the top priority with the design of private streets per the following provisions:

A.

Provide a sidewalk of not less than five (5) feet in width along the length of at least one side of each private street.

B.

Include appropriate speed control measures including roadway alignment, intersection spacing, bulb outs, etc., and shall provide adequate pedestrian and bicycle circulation patterns.

C.

Include all relevant traffic safety features, including, but not limited to, traffic signs and markings, street lighting, cross walks with cross signals, and traffic signals.

D.

Maintain and/or provide adequate public access to public facilities such as parks, schools, bike trails, transit stops, recreation areas, beaches, and other coastal recreations amenities.

E.

Assure that access is provided for emergency vehicles.

F.

The private street circulation pattern shall be designed to integrate with and minimize impacts to the adjacent public street system.

G.

High volume private street developments shall provide multiple ingress/egress points as necessary to direct traffic to appropriately sized public streets.

H.

Entrances to private streets, which have locking gates and are located on collector or larger streets, shall allow vehicles to turn around on-site without backing onto public streets. Adequate stacking room shall be provided between the entrance to private gated streets and the gate controller to avoid vehicle stacking across public sidewalks or intersections.

I.

Private streets shall meet ADA requirements as required for public streets subject to the review and approval of the Director of Community Development and Director of Public Works.

J.

Private streets in the coastal zone shall not obstruct visibility or physical access to coastal resources.

K.

Fire apparatus access roads serving structures, shall have an unobstructed width of not less than 26 feet.

If at some future time a private street is offered for public dedication and use, said private street shall be brought into compliance with the standards required for public streets at that time, to the satisfaction of the Director of Public Works and prior to public acceptance of the dedication.

(ORD-23-0051 § 1(Exh. A), 2023)

A cul-de-sac shall not exceed five hundred feet (500') in length unless emergency access to a public street is provided at the closed end in which case no point on the cul-de-sac may be more than four hundred feet (400') from the emergency access or five hundred feet (500') from the normal access end. A turnaround having a minimum curb radius of not less than thirty-eight feet (38') shall be provided, except where extraordinary conditions make strict enforcement of this rule impractical. Dead end roads longer than 150 feet shall be provided with an emergency vehicle turnaround. Cul de sacs for roads longer than 150 feet are required to be a minimum of a 96-foot minimum Diameter".

(ORD-23-0051 § 1(Exh. A), 2023)

Where a subdivision borders on a freeway or a regional corridor, and no alley access is feasible, a service road shall be provided. The service road shall have a roadway width of not less than twenty-four feet (24') for a one-way operation and twenty-eight feet (28') for two-way. An additional eight (8) foot right-of-way shall be provided on the residential side of the service road for sidewalks, street furniture, and parkway.

(ORD-23-0051 § 1(Exh. A), 2023)

20.08.110 - Street Naming Requirements for Subdivisions of Land.

A.

Proposed street names shall be substantially different from existing street names so as not to be confused in sound or spelling. Selected names need to be easy to spell, pronounce and read so the public, especially children, can say the name correctly in an emergency.

B.

Street names must include an appropriate classification such as "street," "way," "lane," etc., to be determined by the Community Development Department.

C.

Street names must have fewer than fifteen characters, including letters, punctuation, and spaces, but not including the street classification.

D.

Each proposed street, which is a continuation of an existing street, shall be given the same name as that existing street. Two street segments that do not form a continuous street, and are not proposed to form one, must have different names.

E.

Where several street names are to be designated, such as within a new subdivision, the street names should be thematically organized and related to the local area of the subdivision.

F.

Proposed street names shall be shown on preliminary plats when submitted to the city for review.

(ORD-23-0051 § 1(Exh. A), 2023)

20.08.115 - Street Name Changes for existing streets.

A.

Purpose. An existing street name may be changed through the application process described below if good cause is shown that it would be beneficial to the neighborhood. Renaming of public or private streets or other named rights-of-way shall include early consultation with the affected community, multi-lingual

notices in English, Spanish, and including any other language that is reasonably known to be prominent in the area. Local, state, and federal government agencies are exempted from this process.

B.

Initiation. The Council, Planning Commission, Community Development Department or owner of adjoining property may initiate the renaming of an existing street. A nonrefundable application fee, established by the council, will be charged to a property owner initiating the process.

C.

Application Information. The initiating party must file a completed street name application with the Community Development Department. The application shall include the following:

1.

A map with the existing street name, proposed street name and the reason for the requested street name change.

2.

The width and length of the right-of-way.

3.

A location map showing the street, or the portion of a street proposed for renaming.

4.

A list of names and addresses of all affected property owners and occupants with their corresponding Assessor's Parcel Number (APN).

5.

A petition signed and dated by over sixty-six percent (66%) of the affected property owners and tenants with their printed names and addresses which shall indicate their support of the proposed street renaming.

D.

Staff Recommendations. The Community Development Director shall submit a staff report evaluating the proposed street name change with applicable materials prepared by the applicant to the Planning Commission for review at a noticed public hearing.

E.

Noticing.

1.

All abutting property owners and residents who will be affected by the proposed change shall be notified by mail of the scheduled public hearing on such a change.

F.

Planning Commission Action. A street name change may be recommended for City Council approval by the Planning Commission through a resolution, based on the following findings, and subject to the following conditions:

1.

Street change naming findings.

a.

The proposed street name meets all the criteria contained in Section 20.08.110.

b.

The public record supports that the proposed street name change is supported by property owners, residents, and business owners, and will be beneficial to the overall affected community.

2.

Street change naming conditions.

a.

Once the name change is approved by the City Council by recommendation of the Planning Commission, the Director of Public Works shall change City maps and street signs as necessary. The City may assess the applicant for reasonable costs for changing maps and replacing or installing signs.

b.

The Community Development Department must notify all the appropriate public agencies and the property owners and tenants along the affected street.

(ORD-23-0051 § 1(Exh. A), 2023)

Alleys are a key design tool in residential neighborhoods to reduce trip generation on adjacent streets, to minimize the dominance of garage doors on the streetscape, and to improve the pedestrian orientation and larger multimodal network connectivity of local streets. Whenever practicable, alleys shall be required at the rear of all lots that are in residential zones and that front an arterial street, or where the front vehicular access is impractical, undesirable, or limited. Each new residential alley shall have a minimum width of twenty feet (20'). The Planning Commission or Zoning Administrator may require widening of an existing alley if it has a width of less than twenty feet (20'). All dead-end alleys shall be constructed with adequate turning areas. Alleys serving industrial zones shall be 30 feet wide to accommodate large vehicle maneuvering, unless otherwise approved by the designated review authority.

(ORD-23-0051 § 1(Exh. A), 2023)

In compliance with the Americans with Disabilities Act (ADA) and to promote accessibility for people of all abilities, a sidewalk shall be provided along each side of each street and shall have a minimum clear width of five feet (5'). Encroachments may be permitted pursuant to Public Works standards, but in no case shall it be reduced to less than forty-eight inches (48") clear. In circumstances where there is limited space to provide sidewalks on both sides of the street, alternative mobility improvements or amenities in the project may be considered with the support of the Director of Public Works. The final decision-making authority for the map (Planning Commission or Zoning Administrator) shall include findings to document the rationale for why an exception to the typical standard was supported.

(ORD-23-0051 § 1(Exh. A), 2023)

Bikeways shall be provided in accordance with the adopted mobility element of the general plan. The bikeway system shall meet minimum State standards.

(ORD-23-0051 § 1(Exh. A), 2023)

The subdivider shall dedicate all necessary easements for utility purposes, including but not limited to gas, water and sewer as required by the Planning Commission or the Zoning Administrator.

(ORD-23-0051 § 1(Exh. A), 2023)

Model homes are often provided as examples of housing types available for sale in residential subdivision tracts. Model homes are subject to the following:

A.

Not more than fifteen percent (15%) of the overall units, and in no case more than the total number of different floor plans offered in a subdivision, may be designated as sites for the construction of model homes;

B.

For a project which consists of condominium or other common interest units within one building with common garage parking, the model home or unit shall be a temporary structure on the site;

C.

Such model home sites shall be located in such a manner that existing developed residential properties shall not be adversely affected;

D.

Such model sites shall be easily accessible, and provision for such accessibility shall be assured at the time the tentative map is approved;

E.

A parking plan shall be submitted and approved to the satisfaction of the Director of Community Development or Designee;

F.

Model home complex projects shall be subject to approval from the Site Plan Review Committee; and

G.

In accordance with Section 18.04.040.A.1.3, building permits for model homes will not be issued until the property owner has complied with all of the requirements listed above and the Director of Public Works has granted permission authorizing permit issuance.

(ORD-23-0051 § 1(Exh. A), 2023)

For all subdivisions defined in the sections of this ordinance, monuments shall be set that are sufficient to re-trace the boundaries of the subdivisions and shall be set prior to the filing of the subdivision map as follows:

A.

All exterior boundary corners shall be marked with a 2-inch diameter iron pipe (minimum of 24 inches long) placed a minimum of 0.10 feet below the surface of the land unless an alternative to said pipe has been approved by the Designated City Surveyor.

B.

All interior lot and parcel corners shall be marked with a 1-inch diameter iron pipe (minimum of 18 inches long) placed a minimum of 0.10 feet below the surface of the land unless an alternative to said pipe has been approved by the Designated City Surveyor.

C.

All centerline monuments shall be placed in a monument well at the actual centerline intersection of streets and points of curvature (beginning of curves, end of curves, points of reverse curvature, etc.) and built and installed per an approved city standard plan and approved by the Designated City Surveyor prior to installation. If the centerline intersection falls on a manhole or other utility cover, it shall be evidenced by a monument well per an approved city standard plan within a 5-foot offset, on line with the centerline in one direction. Additional distance to be approved by the Designated City Surveyor.

D.

All centerline monuments shall be set with a minimum of four tangent over ties with the tag of the licensed surveyor in a location that shall not be disturbed or destroyed. Each centerline monument shall have centerline ties and a Corner Record submitted to the County of Los Angeles. The Corner Records shall be reviewed and approved by the Designated City Surveyor prior to submission to the County of Los Angeles.

E.

Found existing survey monuments, if accepted, that are illegible, do not contain a tag, are damaged, and/or of no reference, shall be tagged by the licensed surveyor performing the subdivision and/or reset if damaged. All monuments found, set, reset, replaced, or removed, describing their kind, size, and location, and giving other data relating thereto.

Any monument accepted for survey control that is found to be insufficient in character, markings and material by the Designated City Surveyor shall be replaced with a monument per an approved city standard plan. The Designated City Surveyor shall determine the durability of a monument. All spikes having a shank of less than 4 ½" are not considered to be durable.

F.

All monuments defined in this section shall comply with sections 8771 and 8772 of the California Business and Professions Code.

G.

At no time will the use of Real Time Kinematic GPS (RTK or RTN) be allowable for the methods of setting or locating the positions of found or set monuments. This policy includes found or set monuments ties and the use of benchmarks.

H.

The Designated City Surveyor may request any survey related documents, including, but not limited to, field notes, photographs, adjustments, CAD files prior to acceptance or approval of documents.

(ORD-23-0051 § 1(Exh. A), 2023)

20.08.170 - Right-of-way vacation.

A.

The release of dedicated right-of-way for use for other purposes known as a "right-of-way vacation" or street abandonment is subject to the provisions and requirements of the California Streets and Highways Code Section 8300-8363. The processing of a right-of-way vacation typically accompanies a development application and is shown on a parcel or tract map, but may also be processed separately from a development application.

B.

An applicant for a right-of-way vacation shall submit a preliminary title report that is specific to the portions of the right-of-way that are to be vacated and a preliminary right-of-way vacation map that contains the

following information:

1.

North arrow and scale. The scale shall be as large as possible to show the area being vacated and its relationship to surrounding properties.

2.

Area. The overall area to be vacated needs to be clearly indicated and its overall area in square feet shown on plans.

3.

Utilities and easements. The location of all existing utilities shall be shown on the map, including water, sewer, storm drain, telephone, gas, cable TV, streetlights, fire hydrants and any other public infrastructure. Also, any easements listed in the title report or otherwise in effect must be shown on the map.

4.

Frontage improvements. The existing frontage improvements for all streets adjacent to the property; include sidewalk, curb, gutter, driveway approach, storm drain inlets, retaining walls, parkways, and street trees.

5.

Structures. Show the footprint of all structures on lots adjacent to the proposed abandonment and provide the dimensions of the building setbacks to the proposed right-of-way line.

C.

In evaluating a right-of-way vacation, the City needs to make the following findings:

1.

The City right-of-way will not be needed for present or future public right-of-way purposes.

2.

The continued access to any City or public utility services and improvements will be properly reserved.

3.

The right-of-way vacation is consistent with goals and policies of the General Plan referencing specific applicable provisions.

D.

The Planning Commission reviews the proposed right-of-way vacation to determine that is consistent with the City's General Plan and forwards a report to the City Council recommending approval of the right-ofway vacation, based on findings, and subject to conditions.

E.

The City Council makes the final decision regarding a right-of-way vacation with a two-step hearing process:

1.

With support by the Planning Commission that the right-of-way vacation is consistent with the General Plan, the City Council shall pass a Resolution of Intention to formally consider the request and set a public hearing.

2.

At a second public hearing after adoption of the Resolution of Intention, the City Council may adopt a final Resolution of Abandonment and record the document with the County Recorder.

(ORD-23-0051 § 1(Exh. A), 2023)

CHAPTER 20.10 - DEDICATION AND IMPROVEMENTS[[3]]

Footnotes:

--- ( 3 ) ---

Cross reference— Provisions on the Planning Commission, see the City Charter.

State Law reference— Provisions authorizing local agencies to regulate and control the design and improvement of subdivisions, Gov. Code § 66411; provisions on the "advisory agency," Gov. Code § 66415.