Los Altos Municipal Code Ch. 13.20 Design Standards and Improvements

A.

Conformity with master plan. The street and thoroughfare design shall conform both in width and alignment to any master plan of streets and thoroughfares approved by the council, and rights-of-way for any such street or thoroughfare indicated on the master plan shall be dedicated.

B.

Conformity with pending proceedings. The street and thoroughfare design shall conform to any proceedings affecting the subdivision which may have been initiated by the council or approved by the council upon initiation by other legally constituted bodies of the city, county, or state. If a parcel of land to be subdivided includes a portion of the right-of-way to be acquired for a freeway or parkway, and the council shall determine the boundaries of the right-of-way to be acquired, the subdivider shall either offer for dedication or withhold from subdivision all the area included in the right-of-way.

C.

Street and highway design. The following general conditions shall apply to the street and highway design:

All streets shall be, as far as practicable, in alignment with existing adjacent streets by continuations of the center lines thereof or by adjustments by curves and shall be in general conformity with the master plan made for the most advantageous development of the area in which the subdivision lies.

Street center lines shall be required to intersect one another at an angle as near to a right angle as is practicable by tangents not less than seventy-five (75) feet in length.

Where necessary to give access to or permit a satisfactory future subdivision of adjoining land, streets shall extend to the boundary of the property, and the resulting dead-end streets may be approved without a turnaround. In all other cases a turnaround having a minimum radius of forty (40) feet shall be required.

Where a street or highway intersects another street or highway, the property lines at each block corner shall be rounded with a curve having a radius of not less than twenty (20) feet. In either case, a greater curve radius may be required if streets intersect at other than right angles. This subsection shall not apply at intersections where there are no building setback requirements.

The center line curve radii on all streets and highways shall conform to accepted engineering standards of design and shall be subject to approval by the city engineer.

No major or secondary street or highway shall have a grade of more than six percent. No other street or highway shall have a grade of more than ten (10) percent unless, because of topographical conditions or other exceptional conditions, the planning commission determines that a grade in excess of ten (10) percent is necessary. On all grades in excess of ten (10) percent the city engineer shall make a special report and recommendation to the planning commission. No street or thoroughfare shall have a grade of less than three-tenths of one percent.

Reserved strips controlling access to public ways or which will not prove taxable for special improvements shall not be approved unless such strips are necessary for the protection of the public welfare or of substantial property rights, or both, and in no case except in which the control and disposal of the land comprising such strips are placed definitely within the jurisdiction of the city under conditions approved by the council.

D.

Street width.

Public streets and thoroughfares shall not be of less widths than those set forth in this subsection, except where it can be shown by the subdivider, to the satisfaction of the planning commission, that the topography or the small number of lots served and the probable future traffic development are such as to unquestionably justify narrower widths. Increased widths may be required where streets are to serve a commercial property, or where probable traffic conditions warrant such increased widths.

i.

Major thoroughfares: Rights-of-way of ninety (90) feet to one hundred twenty (120) feet wide;

ii.

Major streets: Right-of-way of sixty (60) feet to ninety (90) feet wide;

iii.

Minor streets: Rights-of-way of forty (40) feet to sixty (60) feet wide;

iv.

Cul-de-sac streets, short residential streets, and service roads when not over 400 feet in length: Rights-of- way of forty (40) feet wide and a minimum paved width of twenty eight (28) feet as measured to the face of a vertical curb, or to the inside edge of a rolled curb.

v.

Cul-de-sac street turnaround: Rights-of-way radius of forty. (40) feet wide and a minimum paved width radius of thirty six (36) feet as measured to the face of a vertical curb, or to the inside edge of a rolled curb.

Private streets are prohibited, with the exception of access roads serving multiple-family residential, planned unit development, mixed-use residential/commercial, or other similar projects. Private streets shall provide a minimum paved width of twenty (20) feet as measured to the face of a vertical curb, or to the inside edge of a rolled curb.

E.

Service roads and off-street parking. Where lots proposed for commercial usage front on any major street or thoroughfare, the subdivider may be required to dedicate and improve a service road to provide ingress and egress to and from such lots, or, in lieu thereof, if approved by the planning commission, the subdivider may dedicate for public use and improve an area adjacent to such lots for off- street parking purposes where any lots proposed for residential use front on any freeway, state highway, or parkway, the subdivider shall dedicate and improve a service road at the front of such lots unless such is already existent as a part of such freeway or parkway. In addition to any requirement for a service road, the planning commission shall require adequate off-street parking areas for all lots proposed for commercial use.

F.

Nonaccess and planting strips. Where the rear or side lines of any lots border any major or secondary street, highway, or parkway, the subdivider may be required to execute and deliver to the city an instrument, deemed sufficient by the city attorney, prohibiting the right of ingress and egress to such lots across the side lines of such streets or highways. Where the rear or side lines of any lots border any freeway, state highway, or parkway, the subdivider may be required to dedicate and improve a planting strip adjacent to such parkway or freeway.

G.

Alleys. When any lots are proposed for commercial or industrial usage, alleys at least twenty-four (24) feet in width shall be provided at the rear thereof with adequate ingress and egress for truck traffic. Alleys shall not be permitted in residential areas.

H.

Street names. All street names for new subdivisions shall be as recommended by the planning commission and approved by the city council, following the criteria set forth in Chapter 9.28, Section 9.28.010. No duplication of street names shall be permitted within the city.

I.

Acre lot subdivisions. Where a parcel is subdivided into a tract of lots of one acre or more, the minimum frontage shall be one hundred fifty (150) feet, and the blocks shall be of such size and shape and be so divided into lots as to provide for the extension and opening of streets and always at such intervals as will permit a subsequent division of any parcel into lots of smaller legal size.

(Prior code § 10-3.24)

(Ord. No. 09-333, § 1, 1-27-09; Ord. No. 2011-360, § 2, 1-25-2011)

The subdivider shall grant easements for public utility, sanitary sewer, and drainage purposes whenever necessary at the determination of the city engineer. Dedications of easements shall be for the purposes of installing utilities, planting strips, and for other public purposes as may be ordered or directed by the council or city engineer.

(Prior code § 10-3.25)

A.

Size and shape of lots. The size and shape of lots shall be in conformance with the provisions of Title 14.

In any area in which the proposed or adopted general plan indicates greater minimum lot sizes, or if, in the opinion of the planning commission, natural slopes are such that greater widths and/or depths of lots are advisable, the commission shall recommend such larger lots, and the council shall determine the lot sizes which will be required.

B.

Side lines of lots. The side lines of all lots, so far as possible, shall be at right angles to streets or radial or approximately radial to curved streets.

C.

Divided lots. No lot shall be divided by a city boundary line.

D.

Interior lots. Interior lots having double frontage shall not be approved without good and sufficient reason.

E.

Block lengths. Blocks shall not exceed one thousand two hundred (1,200) feet in length except where there are unusual topographical conditions or where existing construction prohibits the construction of intersecting streets.

F.

Cul-de-sac streets. No cul-de-sac street shall exceed four hundred (400) feet in length unless approved by the council after the recommendation of the planning commission.

(Prior code § 10-3.26)

The subdivider may be required to dedicate and improve walkways through subdivisions to provide access to schools, parks, or other public areas.

(Prior code § 10-3.27)

The subdivider shall dedicate, subject to riparian rights, a right-of-way for storm drainage purposes conforming substantially with the lines of any natural watercourse or channel, stream, or creek which traverses the subdivision or, at the option of the subdivider, provide by dedication further and sufficient easements or construction, or both, to dispose of such surface and storm water.

(Prior code § 10-3.28)

If any portion of any land within the boundaries shown on any final map or parcel map is subject to overflow, inundation, or flood hazard by flood waters, such fact and such portion shall be clearly shown on the final map or parcel map, enclosed in a border on each sheet of such map.

(Prior code § 10-3.29)

A.

Each subdivider shall provide a preliminary soil report, prepared by a civil engineer who is registered by the state, based upon adequate test borings or excavations of every subdivision, as defined in Sections 11535 and 11535.1 of the Business and Professions Code of the state.

B.

The preliminary soil report may be waived if the city engineer shall determine that, due to the knowledge his department has as to soil qualities of the soil of the subdivision or lot, no preliminary analysis is necessary.

C.

If the preliminary soil report indicates the presence of critically expansive soils or other soil problems which, if not corrected, would lead to structural defects, the subdivider shall furnish a soil investigation report of each lot in the subdivision. The soil investigation report shall be prepared by a civil engineer who is registered in the state. Such report shall recommend corrective action which is likely to prevent structural damage to each dwelling proposed to be constructed on the expansive soil.

D.

The city engineer shall approve the soil investigation report if he determines that the recommended action is likely to prevent structural damage to each dwelling to be constructed prior to the issuance of any building permit. In the event such report recommends corrective action, the city engineer shall require that the approved recommended action be incorporated in the construction of each dwelling. Appeals from such determinations shall be made to the council.

(Prior code § 10-3.30)

In all respects the subdivision shall be considered in relation to the master plan, or any part thereof, for subdivision of the city adopted by the council, or preliminary plans made in anticipation thereof.

(Prior code § 10-3.31)

A.

All improvements hereinafter mentioned shall be not less than those set forth in the "Standard Specifications of the city of Los Altos," adopted by resolution of the council, copies of which are on file in the office of the city engineer and city clerk.

B.

Improvement work shall not be commenced until plans and profiles for such work have been submitted to and approved by the city engineer. Such plans shall be required before approval of the final map. All such plans and profiles shall be prepared in accordance with the requirements of the city engineer.

C.

All required improvements shall be constructed under the inspection of and to the approval of the city engineer. Costs of inspections thereof shall be paid by the subdivider.

D.

Where main line utilities, sanitary sewers, and storm sewers are to be laid and installed in the paved portion of streets, service roads, alleys, or highways, such installation and construction shall be completed prior to the commencement of street paving work.

(Prior code § 10-3.32)

All streets and highways shall be graded and surfaced to widths and grades set forth in this chapter and in the city standards. The subdivider shall improve all subdivision streets, highways, or public ways to the intercepting paving line of any county road, city street, or state highway to the standards of the jurisdiction involved.

(Prior code § 10-3.33)

Structures for drainage, access, and/or public safety shall be designed and placed to locations and grades approved by the city engineer.

(Prior code § 10-3.34)

A.

Stormwater sewers and structures shall be installed in subdivisions and outside of subdivisions to provide for the discharge of the water from such subdivisions into a street or watercourse as required by the city engineer. Such facilities shall be constructed in the location and to the grade approved by the city engineer. If stormwater from a subdivision is to be discharged onto adjacent land, the subdivider shall deliver to the city clerk an agreement with the owner thereof to accept such water at the location proposed, relieving the city of any responsibility for damages resulting therefrom. Such agreement shall be subject to the approval of the city engineer and city attorney.

B.

The use of reservoirs for holding stormwater shall not be permitted. The method of disposal of stormwater shall be subject to the approval of the city engineer.

(Prior code § 10-3.35)

Street signs shall be installed at each intersection as determined by standards adopted by the council.

(Prior code § 10-3.36)

Approved street trees shall be provided for by the subdivider in each subdivision pursuant to the procedure established by the council by resolution.

(Prior code § 10-3.37)

Street lights shall be installed by the subdivider in conformance with standards of the city as agreed between the subdivider and the council.

(Prior code § 10-3.38)

A.

Water mains and fire hydrants connecting to existing systems shall be installed as required by the council for fire protection purposes. The location of water and gas mains and utility poles in street areas shall be subject to the approval of the city engineer.

B.

In all cases where trunk line sewer facilities are available, sanitary sewers and appurtenances shall be installed inside and outside subdivisions and connected to such trunk line sewer facilities. Such facilities shall be constructed in accordance with the Los Altos sewer master plan and in the location and to the grade approved by the city engineer. The installation shall be subject to the provisions set forth in Title 10 of this code.

C.

All new extensions of public utility facilities for power, street lighting, and communications shall be underground.

In residential areas, transformers, disconnect switches, fuses, junction boxes, and pedestal-mounted terminal boxes may be placed above-ground in enclosures as approved by the planning department.

D.

In commercial areas, transformers, disconnect switches, fuses, junction boxes, and pedestal-mounted terminal boxes may be placed aboveground provided a suitable location is found that will be essentially hidden from the general public view. Such locations shall be approved by the city planner.

E.

In areas served by existing overhead facilities, all new service drops shall be installed underground from the most convenient existing pole.

F.

In locations where existing overhead facilities are in a rear yard easement, a new service drop may be served overhead if this is the last possible lot that will be served by the particular pole. If two or more possible services may be served from the pole, they shall be underground, and an underground riser shall be installed adequate to serve all possible future services.

G.

Relocations and extensions of existing overhead facilities shall be prohibited; provided, however, relocation of existing poles shall be permitted, when they do not constitute an extension or reconstruction of existing facilities, as follows:

Where up to a maximum of four pole relocations shall reduce the total number of poles on a public right-of- way; and

Where individual pole relocations are required to accommodate the location of driveways, trees, hydrants, pathways, curbs, and gutters, curb returns, storm drains, sewers, and other overhead or underground utilities in the public right-of-way.

H.

Relocation of more than four consecutive poles in a line shall require approval of the council.

I.

All underground facilities shall be owned and maintained by the utility except as provided by the utility's rules on file with the Public Utilities Commission of the state.

J.

In all existing overhead areas, pole risers shall be owned and maintained by the utility except as provided by the utility's rules on file with the Public Utilities Commission of the state.

K.

The provisions of this section apply to new extensions of public or private utility distribution facilities for power and communication only and shall not prohibit the maintenance, repair, or alteration of overhead power and communication systems existing on August 24, 1965.

(Prior code § 10-3.39)

Provisions shall be made for any and all railroad crossings necessary to provide access to or circulation within the proposed subdivision, including the preparation of all documents necessary for the application to the Public Utilities Commission of the state for the establishment and improvement of such crossings. The cost of such crossing improvements shall be borne by the subdivider.

(Prior code § 10-3.40)

A.

Permanent monuments and boxes shall conform to standards of the city. Pipe monuments shall be set at each lot corner and each boundary corner of the subdivision, at each beginning and ending of property line curves, at all intersections of street monument line tangents, and at the beginning and ending of monument line curves. All monuments in streets shall be provided with cast iron boxes approved by the city engineer. All monuments required to be set shall be marked to conform to the provisions of Article 5 of Chapter 15 of Division 3 of the Business and Professions Code of the state and to the provisions of this chapter.

B.

Permanent and accurate benchmarks shall be established on the monument at each street intersection, and complete field notes showing locations and elevations in relation to mean sea level, as established by the United States Geological Survey, shall be filed with the city engineer.

(Prior code § 10-3.41)

A.

Before approval by the council of the final map, the subdivider shall execute and file an agreement between himself and the city specifying the period within which he shall complete all improvement work to the satisfaction of the city engineer and providing that if he shall fail to complete such work within such period, the city may complete the same and recover the full cost and expense thereof from the subdivider. The agreement shall also provide for inspections of all improvements by the city engineer and reimbursement to the city for the cost of such inspections. Such agreement may also provide for:

The construction of the improvements in units;

An extension of time under conditions therein specified;

The termination of the agreement upon the completion of proceedings under an assessment district act for the construction of improvements deemed by the city engineer to be at least the equivalent of the improvements specified in the agreement and required to be constructed by the subdivider; and

Progress payments to the subdivider from any deposit money which the subdivider may have filed in lieu of the surety bond provided for in Section 13.20.210 of this chapter.

B.

The agreement shall also provide that neither the final certificate of payment, nor any provision in the agreement, nor partial or entire use or occupancy of the improvements by the city shall constitute an acceptance of the work not done in accordance with the agreement or relieve the subdivider of liability in respect to any express warranties or responsibility for faulty materials or workmanship. The subdivider shall agree to remedy any defect in the work and pay for any damage to other work resulting therefrom which defect or damage shall appear within a period of one year from the date of the final acceptance of the work in accordance with the approved plans and specifications.

(Prior code § 10-3.42)

The developer shall also provide a certificate of insurance, satisfactory to the city attorney and filed with the city clerk, attesting that all contractors and subcontractors are properly insured and that the city, its officials, and employees will be held harmless from claims of any nature arising from the construction work.

(Prior code § 10-3.43)

A.

The subdivider shall also file with the agreement required by Section 13.20.190 of this chapter, to assure his full and faithful performance thereof, a bond for such sum as is sufficient to cover the cost of such improvements. Such bond shall be executed by a surety company authorized to transact a surety business in the state and shall be approved by the city attorney as to form and by the city engineer as to sufficiency. In lieu of such bond, the subdivider may deposit a time deposit certificate with the city engineer.

B.

In the event the subdivider shall fail to complete all improvement work in accordance with the provisions of this chapter and the city shall have completed the same, or if the subdivider shall fail to reimburse the city for the cost of repairs or replacement of defective work when the city, after having given the subdivider reasonable notice of observed defects, shall have caused such defective work to be corrected, the city shall call on the surety for reimbursement or shall appropriate funds for reimbursement from any time certificate deposit.

C.

No release of the surety bond or cash deposit shall be made except upon the certification by the city engineer that the work covered thereby has been satisfactorily completed and on approval of the council.

(Prior code § 10-3.44)