Merced Municipal Code Ch. 18.12 Design

A. Street design shall conform in principle to the streets shown on the circulation element of the general plan, specific plan, master plan of streets and in width and alignment to the streets shown on any precise plan adopted by the city council relating to streets, and shall conform to the requirements of this title. Streets not shown on a general or precise plan shall conform to city standards adopted by the city council.

B. The subdivider shall be required to dedicate all land necessary for street purposes or other public uses as shown on the general plan, specific plan, master plan of streets or any precise plan or to conform to the provisions of this title.

(Ord. 1342 § 2 (part), 1980: prior code § 25.20).

The following general conditions of design shall apply to streets and highways:

A. Relationship to existing streets. The street system in the proposed subdivision shall relate functionally to the existing streets in the area adjoining the subdivision.

B. Centerlines. The centerlines of all streets wherever practicable shall be the continuations of the centerlines of existing streets, or shall be offset at least one hundred feet.

C. Intersections. Each street intersection or interception shall be as near to a right angle as is practicable.

D. Cul-de-sac or dead-end streets. No cul-de-sac or dead-end streets shall be longer than permitted by city standards. Where necessary to give access to or permit a satisfactory future subdivision of adjoining land, streets shall extend to the boundary of the property.

E. Street names. A subdivision plan shall conform to the following street designation pattern:

1. Streets which run in a general easterly and westerly direction may be designated as "street" or "drive."

2. Streets which run in a general northerly and southerly direction may be designated "avenue."

3. Cul-de-sacs shall be designated "court."

4. Loop streets shall have one name and may be designated "way" or "place." For purposes of this chapter, a loop street is defined as a street which forms a loop by having each end intersect on the same street and which does not intersect with any streets other than a cul-de-sac between its termini.

5. If cul-de-sac is a continuation of another street, it shall have the same name with the exception that it shall be designated "court." In the event the street in question has a cul-de-sac at each end, the one at the northerly or easterly terminus shall have the same name and the one at the other end shall have a different name.

6. If either end of a loop street is a continuation of another street, it may have the same name with a suffix typical of loop streets. If each end of a loop street is the continuation of another street, the loop street shall bear the name of the most northerly or easterly street of which it is a continuation. A loop street shall not intersect a single street more than once.

F. 1.

Part-width streets. Part-width streets shall be permitted only on the periphery of a subdivision and only when the street design approved by the planning commission requires the street to be so located that a full dedication would require land not in the subdivider's ownership or control.

2. A part-width street may be permitted upon recommendation of the planning commission and subject to the approval of the city council.

G. Width of streets. Street right-of-way widths shall be not less than those set forth in the adopted standard drawings, master plan of streets, precise plan and general plan. Increased widths may be required when determined necessary by the planning commission in the public interest.

(Ord. 1885 § 1, 1994: Ord. 1342 § 2 (part), 1980: prior code § 25.21(a)).

A. Alleys shall be prohibited except when approved or required by the planning commission for any one of the following reasons:

1. To widen an existing part-width alley which has been dedicated and improved in an adjacent subdivision;

2. To complete the continuity of existing alleys where the property to be subdivided is located adjacent to existing blocks containing alleys;

3. The special nature of the design or density of a residential subdivision where dwellings are to be grouped in such a manner as to require access from other than street frontage;

4. The relationship to existing or proposed adjacent commercial, industrial or high density residential development, or adjacent railroad, canal rights-of-way or other physical barrier;

5. The unusual size, shape or topographical character of the property to be subdivided.

B. Alleys shall be so laid out and aligned as to provide reasonable access for utilities and other services and shall meet city standards.

(Ord. 1885 § 2, 1994: Ord. 1342 § 2 (part), 1980: prior code § 25.21(b)).

A. Acre or large lot subdivisions. Where a parcel is first subdivided into small farms or acre tracts, the blocks shall be of such size and shape and be so divided as to provide for the opening of major and collector streets and for the ultimate extension and opening of minor streets and alleys at such intervals as will permit a subsequent division of any parcel into lots of normal size.

B. Block widths. Blocks shall be of sufficient width to permit the plotting of two tiers of lots except where blocks are adjacent to major streets, freeways or expressways and lots are created with backup to such street and front onto a residential or collector street and access rights to such major street, freeway or expressway are waived by the subdivider. The planning commission may grant an exception to these provisions to permit through lots which are to be developed with uses facing both streets when it is determined that such exception is warranted by the circumstances of a particular subdivision and is in compliance with an existing zoning classification.

(Ord. 1342 § 2 (part), 1980: prior code § 25.21(c)).

A. Side lines. The side lines of all lots wherever practicable shall be at right angles to the centerline of the street.

B. Division of lots. No lot shall be divided by a county, city, school or any other taxing district boundary line.

C. Lot widths and depths. The size and shape of each lot shall be in conformance to the zoning regulations effective in the area of the proposed subdivision.

D. Suitability of lots. All lots shall be suitable for the purpose for which they are intended to be sold, and shall meet the flood damage prevention requirement in Chapter 17.48.

(Ord. 1482 § 1, 1983: Ord. 1368 § 6, 1981: Ord. 1342 § 2 (part), 1980: prior code § 25.21(d)).

A. For utilities. The subdivider shall tent easements for public utility use along lot lines where necessary for the extension of any such utility and for the relocation of existing public utility facilities.

B. For planting. Easements of width shown in city standards for planting and utilities shall be required adjacent to each street right-of-way line where no planter strip will exist between sidewalk and curb, unless a larger width is deemed appropriate by the planning commission.

C. Dedication. Dedication of easements and street right-of-way shall be for the purpose of installing and maintaining utilities, planting strips and for other public purposes as may be ordered or directed by the planning commission or minor subdivision committee.

D. Protection of easements. No person other than a public utility shall erect, construct or place any building or structure except fences or walls on any public utility easement. No person shall permit or allow vines or other climbing plant materials to become attached to public utility poles. It shall be the responsibility of the owner and/or occupant of real property to maintain any public utility easement area located thereon in such a manner that its condition will not interfere with the proper operation and maintenance of public utility facilities located thereon. Any public utility using such easement, its representatives, agents or employees, shall have the right to trim or top such trees or sibs growing within or overhanging the easement as may endanger or interfere with public utility facilities constructed therein and may have free access to said public facilities and every part thereof at all times for the purpose of constructing, operating and maintaining said public utility facilities.

E. Design of easements. Easements shall be located and designed in subdivisions to provide for reasonable, practical and useful placement, replacement, enlargement, repair and maintenance of utility facilities.

(Ord. 1885 § 3, 1994: Ord. 1358 § 1, 1980: Ord. 1342 § 2 (part), 1980: prior code § 25.21(e)).

A. All utility distribution facilities and lines, including, but not limited to, gas, water, sewer, electrical, communications, street lighting and cable television shall be installed to each lot or parcel subdivided.

B. It shall be the responsibility of the subdivider to insure that utilities are installed in compliance with the requirements of this chapter and any other applicable regulations. He shall make the necessary arrangements with the utility companies or other agencies for such installation, according to the specifications of the governing agency and the city.

(Ord. 1342 § 2 (part), 1980: prior code § 25.21(f)).

When a subdivision is developed adjacent to a freeway, expressway or major street as shown on the general plan, the planning commission may require the subdivider to dedicate and improve a frontage road to provide ingress and egress to adjacent lots or to create backup lots which front upon an interior residential street and back up to such freeway, expressway or major street. When backup lots are created, the subdivider shall waive direct access rights from the lots to the freeway, expressway or major street and shall construct a masonry wall, fence or other suitable barrier as required by the planning commission between the subdivision and the adjacent freeway, expressway or major street.

(Ord. 1342 § 2 (part), 1980: prior code § 25.21(g)).

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

(Ord. 1342 § 2 (part), 1980: prior code § 25.21(h)).

Provision shall be made for adequate sewerage to be installed in accordance with the provisions of the applicable laws of the city.

(Ord. 1342 § 2 (part), 1980: prior code § 25.21(i)).

In approving tentative maps, the planning commission, minor subdivision committee or city council may impose such reasonable conditions as it deems necessary or desirable to protect the public health, safety or welfare, in accordance with the purpose and intent of this title.

(Ord. 1342 § 2 (part), 1980: prior code § 25.22).

In all respects the subdivision will be considered in relation to the general plan and specific plans of the city, or any part thereof.

(Ord. 1342 § 2 (part), 1980: prior code § 25.23).

Blocks more than six hundred feet in length or cul-de-sacs over three hundred feet may be cause for disapproval of a tentative map.

(Ord. 1342 § 2 (part), 1980: prior code § 25.24 (part)).

Pedestrian ways at least ten feet wide may be required in blocks over four hundred forty feet long. Length shall be measured from the intersecting street centerline to the next intersecting street centerline or cul-de-sac radius point.

(Ord. 1342 § 2 (part), 1980: prior code § 25.24 (part)).