Chapter 16.24 — DESIGN STANDARDS

The proposed subdivision shall conform with the General Plan and with design standards set forth in this chapter. (`83 Code, § 16.24.010) (Ord. 82-19 § 1 (part), 1982)

Where a proposed park, playground, school or other public use shown on the general plan is located in whole or in part within a subdivision, the subdivider shall dedicate or reserve adequate space for such purpose within the subdivision when the Commission finds the requirements to be reasonably necessary for the public health, safety and welfare.

(`83 Code, § 16.24.020) (Ord. 82-19 § 1 (part), 1982)

In all subdivisions, the streets, alleys, lots and easements shall be laid out to provide for city water mains and laterals, sanitary sewers and laterals, and for drainage facilities in a manner satisfactory to the City Engineer. Permanent improvements such as sewers and laterals, water mains and laterals and other utilities placed within the street right-of-way, and curbs, gutters and pavement shall, when required, be installed at the grades and to the specifications of the City Engineer.

(`83 Code, § 16.24.030) (Ord. 82-19 § 1 (part), 1982)

Property which the Commission determines as subject to inundation overflow by stormwater, or any conditions which would make said property unsuitable for residential, commercial or industrial uses, shall not be accepted for subdivision purposes. Reserve strips of land controlling ingress and egress from other properties, or having the effect, in the opinion of the Commission, of damaging the adjoining properties, or which will not be desirable for taxing or assessing purposes, may be prohibited. No property in hillside areas shall be subdivided which cannot be provided with adequate water pressure and other facilities for firefighting. Land adjacent to public water supply sources and reservoirs shall be strictly regulated in matters of sewage and waste disposal, so as not to endanger the integrity of the public water supply.

(`83 Code, § 16.24.040) (Ord. 82-19 § 1 (part), 1982)

Easements shall be provided for public utilities, planting strips, water mains, sanitary sewers, storm drainage abutting slope rights when considered necessary by the City Engineer, and said easements shall be shown on the final map.

(`83 Code, § 16.24.050) (Ord. 82-19 § 1 (part), 1982)

Public utility easements, for other than city-owned utilities, shall not be dedicated to the city or to the public for any use.

(`83 Code, § 16.24.060) (Ord. 82-19 § 1 (part), 1982)

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 subdivider, dedicate further and sufficient easements or construction, or both, to dispose of such surface and storm waters.

(`83 Code, § 16.24.070) (Ord. 82-19 § 1 (part), 1982)

(A) The arrangements, character, extent, width, grade and location of all streets and highways shall conform with the General Plan and precise plans showing the relationship between existing and proposed streets, with topographic conditions, with the appropriate relationship to abutting land use, and with all requirements necessary to protect and promote the public health, safety and convenience.

(B) Where local street plans are not shown on the General Plan or on a precise plan, then the minimum standards and provisions found in this chapter shall apply.

(C) The street arrangement shall be such that in the Commission's judgment no undue hardships will be worked on the owners of adjoining property. Consideration shall be made of potential hardships to future development or subdivision of adjoining property.

(`83 Code, § 16.24.080) (Ord. 82-19 § 1 (part), 1982)

Design standards for the various types of streets and highways are related to the use to which these streets and highways are to be put. These standards relate to the land use and circulation elements of the General Plan, which coordinates the type of zone, the kind of use of land permitted therein, the population density to be provided for, and the purposes of streets and highways in reference to the community as a whole.

(A) Major highways. Major highways shall be paved with a roadway capable of carrying at least three lanes of vehicular traffic in each direction, and shall have a minimum right-of-way width of 100 feet, measured on a line perpendicular to the centerline of the highway in a horizontal plane as more particularly shown in standard drawings on file in the office of the City Engineer.

(B) Secondary highways. Secondary highways shall be paved with a roadway capable of carrying at least two lanes of vehicular traffic in each direction, and shall have a minimum right-of-way width of 84 feet, measured on a line perpendicular to the centerline of the highway in a horizontal plane as more particularly shown in standard drawings on file in the office of the City Engineer.

(C) Major traffic streets, collector streets and local streets. Major traffic streets, collector streets and local streets shall have a minimum right-of-way width of 60 feet, and a minimum paved roadway width of 40 feet as more particularly shown in standard drawings on file in the office of the City Engineer. (`83 Code, § 16.24.090) (Ord. 82-19 § 1 (part), 1982)

(A) In cases where approval of a subdivision of less than five lots requires the dedication and improvement of a street, and where the uses proposed in the new subdivision do not materially alter the intensity of the use of the area, then the Commission may recommend acceptance of street dedications to a width not greater than that now serving property in the block. If, however, the subdivision is located on a major traffic street, secondary highway or major highway, the dedications shall conform to the General Plan. Improvements shall be to city standards, excepting that curbs and gutters may be located in conformity with the line and grade of the existing abutting improvements if so approved by the City Engineer.

(B) Where local streets serve 24 or less building sites in single-family residential areas, the right-of-way width may be reduced to 54 feet, and the paved roadway width may be reduced to 34 feet, as more particularly shown in standard drawings on file in the office of the City Engineer.

(C) For mountainous areas where there is restricted right-of-way, and where there are houses or building sites fronting on only once side of such street, the right-of-way width may be reduced to 44 feet, and the paved roadway width may be reduced to 32 feet, as more particularly shown in standard drawings on file in the office of the City Engineer. In this case parking shall be prohibited on one side of the street.

(D) For steep mountainous area where the road grade is 10% or more and where the side slope is in excess of one foot vertical to four feet horizontal, the right-of-way may be reduced to 40 feet, and the paved roadway width may be reduced to 28 feet, as more particularly shown in standard drawings on file in the office of the City Engineer. In this case, parking shall be prohibited on one side of the street.

(`83 Code, § 16.24.100) (Ord. 82-19 § 1 (part), 1982)

(A) All streets, as far as practicable, shall be required to be in alignment with existing adjacent streets or their proper projection, and in general conformity with the General Plan for the city.

(B) Where the subdivision is adjacent to a railroad right-of-way or an approved truck route, or the General Plan indicates that such property may be used for industrial purposes, highways aligned in the same direction with the railroad or truck route will be required to be located as nearly parallel to such routes or rights-of-way as is practicable, and at least one industrial lot depth or not less than 200 feet distance therefrom.

(`83 Code, § 16.24.110) (Ord. 82-19 § 1 (part), 1982)

Where streets or roads are so constructed that cut or fill banks are not fully within the right-of-way, such cut and fill banks shall be constructed so as to:

(A) Permit the development of abutting lots as building sites; and

(B) Protect the road and the abutting property against slides, erosion and settlements, all in a manner satisfactory to the City Engineer.

(`83 Code, § 16.24.120) (Ord. 82-19 § 1 (part), 1982)

(A) A maximum street or road grade of 6% is recommended. Grades exceeding this amount will not be approved except where conclusive proof is given that conformity with this standard would be impractical. Street grades in excess of 15% shall not be approved.

(B) A minimum street and/or road grade of 0.5% is recommended. Grades less than this amount will not be approved except where conclusive proof is given that conformity with this standard would be impractical, and that

adequate provisions have been made to handle drainage in the area.

(C) A centerline radius of not less than 100 feet shall be required on all local street curves, except where conclusive proof is given that conformity with this standard is impractical.

(`83 Code, § 16.24.130) (Ord. 82-19 § 1 (part), 1982)

(A) Street intersections shall be at as nearly a right angle as is possible, and care shall be taken in laying out intersections so that adequate area is offered for dedication. Grades on collector and local streets at their point of intersection with major traffic streets or highways shall be reduced to provide for the safe meshing of traffic and turning movements, and standing of vehicles as they await opportunities to enter the traffic street.

(B) At all block corners there shall be a curb return radius of not less than 25 feet. At major traffic streets or highway intersections the minimum curb return radius shall be 35 feet. There shall also be a rounding of the property lines or a corner cutoff, dedicated to the city for street and highway purposes to ensure sufficient sight distance. (`83 Code, § 16.24.140) (Ord. 82-19 § 1 (part), 1982)

(A) When serving land zoned for industrial or commercial use, a cul-de-sac shall have a maximum length of 450 feet, measured to the center of a turnaround having a radius of not less than 55 feet for the right-of-way, and 45 feet for the paved area. The required cross-section is shown in standard drawings on file in the office of the City Engineer.

(B) When serving land zoned for residential uses and having a density of more than four dwelling units per acre, a cul-de-sac shall have a maximum length of 700 feet, measured to the center of a turnaround having a radius of not less than 35 feet for the right-of-way, and 30 feet for the paved area. The required cross-section is shown in standard drawings on file in the office of the City Engineer.

(C) (1) When serving land zoned for residential uses and having a density of four dwelling units or less per acre, a cul-de-sac shall have a maximum length of 1,000 feet, measured to the center of the turnaround and in all other respects shall conform to division (B) of this section.

(2) The cul-de-sac shall be used only when it is required for the proper subdivision of land, and provides the necessary requirements for the protection of the health and safety of affected properties. Any design, whether conforming to this section or not, is subject to approval by the City Engineer and Fire Chief. (`83 Code, § 16.24.150) (Ord. 82-19 § 1 (part), 1982)

Alleys may be provided to the rear of properties fronting on major or secondary highways, as shown on the General Plan, and to the rear of all industrial and commercial properties, and in other areas where access is limited and where service roads are not provided. All alleys shall be not less than 20 feet in width. Intersecting alleys shall have a minimum corner cutoff of five feet by five feet.

(`83 Code, § 16.24.160) (Ord. 82-19 § 1 (part), 1982)

The width of all streets offered, for dedication in conformity with this title shall be determined by the standards set forth in this section. The basis for all street, highway and road design shall be the lanes. The width of the lanes shall be related to the use to which the street or roadway will be put, and to the use of abutting land. (`83 Code, § 16.24.170) (Ord. 82-19 § 1 (part), 1982)

(A) Traffic lane on major and secondary highways. The width of a traffic lane in this classification shall be not less than 12 feet.

(B) Traffic lane on major traffic, collector and local streets. The width of a traffic lane in this classification shall be not less than 12 feet, except that in certain cases, when conclusive proof is furnished that conformity with this standard would be impractical, the width of a traffic lane for local streets may be reduced to ten feet.

(C) Parking lane. Parking lanes shall be a minimum of eight feet in width. When parking is permitted on major traffic streets and highways where time limits for parking are established, and where said parking may be prohibited during peak traffic hours, the parking lane shall be 12 feet in width, so that it may function as a traffic lane when so required.

(`83 Code, § 16.24.180) (Ord. 82-19 § 1 (part), 1982)

The subdivider shall comply with all requirements of the State of California Manual on Uniform Traffic Control Devices for street and highways. Any deviation from the manual shall be approved by the City Engineer. (`83 Code, § 16.24.190) (Ord. 82-19 § 1 (part), 1982)

Curbs and gutters shall be constructed on all streets to the standards approved by the City Engineer. (`83 Code, § 16.24.200) (Ord. 82-19 § 1 (part), 1982)

(A) Sidewalks shall be provided for all lots included in the subdivision. Sidewalks shall conform to the requirements established in §§ 16.24.090 through 16.24.150, but shall in no case be less than four feet in width in a residential area, nor less than five feet in a commercial or industrial area.

(B) Special consideration shall be given to the provision of sidewalks in subdivisions in mountainous areas or hilly terrain where placement of a walk along one side of the street may be acceptable to the Commission. Where the width of the right-of-way is controlled by the topography, the Commission may recommend exclusion of sidewalks.

(C) Sidewalks may be omitted by the Commission in a subdivision of less than five lots where more than 40% of the contiguous frontage has been developed and no sidewalks exist.

(`83 Code, § 16.24.210) (Ord. 82-19 § 1 (part), 1982)

(A) Traffic islands shall be provided where they are required to control the movement of traffic.

(B) Street signs shall be provided in conformity with the standards established by the city.

(C) When required by the City Engineer, approved reflectors and guard rails shall be provided along the outer slope of all roads in mountainous areas, at the ends of all dead-end or cul-de-sac streets, and at the ends of culverts and other dangerous areas.

(D) Traffic signals and safety lighting shall be provided where required in conformity with standards established by the city.

(`83 Code, § 16.24.220) (Ord. 82-19 § 1 (part), 1982)

Street lights shall be provided in conformity with standards established by the city. (`83 Code, § 16.24.230) (Ord. 82-19 § 1 (part), 1982)

Street name signs shall be provided in conformity with standards established by the city. (`83 Code, § 16.24.240) (Ord. 82-19 § 1 (part), 1982)

Trees shall be provided in conformity with standards established by the city. (`83 Code, § 16.24.250) (Ord. 82-19 § 1 (part), 1982)

(A) Blocks, general. Blocks shall be two lots deep and not less than 200 feet in depth, measured from the frontage on one street to the frontage on the next closest parallel or nearly parallel street. Where lots back up to a street or highway and where it is intended that there shall be no access from said lot to the street or highway against which they back, a five-foot high masonry wall shall be erected on the rear property line as a physical separation between the lot and the street or highway in accordance with the standards of the City Engineer.

(B) Blocks, special. Plans for special blocks, called super blocks, may be submitted to the Commission for approval when such blocks propose special design features which will provide for greater amenities than those set forth in the minimum standard provisions of this title and where no hardship is wrought on the community as a whole by the approval of such super block plans.

(C) Walkways. The subdivider may be required to dedicate and improve walkways across blocks greater than 900 feet in length, in order to provide more convenient pedestrian access to schools, parks or other public areas. (`83 Code, § 16.24.260) (Ord. 82-19 § 1 (part), 1982)

(A) All lots shall have a minimum frontage, minimum width, and a minimum depth in conformance with the standards established in Title 17 and the General Plan. Exceptions to this provision are as follows:

(1) The requirements for frontage on a dedicated street shall not apply to lots served by an approved private way;

(2) Corner lots shall be at least 14% wider than the minimum requirements for interior lots in any zone, in order to maintain required building lines on both front and side streets.

(B) All residential lots shall have a minimum area as set forth in the General Plan and § 17.12.010 of this code. Easements over any such lot for public utility purposes shall not be considered as a reduction of the required lot area; provided, however, that said easements shall not cover more than one-sixth of the total area of such lot.

(C) Where lots front on a major or secondary highway as shown on the General Plan, said lots shall have no direct vehicular access thereto. Provision shall be made for access by the dedication of alleys to the side or rear of said lots or by the provision of service roads, separated from and parallel to the highway.

(D) On major traffic, collector and local streets, all lots shall front upon the street that parallels the long dimension of the block. In the case of square blocks, the Commission shall determine on the basis of the existing uses and the purposes established in the general plan which block face shall be considered as frontage.

(E) Flag lots shall not be permitted.

(F) Double frontage shall not be permitted except where access rights are limited to one street.

(G) Side lot lines of rectangular lots shall be as nearly perpendicular to the centerline of the street upon which the lots front as is practical. Side lot lines of lots fronting on curved streets shall be nearly radial as is practical.

(H) Notwithstanding other provisions of this code, no lot may be created which has less than 50 feet of frontage on a dedicated street; provided however, that this provision shall not apply to any lot created as part of an historic preservation participation incentive in accordance with § 17.40.140 of this code.

(`83 Code, § 16.24.270) (Ord. 82-19 § 1 (part), 1982; Ord. 98-05 § 1, 1998)

(A) Purpose. The purpose of this section is to foster the orderly development and proper planning of areas to be subdivided, and to encourage, without partisanship, the collective subdivision of all adjacent parcels properly includable under one plan or within one subdivision. To this end the Commission may recommend and the Council may approve reasonable measures for reimbursement to a subdivider of the costs incurred by the subdivider in subdividing property, when such costs are incurred at least in part for the ultimate benefit of properties not embraced within such subdivision. The proper development of many areas requires the installation of improvements out of proportion to the property presently being subdivided, and adequate provision shall be made for the eventual spreading of such improvement costs over areas actually benefitted thereby when and if such areas desire to and are ready to avail themselves of such benefits.

(B) Provisions of reimbursement.

(1) Properties not within a subdivision, but abutting improvements made therein at the cost of the subdivider and to be dedicated to the public, shall be precluded from access to or use of such improvements by:

(a) Granting of intervening property in trust to an impartial corporate title holder upon such conditions as the Council shall find and determine to be fair and equitable to each subdivider, to the owners of adjacent properties and to the inhabitants of the city generally or by;

(b) Such other or further means as may be lawful and proper.

(2) The City Clerk shall cause timely notice of all determinations by the Council made within the scope of this section to be sent to the owners of all parcels of the properties deemed by the Council to be in any way benefitted by the improvements to be constructed in the subdivision.

(C) Expiration. Subdivision trusts executed pursuant to this section shall expire at the end of 25 years from the date of recording thereof. Interest at the rate of 12% per annum shall be charged on amounts payable under the terms of such subdivision trusts.

(`83 Code, § 16.24.280) (Ord. 82-19 § 1 (part), 1982)

CHAPTER 16.28 IMPROVEMENTS