Montague Municipal Code Ch. 16.32 Design Standards and Required Improvements

All improvements mentioned in this chapter shall conform to those required in the Standard Subdivision Improvement Specifications prepared by an engineer specified by the city council, recommended by the planning commission and adopted by the city council, copies of which are on file in the office of the planning department and director of public works. (Ord. 90-1 (part), 1990)

Improvement work shall not be commenced until plans and profiles for such work have been submitted to and approved by an engineer duly specified by the city council. Such plans shall be required before approval of the final maps. All such plans and profiles shall be prepared in accordance with requirements of the engineer duly specified by the city council. Duplicate tracings on drafting film shall be filed with the engineer duly specified by the city council. (Ord. 90-1 (part), 1990)

A. The size and shape of lots shall be in conformance with any zoning regulations effective in the area of the proposed subdivision and shall not be less than the regulations specified therein, but in no case shall any lot have a depth of less than seventy-five feet. The planning commission may grant exceptions to these provisions where there are unusual topographic conditions, curved or cul-de-sac streets or other special conditions. In unclassified districts, the planning commission shall specify the size and shape of all lots in conformance with the use proposed.

B. The side lines of all lots, so far as possible, shall be at right angles to the street which the lot faces, or radial or approximately radial, if the street is curved.

C. Front building setback lines shall be indicated by dotted lines on the subdivision map, as required by the planning commission.

• D. No lot shall be divided by a city boundary line.

E. Lots without a minimum seventy-foot frontage on a dedicated street as required by Section 16.08.135 of this code will not be permitted.

F. Lots, other than comer lots, may front on. more than one street only where necessitated by topographic or other unusual conditions.

• G. No cut or fill slope shall be steeper than one-half to one. (Ord. 90-14 (part), 1990; Ord. 90-1 (part), 1990)

A. The street and highway design shall conform both in width and alignment to any master plan of streets and highways approved by the city council, and right-of-way for any such street or highway indicated on the master plan shall be dedicated.

B. The street and highway design shall conform to any proceedings affecting the subdivision which may have been initiated 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 public freeway or parkway, and the city council shall determine the boundaries of the right-of-way to be acquired, the subdivider shall either dedicate or withhold from a subdivision all the area included in such right-of-way. (Ord. 90-1 (part), 1990)

The general design requirements of all streets and highways within the subdivision shall be as set forth in this chapter except where topographical conditions, in the opinion of the city engineer, make necessary modifications of one or more of the below-listed requirements, the design as to such modification shall be in accordance with the designs of the city engineer:

A. All streets shall, as far as practicable, be in alignment with existing adjacent streets by continuations of the centerlines thereof or by adjustments by curves and shall be in general conformity with the streets and highways master plan;

B. Streets shall be required to intersect one another at right angles or as near to a right angle as practicable in each specific case;

C. 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, provided the control of access across such dead-end street shall be vested in the city. In all other cases, a turnaround having a minimum radius of fifty feet shall be required;

D. Whenever a major street or state highway intersects any other street or highway, the property lines at each block corner shall be rounded with a curve having a radius of not less than thirty feet. At all other intersections, the property line at each block corner shall be rounded with a curve having a radius of not less than twenty feet. In either case, a greater curve radius may be required if streets intersect other than at right angles;

E. The centerline curve radius on all streets and highways shall conform to accepted engineering standards of design and shall be subject to approval by the city engineer but shall be not less than five hundred feet for major streets, three hundred feet for secondary streets and two hundred feet for minor streets;

F. No street or highway shall have a grade of more than twelve percent unless, because of topographical conditions or other exceptional conditions, the city engineer determines that a grade in excess of twelve percent is necessary. No grade shall be less than thirty-hundredths percent;

G. Reserved strips controlling the access to public ways or minimizing values for special improvement assessments will 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, unless the control and disposal of the land comprising such strips is placed definitely within the jurisdiction of the city under conditions approved by the city council;

H. All streets and highways shall be graded and paved to cross-sections and grades approved by the engineer approved by the city council. The subdivider shall improve the extension of all subdivision streets, highways or public ways to the intercepting paving line of any county road, city street, or state highway. Minimum structural design shall be six-inch Type 2 aggregate base, two-inch asphalt concrete. (Ord. 90-1 (part), 1990)

All street names shall be approved by the planning commission and shall be in compliance with the street naming system of the city. Street signs shall be installed by the subdivider and shall be of a type approved by the city engineer and installed in locations approved by him. (Ord. 90-1 (part), 1990)

Street lighting shall be provided by the subdivider as set forth in the improvement standards as required by the city engineer and in accordance with the following standards and requirements:

A. A street lighting system shall be furnished in place by the subdivider along all interior and boundary streets within all subdivisions, including commercial and industrial subdivisions, in accordance with the standards set forth in the improvement standards of the city, except as provided in this section.

B. The electroliers and all appurtenances thereto shall be located within the street right-of-way or within easements dedicated for such purpose, and the electroliers shall be spaced along the street as required for the type of electroliers placed in accordance with the improvement standards.

C. For single-family residential subdivisions having an average lot street frontage of more than one hundred twenty-five feet, but no more than two hundred twenty-five feet, the street lighting system need not be placed along the streets, but shall at a minimum, be placed at all street intersections, cul-de-sacs, and all other locations as required by the city engineer.

D. For planned developments, residential, commercial or industrial developments where the internal streets are not offered for dedication, a street lighting system need not be installed on the internal nondedicated streets, but shall be provided by the developer on the external public street frontage.

E. Street lights are not required for single-family residential subdivisions with an average lot size of one acre or more. In determining the average lot size, lots not designated for single-family residential use shall not be considered. (Ord. 90-1 (part), 1990)

When any lots proposed for commercial usage front on any major or secondary street or highway, the subdivider shall be required to dedicate and improve a service road to provide ingress or 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 approved by the planning commission and adjacent to such lots proposed for residential usage 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 may require off-street parking areas for all lots proposed for commercial usage. (Ord. 90-1 (part), 1990)

When any lots are proposed for commercial or industrial usage, alleys at least thirty feet in width shall be required at the rear thereof with adequate ingress and egress for truck traffic. (Ord. 90-1 (part), 1990)

When the rear of any lot borders 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 the rear of such lot across the side lines of such streets or highways. When the rear of any lot borders any freeway, state highway or parkway, the subdivider may be required to dedicate and improve a planting strip adjacent to such parkway or freeway. (Ord. 90-1 (part), 1990)

There shall be no more than one driveway approach for each sixty feet of lot width at a property line adjacent to a public right-of-way for any lot intended to be developed for single-family or two-family use. A multiple-family lot may have one driveway approach for each fifteen living units, provided that such approaches do not exceed the standard city width and do not occupy more than sixty percent of the property line adjacent to the public right-ofway. In all cases a multiple-family lot may have a least two standard-width driveway approaches provided the lot exceeds seventy feet in width. (Ord. 90-1 (part), 1990)

Where a parcel is subdivided into lots of one acre or more, the planning commission may require that 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 alleys at such intervals as will permit a subsequent division of any parcel into lots of smaller size. (Ord. 90-1 (part), 1990)

Provision 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 application to the state public utilities commission for the establishment and improvement of such crossing. No cost of such railroad crossing improvements shall be borne by the city. (Ord. 90-1 (part), 1990)

Curbs, gutters and sidewalks shall be constructed on both sides of all streets in accordance with the improvement standards, unless otherwise approved by the city council. (Ord. 90-1 (part), 1990)

The subdivider may be required to dedicate and improve walkways across long blocks or to provide access to schools, parks or other public areas. (Ord. 90-1 (part), 1990)

A. All underground utilities, sanitary sewers and storm drains installed in streets, service roads, alleys or highways shall be constructed prior to the surfacing of such streets, service roads, alleys or highways. Service connections for all underground utilities and sanitary sewers shall be placed to such length as will obviate the necessity for disturbing the street or alley improvements when service connections thereto are made.

B. All utility distribution facilities, including but not limited to electric, communication and cable television lines, installed in and for the purpose of supplying service to any residential or commercial subdivision shall be placed underground, except as follows:

1. Equipment appurtenant to underground facilities, such as surface-mounted transformers, pedestalmounted terminal boxes and meter cabinets, and concealed ducts;

2. Metal poles supporting only high-voltage wires, switches, transformers and street lights.

C. The subdivider is responsible for complying with the requirements of this section and shall make the necessary arrangements with the utility companies involved for the installation of the facilities. The planning commission may waive the requirements of this section if topographical, soil or any other conditions make underground installation of said facilities unreasonable or impractical.

• D. Industrial subdivisions are excluded from the provisions of this section. (Ord. 90-1 (part), 1990)

Water mains and fire hydrants of design, layout and locations approved by the city engineer, fire chief and director of public works shall be connected to the water system serving the city. (Ord. 90-1 (part), 1990)

Sanitary sewer facilities connecting with the existing city sewer system shall be installed to serve each lot to grades, locations, design and sizes approved by the city engineer. No sewer main shall be less than six inches inside diameter. Manholes shall be provided at each intersection and at intervals of not more than five hundred feet. (Ord. 90-1 (part), 1990)

A. The subdivider shall, subject to riparian rights, dedicate a right-of-way for storm drainage purposes conforming with the lines of any natural watercourse, channel, stream or creek that 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 waters.

B. Stormwaters shall be carried in underground systems when the flow requires a forty-eight-inch (inside diameter) or less pipeline. The system shall be designed on the basis of criteria for a “ten-year storm,” calculated on the basis of practice found to be suitable for a particular area, shall be totally carried in the underground system with the hydraulic gradient in curb inlets maintained at least one foot below top of curb.

• C. Pipe Size. The minimum size of pipe in the public right-of-way shall be twelve inches.

• D. Velocity. All new storm drains shall be designed to maintain a minimum velocity of flow of two feet per second, when flowing one-quarter full.

E. Inlets. Curb inlets shall be installed at intersections and at intermediate points when the gutter flow for the “design storm” exceeds the top of curb for a minimum grade and when the gutter flow is higher than three inches below top of curb for fifteen percent grades. Valley gutters will normally be allowed across a cul-de-sac or low traffic volume street intersections only.

F. Manholes. A standard manhole shall be constructed at all pipe intersections, change in pipe size, abrupt change in horizontal and vertical alignment and at least every four hundred eighty feet for pipes between twelve inches and thirty inches in diameter, seven hundred fifty feet maximum for pipes from thirty-three inches to fiftynine inches in diameter. (Ord. 90-1 (part), 1990)

Structures shall be installed as deemed necessary by the city engineer for drainage, access or public safety. Such structures shall be placed to grades and shall be of a design approved by the city engineer. (Ord. 90-1 (part), 1990)

A. The subdivider shall grant easements not less than fifteen feet in width for public utility, sanitary sewer and drainage purposes wherever necessary; provided, that easements of lesser width may be allowed with concurrence of the public utilities and the director of public works if easements of lesser width are adequate. Easements for overhead wire lines shall be provided at the rear of all lots, except where alleys are available, and in contiguous locations to permit utility anchorage, utility line continuity and ingress and egress. Easements shall be dedicated for the purpose of installing utilities, planting strips and for such other purposes as may be ordered or directed by the city council.

B. The subdivider shall submit a layout showing easements proposed for public utilities to the public utility servicing the subdivision. Public utility easements shall be located not less than five feet from the property line except in the area where they may intersect such line. Prior to approval of the final map the subdivider shall obtain a letter from the public utility stating that the easements are adequate. A copy of the letter or letters shall be filed with the director of public works. (Ord. 90-1 (part), 1990)

The subdivider shall install improvements in accordance with the general requirements set forth in this title; provided, that the city engineer may require changes in typical sections and details if unusual conditions arise during construction to warrant such change in the interests of the city; such changes to be at the expense of the subdivider. (Ord. 90-1 (part), 1990)

Improvement work shall not be commenced until the city engineer has been notified in advance, and if work has been discontinued for any reason, it shall not be resumed until forty-eight hours after the city engineer has been notified. (Ord. 90-1 (part), 1990)

All required improvements shall be subject to the approval of the city engineer. All required improvements shall be inspected and tested as required by a licensed civil engineer employed by the city, and upon completion of the improvements, the licensed civil engineer shall certify to the city that the improvements have been installed, constructed and tested in accordance with the improvement plans and specifications, the Standard Subdivision Improvement Specifications, and the general requirements as set forth in this title. The cost of such inspection and certification shall be paid by the subdivider. (Ord. 90-1 (part), 1990)

In all respects, the subdivision will be considered in relation to the general plan of the city, or any part thereof, or preliminary plans made in anticipation thereof. (Ord. 90-1 (part), 1990)

Any deed restrictions applicable to the subdivision shall be considered and included in the design of the improvements. (Ord. 90-1 (part), 1990)

If any portion of any land within the boundaries shown on any such final map is subject to overflow, inundation or flood hazard by stormwaters, such fact and such portion shall be clearly shown on the final map. Further, an adequate storm drainage system shall be provided, and if fill is used in flood areas, it shall be a minimum of two feet above ten-year high water. (Ord. 90-1 (part), 1990)

The subdivider, his engineer and his contractor shall develop plans and complete all improvement work under this chapter in accordance with the provisions of this title and to the approval of the planning commission and city engineer. (Ord. 90-1 (part), 1990)

A. Permanent monuments shall be set at all angle and curve points on the exterior boundaries of the subdivision, in all street intersections, at all angle points of street lines and at all curve points, both simple and compound, of street lines. Monuments in street intersections and at right and curve points of street lines shall be set on street centerlines, unless otherwise directed by the city engineer; provided, however, that such permanent monuments need not be set at angle and curve points on the exterior boundaries of the subdivision, when such points are distant four hundred feet or less from another such permanent monument; such distance for four hundred feet or less to be measured along the exterior boundary.

B. Permanent monuments set in streets shall be not less substantial than a rich portland cement concrete post six inches in diameter by twenty-four inches tall, with a brass disk embedded in the top and marked by the surveyor in accordance with state law. A magnetic or ferrous object shall be placed in or below the concrete to aid detection. The top of the monument shall be located at least sixteen inches below finished street grade. Access shall be provided by a precast concrete box with cast iron frame and lid; the box shall not rest on the monument or be set in such a manner as to transmit wheel loads to the monument.

1. Permanent monuments outside of streets on Subdivision Boundary shall not be less substantial than a six-inch diameter concrete post with a No. 4 rebar embedded in the center portion, and marked by the surveyor in accordance with state law. The post shall extend to not less than thirty inches below grade or twelve inches below the lower limits of any soft clay topsoil, whichever is deeper.

C. The engineer or surveyor shall also set at all lot comers and at all curve points on lot boundary lines a marker not less substantial and enduring than a steel pin five-eighths of an inch in diameter by eighteen inches long with a noncorroding metal surface approximately one inch in diameter on the head thereof driven flush with the existing ground surface and marked at the exact point.

D. Whenever lot comers are adjacent to existing concrete sidewalks or sidewalks to be constructed as part of the improvements, permanent metal markers set in the sidewalk on lot lines in a manner acceptable to the city engineer may be installed in lieu of steel pins on the front lot comers. (Ord. 90-1 (part), 1990)

A. Permanent elevation benchmarks of a type approved by the city engineer and referred to the city datum shall be set at each street intersection in the curb return or other location approved by the city engineer.

B. Any monument or benchmark as required by this chapter that is disturbed or destroyed before acceptance of all improvements shall be replaced by the subdivider.

• C. Monuments and benchmarks shall be set before acceptance of the improvements by the city council, unless exception is recommended by the city engineer and approved by the city council. (Ord. 90-1 (part), 1990)

A map showing all subdivision improvements as built shall be filed with the city engineer upon completion of such improvements, together with a final written report on all such improvements. (Ord. 90-1 (part), 1990)

Complete field notes, in a form satisfactory to the director of public works, showing references, ties, locations, elevations and other necessary data relating to monuments and benchmarks set in accordance with the requirements of this chapter, shall be submitted to the city engineer to be retained by the city as a permanent record. (Ord. 90-1 (part), 1990)