SEC. 28.8. - Applicability.

Unless otherwise proposed by the subdivider and approved by the subdivision committee or the city council, streets within a division of land shall be subject to the following regulations.

(Ord. No. 3.22, § 1, 4/12/22.)

The subdivider shall agree to improve all streets, highways or public ways which are a part of or adjacent to the division of land. All street improvements must be according to standards established by the City of Mountain View, shall be constructed under the inspection of and to the approval of the public works director and shall include, but not be limited to, necessary paving, curbs, gutters, sidewalks, bikeways, catch basins, pipes, culverts, bridges, storm drains, sanitary sewers and laterals, water mains and services, fire hydrants, street lighting, street monuments, street signs and street trees and such other specific

improvements as may be required to meet the conditions created by any particular development. All underground utilities installed in streets, service roads, alleys or highways shall be constructed prior to the surfacing of such street, service road, alley or highway. Connections for all underground utilities, water, storm and sanitary sewers shall be laid to such length as will obviate the necessity for disturbing the street

or alley improvements when service connections thereto are made. The cost of inspection shall be paid by the subdivider in the amounts set by resolution or ordinance of the city council. This cost of inspection shall be paid to the city prior to approval of the parcel map or final map.

(Ord. No. 3.22, § 1, 4/12/22.)

Plans and specifications for all improvement work are to be provided by the subdivider and shall be submitted to and approved by the public works director before any improvement work is commenced. The cost of checking the plans and specifications shall be set by resolution or ordinance of the city council and shall be paid by the subdivider:

a.

With the initial submittal of the improvement plans based on an initial estimate of the cost of improvements; and

b.

Prior to approval of the parcel map or final map based on the final estimate of the cost of improvements in accordance with the approved plans less the amount previously paid with the initial submittal.

After the plans are approved, the subdivider shall provide the city with the original tracing (or duplicate tracing) of a quality acceptable to the public works director. Job or construction surveying and stakes shall be the responsibility of the subdivider.

(Ord. No. 3.22, § 1, 4/12/22.)

Structures for drainage, access or public safety shall be installed when it is deemed necessary by the public works director.

(Ord. No. 3.22, § 1, 4/12/22.)

The right-of-way width of any street or thoroughfare shall be as provided in Article V of Chapter 27 of the Mountain View City Code, being the street improvement standards ordinance of the city, or such width and alignment as shown on any street plans or precise plan of streets adopted by resolution of the city council. The minimum standard street right-of-way width shall be at least sixty (60) feet. In such cases as special circumstances may warrant, the subdivision committee or the city council may authorize a street of lesser right-of-way width, but not less than fifty (50) feet, unless a further reduction in right-of-way width is authorized as an integral part of a planned unit development and established pursuant to the provisions of Chapter 36 of the Code of the City of Mountain View.

(Ord. No. 3.22, § 1, 4/12/22.)

The minimum width of an alley right-of-way shall be twenty (20) feet.

(Ord. No. 3.22, § 1, 4/12/22.)

The design of a dead-end street (cul-de-sac) shall include adequate provisions for drainage and for a turnaround at the end of the street. In residential subdivisions, a turning circle with a minimum radius of at least forty (40) feet at the face of the curb and at least fifty (50) feet at the property line shall be provided. In industrial subdivisions, a turning circle with a minimum radius of at least fifty (50) feet at the face of the curb and at least sixty (60) feet at the property line shall be provided. Dead-end streets (cul-de-sacs) shall not exceed a length of seven hundred (700) feet in the R1 and R2 residential zoning districts or four hundred (400) feet in all other zoning districts, all measured from the center of the turning circle to the intersection of the street centerline, unless topography or other special conditions warrant a longer street and specific authorization for such longer street is obtained from the subdivision committee or the city council as appropriate.

(Ord. No. 3.22, § 1, 4/12/22.)

Streets within a division of land shall be designed to relate in the following ways to adjacent street systems:

a.

Alignment. Alignment of streets in new divisions of land shall conform to and provide for the continuation of the principal adjacent preexisting streets or their proper projection where adjoining property has not been developed.

b.

Width. The streets shall be at least as wide as the preexisting streets to which they relate and shall be situated in such a way as to accommodate rational future access and street patterns.

c.

Intersection at right angles. Streets shall intersect at right angles or at nearly right angles unless otherwise approved by the public works director.

d.

Access control strip. Whenever the preliminary parcel map or tentative map indicates that an unfinished street or half-street within a division of land abuts adjacent land and it is the intention of the city that the street eventually will extend over or be completed upon the said adjacent land, the subdivision committee or the city council shall require the subdivider to dedicate to the city in fee a one (1) foot strip along the perimeter portion of the unfinished street or half-street which abuts the adjacent land for the purpose of controlling access to the said street from the adjacent land.

(Ord. No. 3.22, § 1, 4/12/22.)

The streets within a division of land shall be designed to relate in the following ways to adjacent railroad and transit rights-of-way.

a.

Grade separations. Wherever any street within a division of land intersects a railroad or transit right-of-way and the subdivision committee or the city council in the exercise of its discretion concludes that a grade separation or underpass should ultimately be installed at such intersection, the street layout of the division of land shall be such as to conform to the plan for such grade separation or underpass, and each lot abutting upon a proposed cut or fill necessary for the approach to such grade separation or underpass shall be given suitable access elsewhere.

b.

Streets in industrial area. When a division of land adjoins a railroad or transit right-of-way in an area of the city designated for industrial use by the general plan of the City of Mountain View, streets within the division of land running in the same general direction as the said right-of-way and adjacent to it shall be as nearly parallel to such right-of-way as possible and at least one (1) lot depth distance therefrom.

c.

Transit stops. Where any proposed street in a division of land constitutes or is likely to constitute a part of a transit system for the movement of people within the city or region, said streets shall be designed in such a way as to provide convenient areas for the stopping, loading and unloading of transit vehicles within the public right-of-way.

(Ord. No. 3.22, § 1, 4/12/22.)

a.

Public streets. Street names shall not duplicate or phonetically approximate the names of other streets within the city or its environs. Extensions of preexisting streets shall bear the name of the preexisting street. All street names shall be subject to the approval of the public works director.

b.

Private ways. Private streets, driveways or drives which are to be named shall also be subject to the provisions of this section.

(Ord. No. 3.22, § 1, 4/12/22.)

Trees shall be planted along all streets and public ways included within and bordering divisions of land pursuant to the master street tree plan for the city and to the approval of the community services director. The said trees shall be kept watered by the subdivider or subsequent owners of said lots to which they relate.

(Ord. No. 3.22, § 1, 4/12/22.)

All lighting on dedicated rights-of-way shall be installed on ornamental lighting equipment or electrolier standards as required by the public works director.

(Ord. No. 3.22, § 1, 4/12/22.)

Street signs and posts shall be installed as required by the public works director.

(Ord. No. 3.22, § 1, 4/12/22.)

a.

Dimensions. Except where a different length is required or permitted by the provisions of the zoning ordinance, blocks shall have a length of not more than nine hundred (900) feet between street centerlines unless the designing of blocks adjacent to the proposed division of land, or other special conditions, justify departure from this requirement.

b.

Division of land into large lots. Wherever land is divided into lots which average one (1) acre or more, blocks shall be designed as to provide for the opening of streets at intervals sufficient to permit the subsequent division of any such lot into lots of smaller size.

(Ord. No. 3.22, § 1, 4/12/22.)

All divisions of land shall be designed in such a way as to include public rights-of-way for pedestrian and for bicycle movement, which rights-of-way may be required to be separate from streets. The location and improvement of these rights-of-way shall be designed in such a way as to maximize: (1) convenience of movement throughout the subdivision; (2) access to community facilities; and (3) safety of persons using said pedestrian ways and bikeways.

(Ord. No. 3.22, § 1, 4/12/22.)

DIVISION 2. - UTILITIES