Chapter 26.40 — DESIGN STANDARDS AND REQUIREMENTS

Except where modified by the council upon recommendation of the commission, each subdivision and map thereof shall be in conformity with the standards set forth or referred to this chapter.

All design shall be in accordance with generally accepted engineering principles and the appropriate city standard drawing and any supplemental design criteria which may be adopted by the city from time to time. Specific details of design shall be subject to the approval of the city engineer, who shall have the authority to approve minor deviations from the minimum standards listed here.

All subdivisions should result in the creation of lots which are developable and capable of being built upon. No subdivision should create lots which are impractical of improvement due to steepness of terrain, location of water courses, problems of sewerage or driveway grades, or natural physical conditions.

(Ord. 125 § 1, 1976, Exhibit A § 26.12-1)

All lots or parcels created by the subdivision of land shall have access to a public street improved to standards hereinafter required. Private streets, common driveways, or access easements shall not normally be permitted. However, if the commission determines that the most logical development of the land requires that lots be created which cannot easily be served by a public street, a private access may be approved. The subdivider shall submit a development plan showing the alignment, width, grade and material specifications of any proposed private improvements, the topography and means of access to each lot, drainage and sewerage of the lots served by such private improvements and a plan satisfactory to the city for ownership and maintenance of said access and the liability for taxes thereon. Construction of these improvements as approved by the city shall be completed prior to occupancy of any buildings on lots served by a private access.

(Ord. 125 § 1, 1976, Exhibit A § 26.12-2)

Streets shall conform to the following minimum conditions as set out in this section and Sections 26.40.040 through 26.40.100:

Subdivision design shall conform to the concept of major streets designated in the general plan, and to any future street rights-of-way designated by the commission and approved by the council. Whenever a subdivision embraces any major street, it shall be included in the tract and shall be platted by the subdivider in the location generally indicated. If a specific location has been designated by the commission and approved by the council, that location shall be used. (Ord. 125 § 1, 1976, Exhibit A § 26.13-1.01)

Typical sections of various classes of streets shall be in accord with the applicable city standard

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City of Palm Desert, CA

SUBDIVISIONS

§ 26.40.040

§ 26.40.050

drawings, and in accord with Table 26.40.040.

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Table 26.40.040
Minimum R/W Width Minimum T/W Width
Classification (in feet) (in feet)
Arterial highway 6-lane 110 - 126 100 - 106 (12 - 18 Median)
Major highway 4-lane 100 76 - 82 (12 - 18 Median)
Secondary highway 4-lane 80 64
Collector street 60 - 68 40 - 48
Residential street 56 - 60 36 - 40
Commercial-industrial road 72 52
Frontage road 56 32 (Parking one side)
Two-way hillside local street 44 32 (Parking one side)
One-way hillside local street 36 24 (No parking)
Local street (No parking) 38 28 (P.U.D. only)
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The basis for requirements for streets and roadway widths and design shall be the topography of the land and density of development in terms of the proposed number of dwellings to be served by said street or roadway on an ultimate basis. Reduced right-of-way width shall, in all cases, be sufficient to accommodate utility facilities within the right-of-way.

Improvements as set forth in Chapter 26.44 shall be installed within the half of an existing or proposed street adjacent to the subdivision boundary. Substandard existing improvements shall be removed and replaced as directed by the city. Where such existing or proposed street has not previously been paved, paving having a minimum width from face of curb to edge of pavement of twenty-eight feet shall be installed.

The subdivider shall dedicate all right-of-way for streets or portions of streets as necessary within the subdivision boundary. Full width dedications within the subdivision shall have complete improvements installed except that, upon secondary, major and arterial roads, paving upon each half may be a minimum of twenty-four feet in width from the face of curb to edge of pavement, subject to prior approval of the city.

The standards set forth in this chapter are minimum, and additional on-site and/or off-site public improvements and dedications may be required. (Ord. 125 § 1, 1976, Exhibit A § 26.13-1.02)

The street pattern in the subdivision shall provide for the most advantageous development of the site and adjoining areas and the entire neighborhood or district.

Where appropriate to the design and terrain, proposed streets shall be continuous and in alignment with existing, planned or platted streets with which they are to connect. The centerlines of streets, if not in alignment, shall be offset at least two hundred feet unless otherwise approved by the city engineer for reasons of severe topography, one-way streets, or

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City of Palm Desert, CA § 26.40.050

PALM DESERT CODE

§ 26.40.070

other unusual circumstances.

Proposed streets shall be extended to the boundary lines of the land to be subdivided, unless prevented by topography or other physical conditions, or unless, in the opinion of the commission upon recommendation of the city engineer, such extension is not necessary for the coordination of the subdivision with the existing layout or the most advantageous future development of adjacent tracts. Where reservation for future street is made, slope rights along the sides and end of the reserved area shall be preserved in the name of the city.

In the case of stub-end streets extending to the boundary of the property, a one-foot strip at the end of the stub-end street the width of the street right-of-way shall be deeded to the city pending the extension of the street into adjacent property. Where required, a temporary turnaround or a temporary connection to another street shall be provided by the subdivider.

Proposed streets shall intersect one another as nearly at right angles as topography and other limiting factors on good design permit. Streets shall be designed in a manner which will discourage the use of local streets for through traffic. Four-way intersections involving local streets shall be avoided whenever possible. (Ord. 125 § 1, 1976, Exhibit A § 26.13-1.03)

Subdivision design shall be in general accord with the concepts of the general plan, and as determined by the commission.

Street design should have the purpose of making adjacent lots, if for residential use, desirable for such use by cushioning the effect of heavy traffic and of minimizing the interference with traffic on such streets.

The number of intersecting streets along arterial, major and secondary streets should be held to a minimum. Wherever practicable, such intersections should be spaced not less than one thousand feet on center.

Residential lots adjacent to these roads normally will be required to be served by a residential street paralleling the road or by a series of cul-de-sacs or loop streets extending the roads from a parallel street. Where such double frontage lots are created, improvements on such lots shall be oriented to a front upon the local street. A decorative wall of concrete block or of a comparable material approved by the design review board of the city, with a minimum height of six feet, shall be required at the property line or top of slope adjacent to the arterial, major or secondary road. Landscaping and permanent irrigation may be required.

When the rear of any lot borders any arterial or major road, the subdivider shall be required to execute a certificate on the title sheet, deemed sufficient by the city attorney, prohibiting the right of ingress and egress from the major or arterial road to the lot. The council may require similar dedication in other instances where deemed necessary for health, safety and welfare. (Ord. 125 § 1, 1976, Exhibit A § 26.13-1.04)

Grades, curves and sight distances shall be subject to approval by the city engineer, to insure proper drainage and/or safety for vehicles and pedestrians.

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City of Palm Desert, CA

SUBDIVISIONS

§ 26.40.070

§ 26.40.080

Grades of streets shall be not less than four-tenths percent, nor more than seven percent on arterial or major roads, ten percent on secondary roads, twelve percent on residential collector streets, and fifteen percent on residential streets. Maximum grade for hillside local streets shall not exceed twenty percent. Any grade segment in excess of twelve percent may not exceed three hundred feet in length. For all grades of twelve percent or more, the installation of a Portland concrete road surface is required.

At street intersections, property lines at each block shall be rounded by an arc, the radius of which shall not be less than ten feet and which shall be concentric with the curb return wherever possible.

The radii of curvature shall not be less than that specified in the following table. Determination of which topography classification to be used shall be subject to approval by the city engineer.

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Minimum Radius
Moderate Topography Rough Topography
Street Classification (in feet) (in feet)
Arterial 1,200
Major 1,000 750
Secondary 600 300
Residential 200 100
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(Ord. 125 § 1, 1976, Exhibit A § 26.13-1.05)

Vertical concrete curbs and gutters and sidewalks shall be required in all subdivisions except as noted.

The requirements for sidewalks may be omitted in whole or in part by the commission on all streets less than secondary highways; provided, that the findings are made that such sidewalks are not necessary because of any of the following:

• A. The traffic count on a particular street is significantly reduced from the established standard for local streets as determined by the city engineer; or

• B. The design or the topography of the subdivision and its relationship to adjoining properties and uses does not warrant the standard sidewalk requirements based if so recommended by the city engineer;

• C. When required for access to schools, playgrounds, shopping centers, transportation facilities, other community facilities, or for unusually long blocks, the commission may require pedestrian ways not less than twenty feet in right-of-way and paved with concrete a minimum of ten feet in width. Such pedestrian ways may be bordered on each side with sprinklered landscaping and a minimum six-foot-high chain link fence. In lieu of the chain link fence, the commission may require the subdivider to use a masonry wall as specified in this chapter, a minimum of six feet high, where they deem it necessary for any one of the following reasons:

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City of Palm Desert, CA

PALM DESERT CODE

§ 26.40.080

§ 26.40.130

1. Separation of land use,

2. Acoustical buffer,

3. Promotion of an architectural theme or compatibility of the area;

• D. Where sidewalks are not required, concrete driveway aprons shall extend to the property line.

• (Ord. 125 § 1, 1976, Exhibit A § 26.13-1.06)

Street names shall be assigned by the director. Street numbers shall be assigned by the director of building and safety.

(Ord. 125 § 1, 1976, Exhibit A § 26.13-1.07)

Cul-de-sacs shall be limited to a maximum length of six hundred feet and shall be provided with a turnaround having a minimum curbline radius of forty feet.

(Ord. 125 § 1, 1976, Exhibit A § 26.13-1.08)

In either a planned unit development or a hillside subdivision or portions thereof which have an average lot size of twenty thousand square feet or larger and have an average slope in excess of ten percent prior to grading, the commission, in the exercise of its discretion, may modify the requirements of this chapter in a manner that will result in the best possible utilization of the land to be subdivided, giving consideration to the topography and natural cover of the land, the general character of the proposed subdivision, the proposed zoning and the desirability of minimizing grading upon the site.

(Ord. 125 § 1, 1976, Exhibit A § 26.13-2)

The subdivider shall provide the city with accurate maps of the subdivision at scales of 1" = 200' and 1" = 600' for use by the city in updating its atlas maps. The maps may be dual purpose, e.g., vicinity map, grading plan, tract map, etc., and shall contain the following minimum information:

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200' scale: Streets: Name and width
Lots: Number and dimensions
Easements: Type and dimension;
600' scale: Outline of streets and lots; no
dimensions
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(Ord. 125 § 1, 1976, Exhibit A § 26.13-3)

Easements for water, drainage or sewer purposes shall be provided as necessary, with a

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City of Palm Desert, CA

SUBDIVISIONS

§ 26.40.130

§ 26.40.160

minimum width of ten feet. Easements for large structures or unusually deep structures shall be of such greater width as may be specified by the city engineer. Any reduction in width shall require approval of both the city engineer and the utility involved. (Ord. 125 § 1, 1976, Exhibit A § 26.13-4)

The size, shape and orientation of lots, each of which shall constitute a practical building site, shall be appropriate to the location of the proposed subdivision and to the type of development contemplated.

The following principles and standards shall be observed:

• A. The side lines of all lots, so far as possible, should be at approximately right angles to the street which the lot faces, or approximately radial to the center of the curvature of a cul-desac on which the lot faces.

• B. No lot shall be divided by a city or special district boundary line.

• C. No remnants of property, with the exception of one foot control lots, shall be created which do not conform to lot requirements, or are not required for a private or public utility purpose.

• D. The division of a lot or parcel by a tax code boundary shall not be permitted.

• E. Lot lines between adjacent lots within a subdivision should be located at the top of any grading slope which may be proposed at such location.

• F. Unless otherwise altered by the provisions of a planned unit development, the minimum lot depth for a residential development shall be not less than one hundred feet with the following exception: Lots adjacent to freeways, major streets or collector roads shall utilize a minimum lot depth of one hundred ten feet to provide sufficient separation from the road noise and to facilitate the usable lot area.

• G. In determining the permissible lot size, all public utility transmission line easements shall be required to be excluded.

• (Ord. 125 § 1, 1976, Exhibit A § 26.13-5)

Blocks shall normally have sufficient width for an ultimate layout of two tiers of lots of the size required by the provisions of the zoning ordinance as codified in Title 25.

Blocks shall not normally exceed fifteen hundred feet in length between street lines, except in hillside developments or where subdivisions containing parcels of one-half acre or larger justify or require a variation from this requirement. In any block over nine hundred feet in length there shall be a crosswalk or pedestrian way in accordance with Section 26.40.080. (Ord. 125 § 1, 1976, Exhibit A § 26.13-6)

The street and lot layout of a nonresidential subdivision shall be appropriate to the land use for which the subdivision is proposed, and shall conform to the proposed land use and standards

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City of Palm Desert, CA § 26.40.160

PALM DESERT CODE

§ 26.40.160

established in the general plan and zoning ordinance as codified in Title 25.

In addition to the principles and standards in this title which are appropriate to the planning of all subdivisions, the subdivider shall demonstrate to the satisfaction of the commission that the street, parcel and block pattern proposed is specifically adapted to the uses anticipated and takes into account other uses in the vicinity.

The following principles and standards shall be observed:

• A. Proposed industrial parcels shall be suitable in area and dimensions to the types of industrial development anticipated.

• B. Street rights-of-way and pavement shall be adequate to accommodate the type and volume of traffic anticipated to be generated thereon.

• C. Special requirements may be imposed by the city with respect to street, curb, gutter and sidewalk design and construction.

• D. Special requirements may be imposed by the city with respect to the installation of public utilities, including water, sewer and storm drainage.

• E. Nonresidential subdivisions shall be designed to protect adjacent areas from potential nuisance from the proposed nonresidential subdivisions, including the provisions of extra depth and setback in parcels backing up on existing or potential residential development and provisions for a permanently landscaped buffer strip when determined necessary by the commission.

• F. Streets carrying nonresidential traffic, especially truck traffic, shall not normally be extended to the boundaries of adjacent existing or potential residential areas, or connected to streets intended for predominantly residential traffic.

• G. Nonresidential subdivisions shall take into account and specifically designate all private areas proposed for vehicular circulation and parking, for pedestrian circulation, and for buffer strips and other landscaping.

• H. Buffer strips shall consist of landscaped areas which are designed to shield and otherwise soften the effect of the nonresidential subdivision on nearby residential areas. Such buffer strips shall be improved to standards as specified in Title 25, zoning.

• (Ord. 125 § 1, 1976, Exhibit A § 26.13-7)

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City of Palm Desert, CA

SUBDIVISIONS

§ 26.44.010

§ 26.44.010

CHAPTER 26.44 PUBLIC IMPROVEMENTS AND GRADING