Pinole Municipal Code Ch. 16.20 General Regulations and Design

* For statutory provisions authorizing local agencies to regulate and control the design of subdivisions, see Gov. Code § 66411.

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 such street or highway indicated on the master plan shall be dedicated. (Ord. 89 § 5.1(part), 1955).

The street and highway design shall conform to any proceedings affecting the subdivision, which may have been initiated by the City Council or approved by the Council upon initiation 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 for a period of not to exceed eighteen months, all the area included in the right-of-way. (Ord. 89 § 5.1(part), 1955).

All streets shall, as far as practicable, be in alignment with adjacent streets by continuations of the centerlines thereof, or by adjustments by curves, and shall be in general conformity with the plans of the planning commission for the most advantageous development of the area in which the subdivision lies. (Ord. 89 § 5.2(a), 1955).

Streets shall be required to intersect one another at an angle as near to a right angle as is practicable in each specific case. (Ord. 89 § 5.2(b), 1955).

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 that 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 forty feet shall be required. (Ord. 89 § 5.2(c), 1955).

At all street intersections, property line corners shall be rounded by an arc, the minimum radius of which shall be twenty feet. (Ord. 193 § 1(part), 1963: Ord. 89 § 5.2(d), 1955).

The centerline curve radius on all streets and highways shall conform to accepted engineering standard of design and shall be subject to approval by the city engineer. (Ord. 89 § 5.2 (e), 1955).

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. (Ord. 89 § 5.2(f), 1955).

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 planning commission. (Ord. 89 § 5.2(g), 1955).

Streets and highways not shown on any master street and highway plan, or not affected by proceedings initiated by the City Council or approved by the City Council , upon initiation by other legally constituted governmental bodies, shall not be less width than those set forth under this chapter, except where it can be shown by the subdivider, to the satisfaction of the planning commission and the City Council , that the topography of the small number of lots served and the probable future traffic development are such as to unquestionably justify a narrower width. Increased widths may be required where streets are to serve commercial property or where probable traffic conditions warrant such. Approval or determination of street or highway classification shall be made by the planning commission. (Ord. 89 § 5.3(part), 1955).

Major street rights-of-way shall be of a width not less than eighty feet with the minimum pavement width sixty-four feet. (Ord. 193 § 1(part), 1963: Ord. 89 § 5.3(a), 1955).

Secondary street rights-of-way shall be of a width not less than sixty feet with the minimum pavement width forty feet. (Ord. 193 § 1(part), 1963: Ord. 89 § 5.3(b), 1955).

Minor street rights-of-way shall be of a width not less than fifty feet with the minimum pavement width thirty-eight feet. (Ord. 193 § 1(part), 1963: Ord. 89 § 5.3(c), 1955).

One-way street rights-of-way shall be of a width not less than thirty-two feet with the minimum pavement width twenty feet. (Ord. 193 § 1part), 1963: Ord. 89 § 5.3(d), 1955).

Two-level street rights-of-way shall be of sufficient width to provide a minimum pavement width of two twenty-foot pavement sections plus sufficient width for a proper slope between the levels and for sidewalk areas of a width and location acceptable to the director of public works. (Ord. 193 § 1(part), 1963: Ord. 89 § 5.3(e), 1955).

Cul-de-sac street rights-of-way shall be of the widths of minor streets. The minimum radius of the turnaround shall be forty-eight feet excepting where the cul-de-sac street serves industrial or commercial property, the minimum radius shall be seventy-three feet. The maximum length of cul-de-sac streets shall be five hundred feet measured from the near right-of-way line of the intersection street along the centerline of the street to the center of the turnaround. (Ord. 193 § 1(part), 1963: Ord. 89 § 5.3(f), 1955).

The size and shape of lots shall be in conformance with the zoning ordinance and with the requirements set forth in Section 16.20.290. (Ord. 193 § 1(part), 1963: Ord. 89 § 5.4(a), 1955).

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. (Ord. 193 § 1(part), 1963: Ord. 89 § 5.4(b), 1955).

Building setback lines shall be indicated by “dotted” lines on the subdivision map, as required by the planning commission. (Ord. 193 § 1(part), 1963: Ord. 89 § 5.4(c), 1955).

No lot shall be divided by a city boundary line. (Ord. 193 § 1(part), 1963: Ord. 89 § 5.4(d), 1955).

Lots without frontage on a street will not be permitted. (Ord. 193 § 1(part), 1963: Ord. 89 § 5.4(e), 1955).

Lots, other than corner lots, may front on more than one street where necessitated by topographical or other unusual conditions. (Ord. 193 § 1 (part), 1963: Ord. 89 § 5.4(f), 1955).

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, for off-street parking purposes. When the front of any 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 adequate off-street parking areas for all lots. (Ord. 2008-05 § 2, 2008: Ord. 89 § 5.5, 1955).

When the rear of any lots border 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 lots across the side lines of such street or highways. When the rear of any lots border 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. 89 § 5.6, 1955).

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. 89 § 5.7, 1955).

All street names shall be as approved by the planning commission. (Ord. 89 § 5.8, 1955).

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-normal size. (Ord. 89 § 5.9, 1955).

The subdivider shall dedicate easements not less than six feet in width for public utility, sanitary sewer and drainage purposes on each side of rear lot lines, along side lot lines, and in planting strips wherever necessary, provided easements of lesser width may be allowed when at the determination of the city engineer that the purposes of easements may be accomplished by easements of lesser widths, and provided further that in such determination, the city engineer shall prescribe the width of such easements. 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 anchorage, line continuity, ingress and egress. Dedication of easements shall be to the city for the purpose of installing utilities, planting strips, and for other public purposes as may be ordered or directed by the City Council . (Ord. 89 § 5.10, 1955).

LOT SIZES BY AREA CLASSIFICATION AND IMPROVEMENTS REQUIRED

(Ord. 193 § 1(part), 1963: Ord. 89 § 5.11, 1956).

The subdivider may be required to dedicate and improve walkways across long blocks or to provide access to school, park, or other public areas. (Ord. 89 § 5.12, 1955).

* Upon approval by the Planning Commission, 20% of the lots in any subdivision (not including lots at end of cul-de-sacs) may have reduced frontages provided that such reductions are not below the requirements of the next less restrictive type or classification of subdivision.

The subdivider shall, subject to riparian rights, dedicate a right-of-way for storm drain-age purposes confronting substantially with the lines of any natural watercourse or 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 waters and stormwaters. The Council may require adequate fencing of all ditches and streams when it is in the public interest. (Ord. 89 § 5.13, 1955).

In all respects, the subdivider will be considered in relation to the master plan of the city, or any part thereof, or proposed master plans made in anticipation thereof. (Ord. 89 § 5.14, 1955).

A copy of the deed restrictions applicable to the subdivision shall be filed with the planning commission at the time of filing final map. (Ord. 89 § 5.15, 1955).

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 the portion shall be clearly shown on such final map enclosed in a border on each sheet of the map, and further adequate storm drain system and/or levees, dikes and pumping systems shall be provided, and if fill is used in tideland areas, it shall be a minimum of two feet above high tide. (Ord. 89 § 5.16, 1955).