Portola Municipal Code Ch. 16.08 Design Requirements

A. The street and highway layout of each subdivision shall be based upon the section of the streets and highways master plan for the portion of the city within which the subdivision lies.

B. Centerlines.

1. The centerline of all highways shall be the continuations of the centerlines of existing highways in adjacent and contiguous territory. In cases in which straight continuations are not physically possible, such centerlines may be continued by curves, and shall be in general conformity with the plans made for the most advantageous development of the area in which the subdivision lies.

2. Widths of local streets shall not be less than those shown in standard details prepared by the city engineer. Increased widths may be required where streets are to serve commercial property or where probable traffic conditions warrant such. The apportioning of the street width between roadway, sidewalks and grass strips shall be in accordance with the standard street sections as shown in the standard details.

C. Intersections. Streets will be required to intersect one another at an angle as near to a right angle as is practicable in each case. Where several streets or highways converge at one point, setback lines, special rounding or cutoff corners and/or a traffic circle may be required to insure safety and facility of traffic movements. At street intersections the block corners shall be rounded at the property lines by a radius of not less than twenty feet.

D. Extensions. Where a subdivision adjoins acreage, provisions shall be made for adequate street access thereto. This may include a "boundary" street, if conditions so warrant.

E. Names. All street names shall be subject to the approval of the planning commission. Duplication of existing names will not be allowed unless the streets are obviously in alignment with existing streets and not so far removed as to be confusing.

F. Grades. Grades shall not exceed six percent on major or secondary highways, twelve percent on major residential streets, or fifteen percent on any street, with grades, in special cases, allowed up to twenty percent for such distances as the city engineer may approve.

G. Radius. Centerline radii shall not be less than five hundred feet on highways, except in hilly areas, where the radius may be reduced to not less than two hundred feet, and on all other streets the centerline radius shall not be less than seventy-five feet.

H. Service Roads. Where a subdivision abuts upon a highway of major importance, the planning commission may require parallel service roads or may limit the right of access to the highway.

I. Slope Easements. Where a cut or fill road slope extends outside the normal right-of-way of the street, then a slope easement may be provided of sufficient width to permit maintenance of the slopes by the city.

(Ord. 226, 1988; Ord. 146 § 2.1, 1975)

A. Alleys will be required in conformance with the existing city street pattern.

B. Alleys shall not be less than twenty feet wide.

C. Where two alleys intersect, ten-foot corner cutoffs measured along the produced property lines from the point of intersection shall be provided.

(Ord. 146 § 2.2, 1975)

Public utility easements, ten feet in total width, may be required along the rear and sides of lots where required for the accommodation of public utility, drainage and/or sanitary structures.

(Ord. 146 § 2.3(a), 1975)

Pedestrian ways may be required across long blocks or when necessary to provide access to public areas.

(Ord. 146 § 2.3(b), 1975)

Long blocks shall generally be encouraged and they shall be provided adjacent to main thoroughfares for the purpose of reducing the number of intersections. However, blocks shall not exceed twelve hundred feet in length unless existing conditions justify a variation from this requirement, in which case the planning commission may grant exception thereto.

(Ord. 146 § 2.4(a), 1975)

A. Sidewalks ten feet in width, shall be required along all business street frontage.

B. Sidewalks five feet in width may be required along all residential street frontage.

C. Sidewalks of a width acceptable to the planning commission may also be required through the center of long blocks, and to provide access to school, park and playground areas.

D. Sidewalks may be eliminated on one or both sides of streets where the planning commission finds that the slope of the ground or the nature of the development makes them impractical or inappropriate.

(Ord. 146 § 2.4(6), 1975)

A. Lot sizes, frontages, side lines, front and rear yards shall at least meet the requirements of the most recent zoning ordinance at the time the tentative subdivision map is filed, but in approving any map, the planning commission may require larger than minimum sized lots if the terrain or topography involved, in the opinion of the planning commission, so require. Lots shall have a minimum street frontage of sixty feet.

B. Side lines of lots shall be as near as possible to right angles to the street line upon which the lot faces.

C. Each residential lot must have an adequate building site for a dwelling, garage and/or carport location that will not require a variance.

D. Where parcels of land are subdivided into larger building sites than required by the city zoning ordinance, each lot indicated thereon shall be restricted against resubdivision unless it can be divided in accordance with provisions of this chapter, other provisions of this title, and the zoning ordinance.

(Ord. 146 § 2.5, 1975)

The subdivider shall 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, provide by dedication further and sufficient easements, or construction, or both, to dispose of such surface and storm water. The subdivider shall install such culverts as may be required.

(Ord. 146 § 2.6, 1975)

Reserved strips controlling the access to public ways, or which will not prove taxable for special improvements, will not be approved unless such strips are necessary for the protection of the public welfare and 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. 146 § 2.7, 1975)

In all respects the subdivision will be considered in relation to the master plan of the city.

(Ord. 146 § 2.8, 1975)

A. As a condition of approval of any tentative map, a park and recreation fee as described in California Government Code Section 66477, as it may be amended, shall be paid for each and every newly created parcel, in the amount set by resolution of the city council. Common area, open space, and similar parcels shall be exempt from the fee if enforceable restrictions are imposed on the parcel which prohibit residential development on the parcel. Condominium and townhouse parcels for which recreational facilities impact fees have been paid for the construction of the multi-family residential structure(s) on such parcels shall be exempt from the fee.

B. In lieu of the park and recreational fee, a dedication of land for park or recreational purposes within the subdivision may be required as a condition of approval for subdivisions containing more than fifty parcels.

C. Dedications of land and payments of in-lieu fees shall be based on the standard of developing five acres of parkland per one thousand residents, which is a standard currently existing and maintained within Portola.

D. The park and recreation fee established by the city council shall be calculated according to a formula which incorporates the average number of persons per housing unit in Portola and an estimated figure for the acquisition of one acre of parkland in Portola. The average number of persons per housing unit figure shall be as determined by the California department of finance.

E. Land dedicated or fees collected pursuant to this section shall be used only for the purpose of developing new or rehabilitating existing park or recreational facilities which will serve the project supplying the land or fees.

(Ord. 290 § 1, 2002: Ord. 146 § 2.9, 1975)

A traverse of the boundaries of the tract and of all lots and blocks must close within a limit of error of one in five thousand.

(Ord. 146 § 2.10, 1975)

An offer of dedication shall be made to the city or other appropriate governing bodies of all parcels of land intended and/or designated to be used for public purposes. Such an offer of dedication shall be by certificate on the final map or such other acts as may be appropriate.

(Ord. 146 § 2.11, 1975)

Where marsh or lowlands are proposed for subdivision, the subdivider shall have a soil investigation and recommendation made by a recognized, qualified soil mechanics engineer, and the program for development shall be made on the basis thereof. In no case, however, shall any subdivision be approved unless there is an adequate provision for the passage of storm water runoff.

(Ord. 146 § 2.12, 1975)