§ 17.60

The purpose of this chapter is to provide standards for the design of subdivisions in accordance with the guidance of the general plan, zoning ordinance, this title, and other applicable provisions of the Redding Municipal Code. All subdivisions shall be consistent with the following:

A.

General Plan and Zoning Consistency. The design of the subdivision must be consistent with applicable goals and policies of the general plan and any adopted area plan or specific plan that includes the area to be subdivided. The subdivision must also be in full conformance with the zoning standards applicable to the property.

B.

Basic Design. The subdivision and related improvements shall be designed to:

1.

Provide lots that are suitable for development based on applicable zoning criteria.

2.

Provide adequate vehicle and pedestrian access to all lots and building sites.

3.

Provide a logical network of connected streets within a subdivision and adjacent neighborhoods.

4.

Provide essential utilities to all lots; provide for utility-line looping, maintenance, and the logical extension of utilities to neighboring properties in accordance with utility master plans, RMC Titles 14 and 16, and RMC

Chapter 18.22.

5.

Minimize grading and potential for soil erosion, particularly in areas with steep slopes in excess of twenty percent.

6.

Minimize risk of flooding, wildland fire, and related damages.

7.

Mitigate adverse effects of traffic, drainage, noise, and any potentially hazardous site conditions.

C.

Neighborhoods. Residential subdivisions shall be designed with the goal to create liveable, healthy, and aesthetically pleasing neighborhoods. Design attributes that help achieve this goal include, but are not limited to:

1.

A system of street sidewalks and other improved bikeways and paths that promote walking and bicycling. Sidewalks separated from the curb by a landscaped parkway is preferred along streets.

2.

Convenient connections to open spaces and river/creek corridors, parks, schools, transit stops, and other neighborhoods and commercial areas nearby.

3.

A system of interconnected streets that is designed to discourage excessive speed and high volumes of traffic.

4.

Provision for public-transit facilities, such as bus turnouts and benches.

5.

Shade trees and complementary landscape planted along streets, paths, and common areas.

6.

Notable natural site features, including existing trees, preserved and effectively integrated into the project design.

7.

Attractive neighborhood gateway treatments provided at the main entrances.

8.

Decorative perimeter fencing and walls along adjacent arterial and collector streets and other appropriate locations.

9.

Provision for park and/or community building and facilities at a central location; provision for other appropriate public or private recreation facilities for the use and enjoyment of residents.

The actual design attributes utilized in a residential subdivision to satisfy the goal of this section can vary, as determined appropriate by the approval authority, based on the subdivision size, location, land characteristics, and other site-/project-specific considerations.

D.

Environmental and Safety. In accordance with general plan policy, development is discouraged within the following specific areas:

1.

Hillsides with slope areas exceeding twenty percent.

2.

Lands within a one-hundred-year floodplain as established by the Federal Emergency Management Agency and/or a hydrology study acceptable to the city.

3.

Sensitive habitats of special status fish or wildlife as identified on federal and/or state lists. Plant life listed as endangered, rare, or threatened on federal and/or state lists.

4.

Unique and/or environmentally fragile areas, including, but not limited to, creek/riparian areas and other wetlands.

5.

Significant archaeological sites.

Areas preserved from development pursuant to this section shall be placed in a permanent open space easement, in a manner determined appropriate by the approval authority, to be kept in a natural undeveloped condition, except for approved recreation and utility facilities and necessary fire-fuel management (brush removal and tree limbing) as approved by the fire marshal. No grading, placement of fill or spoils, fences, gardens, or other private improvements may be located within designated public or private open space areas.

(Ord. No. 2469, § 16, 11-2-2010)

Lots shall be designed and arranged throughout the subdivision in accordance with the following criteria:

1.

The size, dimensions, and street frontage of lots shall be in conformance with zoning standards applicable to the subdivision site with approval of the project.

2.

The sidelines of all lots shall generally be at right angles to the street which the lot faces, or radial, or approximately radial if the street is curved.

3.

No lot shall be divided by the city-limits line.

4.

Lots shall be designed to minimize creating unuseable and/or access-constrained remnants of land due to the position of roadways, creeks, wetlands, or other obvious development constraint.

5.

Residential lots shall have frontage on, and take direct access from, a public street. Exceptions may be granted by the approval authority for planned developments, condominiums, and similar projects having private streets.

6.

Commercial or industrial lots shall either have public-street frontage or appropriate access provided by way of common/reciprocal easement(s), such as in the context of a shopping center or similar commercial development.

7.

Lots other than corner lots may front on more than one street (double-frontage lot) only where necessitated by location of adjacent arterial streets or topographic or other unusual conditions. The approval authority may restrict access and/or require fencing, walls, or plantings in such instances to limit street access to a single street.

8.

Use of flag lots shall be minimized and limited primarily to situations where use of a standard-lot frontage configuration is challenged by site conditions. New flag lots shall not be created by parcel map in developed areas where these lots are not in character with the surrounding neighborhood and the existing pattern of development.

9.

Lots that must rely on a private septic system for wastewater disposal shall have sufficient size and configuration, in addition to standard zoning criteria, to support installation and maintenance of the septic system in accordance with the requirements of the Shasta County Environmental Health Division.

(Ord. No. 2469, § 16, 11-2-2010)

Streets shall be designed and extended throughout the subdivision in accordance with the following criteria:

1.

The street system shall provide vehicle access to all proposed lots in accordance with the applicable street-frontage requirements of the zoning ordinance and be extended to the boundaries of the subdivision as necessary to allow for the logical extension of public streets to adjacent properties.

2.

Street design shall conform both in width and alignment to the transportation element of the general plan, city construction standards, and to any plan line adopted by the city council or state. The right-of-way for any such street or highway so designated within or benefitting the subdivision shall be dedicated for public use at the time of recording a final or parcel map.

3.

A subdivision with dedicated public streets shall not derive primary access through a private-street easement.

4.

Street segments shall meet the following requirements:

a.

For residential subdivisions, use of long, continuous street segments greater than six hundred feet without cross streets shall be avoided. Where possible, a system of interconnected streets with shorter blocks shall be utilized to diffuse traffic and allow residents multiple ways to get to and from their homes.

b.

Street segments longer than six hundred feet may be allowed where topography or other site constraints limit road-design options and when fire-protection and/or alternate emergency access measures are provided as recommended by the fire marshal to ensure the safety of residents and emergency-response personnel. A sufficient emergency-vehicle turnaround area shall be provided where a street terminates.

c.

Use of short dead-end streets with cul-de-sacs shall be minimized when other street-design options are available supporting better neighborhood connectivity. When used in the design of a subdivision, the length of a cul-de-sac street should not exceed six hundred feet.

5.

Road design shall be used to control traffic speeds in neighborhoods where necessary. Appropriate design features may include jogs in the street pattern, traffic circles, narrowed streets and/or narrowing at intersections (neck-downs), median islands, provisions for on-street parking, or other features as approved by the city engineer and fire marshal.

6.

Traffic and circulation mitigation improvements, including, but not limited to, medians and center islands, traffic signals/controls, and roadway widening, shall be constructed as part of the required subdivision improvement based on applicable general plan policies, traffic/circulation analysis findings, and the recommendations of the city engineer.

7.

At least two connected points of public-street access shall be provided to the subdivision under the following circumstances:

a.

Residential subdivisions that could result in fifty or more dwelling units with access from a single roadway, including existing development; and

b.

Commercial subdivision projects potentially supporting employment of more than one hundred fifty people.

Modifications or alternative means of achieving the intent of these standards may be authorized by the approval authority upon consideration of recommendations from the fire marshal.

8.

Direct access to arterial and major collector streets shall be restricted for new single-family residential lots, except in special circumstances when determined appropriate by the city engineer. The city engineer may also require that access controls be applied to new lots in other subdivisions when necessary to address specific traffic-safety needs.

(Ord. No. 2469, § 16, 11-2-2010)

The subdivision shall provide for pedestrian, bicycle, and transit use in accordance with the following:

1.

Streets shall be designed to safely accommodate the pedestrian, as well as automobile use.

a.

Sidewalks shall be provided on both sides of the street consistent with city standards. Preferably, the street design should provide sidewalks separated from the curb with a minimum six-foot-wide landscaped planter-parkway strip and/or other similar pedestrian-friendly design as determined appropriate by the approval authority.

b.

Where crosswalks are needed or desired, such as key intersections of designated midblock locations, they shall be designed to promote pedestrian safety by utilizing measures such as shortening crossing-lane lengths by use of neckdowns or bulbouts, textured and/or colored pavement to identify crossings, and/or other appropriate measures as approved by the city engineer and fire marshal.

2.

Bicycle facilities (i.e., paths-Class I, lanes-Class II, and routes-Class III) shall be provided in accordance with the parks, trails, and open space master plan and bikeway action plan, as are applicable to the subdivision project.

3.

Improved pedestrian and bicycle paths shall be provided to facilitate alternative (nonmotorized) access to/from the subdivision under the following circumstances:

a.

To an adjacent public street where a standard street connection is not available or desired, such as from the end of a cul-de-sac to an adjacent street.

b.

To adjacent public or private parks, open-space area, a designated public-trail system, such as the Sacramento River Trail, transit stops, commercial developments, schools, and/or other activity centers.

4.

In addition to sidewalks, improved pedestrian and bicycle paths shall be provided to activity centers, parks, and open spaces within the subdivision as necessary to provide convenient alternative access to these areas.

5.

Appropriate accommodations shall be provided to offer residents of the subdivision safe and efficient access to public transportation. Bus-stop pullout(s) shall be provided when a subdivision is adjacent to a street with an existing fixed transit route, or when it is likely that transit service will be extended along an adjacent street or new street in the subdivision in the future. This requirement may be waived if it is determined by the approval authority that an existing bus stop is available to serve the residents of the

subdivision. Passenger amenities should be provided to enhance the comfort and safety of waiting passengers, particularly as a planned development amenity or when accommodations are required as a mitigation measure.

(Ord. No. 2469, § 16, 11-2-2010)

The design of a subdivision shall take advantage of natural features, such as rivers/creeks and related greenways, scenic-view corridors, preserved open-space areas, and other notable natural features, so that they are integrated and connected efficiently into the project design for the benefit of residents. The design shall provide opportunity for public views and access while also considering the privacy and security of adjacent residents.

(Ord. No. 2469, § 16, 11-2-2010)

The design of the subdivision shall provide appropriate setbacks from active streambanks and riparian vegetation in accordance with RMC Chapter 18.48 River/Creek Corridor Development.

(Ord. No. 2469, § 16, 11-2-2010)

17.60.070 - Storm drains and flood protection.

A.

The design of the subdivision shall comply with the criteria of RMC Section 18.51.180, Standards for subdivisions, to minimize hazards associated with flooding.

B.

Stormwater runoff from the subdivision shall be collected and properly managed by a storm-drain system and/or other appropriate stormwater management facilities/measures as approved by the city engineer. The storm-drain system shall be designed in accordance with city specifications and may require the use of detention or retention facilities in accordance with city policy. The storm-drain system shall provide for the protection of abutting and off-site properties that would be adversely affected by any increase in runoff attributed to the development. Off-site storm-drain improvements may be required to satisfy this requirement.

C.

When construction of an open stormwater detention or retention basin is required to mitigate postdevelopment drainage impacts on- and/or off-site, the facility shall be designed to:

1.

Achieve minimal depths, natural shapes, and varying side slopes to accommodate limited recreational, open-space, and other reasonable uses. Large detention basins shall also be designed to accommodate

active recreational pursuits, such as field sports (softball, soccer, football, etc.) and similar activities, as determined appropriate the approval authority based on input from the community services department.

2.

Use suitable landscape to enhance the visual appearance of the basin from adjacent development and public streets and areas.

(Ord. No. 2469, § 16, 11-2-2010)

Utilities shall be designed and installed to serve the subdivision in accordance with this section, RMC Titles 14 and 16, and any applicable utility master plan.

A.

Sanitary Sewers. Each lot intended for development shall be served by an approved sanitary sewer lateral connection. In the case where the extension of sanitary sewer service to the subdivision site is not feasible or possible as determined by the city engineer, the approval authority may recognize use of private septic systems as an alternative, based on verification of suitability of septic systems provided by the Shasta County Environmental Health Division.

B.

Water Supply. Each lot intended for development shall be served by an approved water-system connection capable of providing sufficient flows and pressure for domestic use and required fire protection. A "Will Serve" letter shall be secured by the subdivider prior to approval of a tentative map for subdivisions located within a water district outside the city's water service area.

C.

Other Utilities. Each lot intended for development shall be served by lateral connections for underground electric, telephone, cable television, and natural gas (if available).

D.

Utility Extension, Looping, and Maintenance. Subdivision utility design shall provide for necessary utilityline looping, maintenance needs, and the logical extension of utilities to the boundary of bordering properties.

(Ord. No. 2469, § 16, 11-2-2010)

The subdivider shall provide for the undergrounding of utilities as follows:

A.

All new dry utilities (e.g., cable television, electric, and telephone) within a proposed subdivision project shall be installed underground in accordance with the service policy and/or tariff (in effect at the time of development) of the public, private, or city utility involved.

B.

All existing overhead distribution facilities within a proposed subdivision and along peripheral streets shall be replaced with underground distribution facilities at the subdivider's expense in compliance with the specifications of the public, private, or city utility involved.

C.

The subdivider is responsible for complying with the requirements of this section and shall make the necessary arrangements with the utility companies for granting of easements and the installation of such facilities. Exceptions to the undergrounding requirements are as follows:

1.

Transformers, pedestal-mounted terminal boxes, meter cabinets, and concealed ducts may be placed aboveground if within the subdivision and used solely in connection with the underground distribution lines.

2.

Non-wood poles supporting streetlights and the electrical lines within the poles may be situated above the surface of the ground.

3.

The planning commission may waive any requirement of this section if topographical, soil, or other conditions make such underground installation unreasonable or impractical. Such conditions include, but are not limited to:

(a)

Where the cost to the subdivider for undergrounding the existing overhead utilities would be an excessive burden to the subdivider with little or no benefit to the city undergrounding policy.

(b)

Where the undergrounding of existing overhead facilities would require existing customers served from the line to have their service facilities placed underground and the majority of these customers do not want their facilities placed underground.

4.

Any parcel map with a maximum of four residential parcels, no parcel of which has previously been exempted from this section, and where at least fifty percent of developed parcels within a radius of five hundred feet have been previously developed without underground installation of utilities.

That portion of a previously developed nonresidential parcel map.

6.

The requirement to underground shall apply to all utility lines traversing a subdivision or installed along the subdivision side of the streets or alleys adjoining the subdivision, except for electrical lines of 60kV or more. Where one line is exempt, all parallel lines on that same pole shall be exempt.

7.

The utility does not have in its standard material inventory the materials needed to replace the existing overhead facilities with underground or pad-mounted facilities.

D.

All underground utilities crossing streets, service roads, alleys, or highways shall be installed 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 are made.

E.

Subdividers shall make the necessary arrangements with cable television operators to comply with the following requirements with respect to cable television installation in residential subdivisions:

1.

Prewire all residential structures.

2.

Extend service laterals to each residential structure.

(Ord. No. 2469, § 16, 11-2-2010)

The design of a subdivision shall, to the extent feasible, provide for future passive or natural heating or cooling opportunities as set forth in SMA Section 66473.1.

(Ord. No. 2469, § 16, 11-2-2010)

The design of the subdivision shall provide for adequate fire-safety conditions, particularly in areas having a very high fire hazard severity zone designation, as reviewed and approved by the fire marshal. This may include provisions for:

A.

Multiple public-street access to the subdivision and limitations on street lengths as provided in Section 17.60.030.

B.

Access to open space and related natural areas for fire apparatus.

C.

Additional development setbacks from adjacent natural areas.

D.

Fire-fuel reduction work and fire-fuel management easements.

E.

Use of noncombustible fencing materials.

F.

Inclusions of fire sprinkler systems and fire-resistant construction for homes/structures in the subdivision beyond the minimum required by applicable building codes.

G.

Keypads with appropriate emergency code, knox boxes, or other devices to allow efficient access for emergency responses to gated communities or other restricted-access areas.

H.

Other fire-protection measures as supported by the general plan and determined appropriate by the fire marshal to reduce risk from wildland fires.

(Ord. No. 2469, § 16, 11-2-2010)

Where a parcel is subdivided into lots of one acre or more, the approval authority may require that the blocks and lots be of such size, width, depth, and shape to provide for the extension and opening of streets and alleys at such intervals as will permit a subsequent division of any parcel into two or more lots when supported by the general plan and zoning classifications of the property.

(Ord. No. 2469, § 16, 11-2-2010)

A.

A formal maintenance district, property-owners' association, and/or equivalent maintenance entity shall be created when determined necessary by the approval authority to ensure proper ongoing maintenance of

the following features of a subdivision project:

1.

Landscape along major street frontages, medians, common areas, and other landscaped areas incorporated into the project design.

2.

Walls along major street frontages; other retaining wall and fence systems affecting multiple properties.

3.

Drainage courses, levees, or detention basins.

4.

Fire-protection setback and fire-fuel reduction areas.

5.

Private streets, trails, walkways, and/or bike paths within the project.

6.

Neighborhood-serving parks.

7.

Private street lighting.

8.

Ongoing environmental mitigation monitoring and related resource maintenance needs.

9.

Any other special maintenance need.

B.

The developer shall be responsible for all costs and fees associated with the formation of the maintenance district/association. Formal arrangements for creation of the required maintenance entity(s) shall be completed with recordation of a final map.

(Ord. No. 2469, § 16, 11-2-2010)

The design of the subdivision shall provide for the placement of centralized mail-delivery units. Specific locations for such units shall be to the satisfaction of the U.S. Postal Service and the city engineer.

(Ord. No. 2469, § 16, 11-2-2010)

The design standards specified in this chapter may be modified in accordance with the criteria and procedures provided in Section 17.04.100, Subdivision modifications.

(Ord. No. 2469, § 16, 11-2-2010)

Chapter 17.64 - STREET NAMES

Sections: