Redwood City Municipal Code § 30.45 Exceptions to Standards; Process

A. The design standards herein set forth are hereby declared to be the minimum acceptable design standards for all divisions of land; provided, however, that if the appropriate Review Authority finds that a greater or lesser standard proposed by the subdivider would be in the public interest, the Review Authority may approve an exception to the standard unless expressly prohibited by this Chapter. The burden of proof as to whether the public interest would be so served by a proposed modification from the adopted standards shall lie with the subdivider.

B. The purposes of these standards are as follows: promotion of public safety; implementation of applicable general plan goals, principles and standards; promotion of a higher and more uniform quality of living environment throughout the community; and protection of the land purchaser and of the general public from unnecessary expense due to the necessity of correcting substandard and faulty design features.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

A. Sewage Disposal: The size of mains, laterals, and appurtenances for public sanitary sewers shall be in accordance with City Engineering Standards. When an existing utility system is at or above allowable capacity per the City's Engineering Standards, subdivider shall be required to make offsite utility infrastructure improvements to provide sufficient capacity to serve the proposed subdivision. Additionally, the City Engineer may require oversizing of infrastructure within a subdivision if it is reasonably necessary to provide for the future development in the area. Such oversizing will be eligible for utility capacity fee credit.

B. Water Supply: The source of water for all divisions in the City shall be the City water system. The sizing of mains and service lines, and the design of the system shall be in accordance with City Engineering Standards, as confirmed by the City Engineer and Fire Chief. Fire hydrants shall be placed within fifty (50) feet of the fire department connection with final placement determined by the Fire Chief and City Engineer based upon field conditions.

C. Recycled Water: The source of recycled water for all divisions in the City shall be the City recycled water system. The sizing of mains and service lines, and the design of the system shall be in accordance with City Engineering Standards, as confirmed by the City Engineer.

D. Fire Alarm Boxes: The location, type and number of fire alarm boxes shall be subject to the approval of the Fire Chief to confirm compliance with the applicable codes and standards. All fire alarm boxes shall be installed by the subdivider.

E. Public Utilities: Utility easements for gas, underground electrical and communications distribution services shall be provided by the subdivider. Unless the subdivision is located within a previously platted area with rear lot line easements, all such easements shall be along the street frontage. All utility distribution services shall be underground in subdivisions, except as follows:

1. Pedestal mounted terminal boxes and meter cabinets.

2. Metal or wooden poles for street lights.

3. Electrical distribution lines carrying in excess of 34.5 kv.

4. Subdivisions consisting entirely of residential lots or residential uses.

5. New residential buildings in which one hundred percent (100%) of the units are subject to an affordable housing deed restriction.

The subdivider shall be responsible for coordination of design and installation standards with the affected utilities.

F. Drainage:

1. Drainage structures shall be designed in accordance with the City Engineering Standards to avoid lot damage by the one hundred-year storm/flood hazard.

2. Drainage from individual lots shall be retained onsite and the overflow be toward the street or toward a natural drainage course. For downhill side lots in hillside divisions, drainage shall be designed to avoid or minimize the effect thereof on lots located at lower elevations.

3. Wherever a natural or a planned drainage course traverses a subdivision, a maintenance and/or open space easement shall be dedicated by the subdivider for the safe disposal of storm waters.

4. Drainage structures shall be designed and installed to a grade, which installation shall be confirmed by the City Engineer.

5. Projects shall be designed in accordance with the City's Green Infrastructure ordinance, as may be amended from time to time.

G. The subdivider shall contact the applicable franchisee of a CATV franchise in the City to determine the requirements of the franchise for the installation of a CATV underground system for that subdivision and shall perform its construction activities in a manner which will facilitate the installation of such system by the franchisee.

H. The subdivider shall be responsible for the design, installation, repair, replacement, and/or upgrade of flood protection improvements, including, but not limited to, levees, if the existing flood protection improvements fail to meet the applicable flood protection standards, including, but not limited to, the City's adopted sea level rise assessment, at the time of the application.

(Ord. No. 2542, § 6(Exh. C), 10-14-24; Ord. No. 2562, § 4(Exh. A), 7-27-26)

With the exception of urban lot splits and streamlined approvals of for development projects of ten (10) units or less, all subdivisions shall contain the following lot design features.

A. Suitability for Designated Purpose: All subdivisions shall create lots capable of being built upon in accordance with applicable development regulations.

B. Size, Shape and Frontage: The minimum area and dimensions shall conform to the standard requirements of the Zoning Code or to any approved planned development permit. Where unusual topography exists, lot area shall be increased in accordance with the provisions Article 32.2 of the Zoning Code. Lot depths shall not exceed two and one-half (2½) times their average width.

C. Angle of Side Lines to Street: The side lines of all lots shall be perpendicular to the street the lot faces, and shall be radial to a street where it is curved. The Zoning Administrator or City Engineer may approve exceptions to such standards in accordance with this Chapter, but in no event shall any intersecting side lot line form an acute angle with the street of less than seventy (70) degrees.

D. Divided Lot Prohibited: No lot created under this Chapter shall be divided by a City boundary line, nor shall it be effectively divided by lots or parcels of land so that the principal parts of the lot are connected by a corridor of less than fifty (50) feet wide.

E. Double Frontage Prohibited: No lot created under this Chapter in a residentially zoned district shall have a double frontage except in the case of a corner lot.

F. Panhandle Lots: Every panhandle lot (i.e., lots for which street frontage or access width is less than the minimum required) shall have frontage on either a recorded public or private street of not less than thirty-five (35) feet, and a building site shall be located within two hundred (200) feet from the street frontage of such lot.

G. Lot Line Alignments: Lots shall not have more than six (6) property corners.

H. Passive or Natural Heating or Cooling: Consistent with Government Code Section 66473.1, lot design shall include incorporate future passive or natural heating or cooling opportunities.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

All proposed streets shall comply with the following criteria:

A. Street Design: The proposed street or highway design for a subdivision shall conform to the circulation element of the general plan and to any specific, area, or community plan pertaining to such subdivision.

B. Street Widths: The minimum width of the several classes of streets and highways shall conform to the City's Engineering Standards; provided, however, streets in a subdivision for which a planned development permit is approved may include different widths as recommended by the City Engineer and approved by the Review Authority. In commercial or industrial zones, increased widths shall be required to the extent necessary to accommodate service to the area or properties or where a Local Transportation analysis warrant such increase.

C. Turnarounds: All turnarounds shall have a radius of at least forty (40) feet to face of curb. The minimum radius for turnarounds in commercial or industrial subdivisions may be adjusted by the City Engineer if field conditions or the transportation analysis warrant such adjustment. The maximum length of cul-de-sac street shall be two hundred fifty (250) feet, unless an exception is granted under this Chapter due to the topography or preexisting development in the vicinity of the subdivision.

D. Grades, Curves, Sight Distances: Grades, curves and sight distances shall ensure the safety of drivers and pedestrians in accordance with the Highway Design Manual, and shall avoid excessive grading or vegetation removal. Maximum grade for all streets other than local or hillside streets shall be seven percent (7%), and the maximum grade for local or hillside streets shall be twelve percent (12%). A subdivider may obtain an exception to these requirements up to fifteen percent (15%) due to special topographical conditions or other exceptional circumstances relating to the property within a proposed subdivision justify such grade.

E. Street Pattern: Street patterns shall conform to applicable principles in the circulation element of the general plan and shall provide for the development of adjoining areas. The street pattern shall also conform to the following principles and standards:

1. Proposed major arterials and collector streets shall be continuous and in alignment with existing or platted streets with which they are to connect. Center lines of connecting streets not in alignment shall be offset a minimum of one hundred fifty (150) feet.

2. Proposed streets shall be extended to the boundary lines of the subdivision whenever it is determined such extension is necessary for traffic circulation and coordination of the proposed subdivision with adjoining subdivisions or the development of adjoining properties.

3. Where a street must be stubended at a boundary line of the subdivision, a one-foot nonaccess easement at the end of the street shall be deeded to the City. Such strip shall not be improved and a barrier shall be erected on such strip. Where four (4) or more lots or dwelling units have their sole access to the street system of the City by means of the street which is stubended, a temporary turnaround within the public right-of-way or a temporary connection to another street shall be provided by the subdivider.

4. Proposed streets shall intersect at ninety-degree angles. An exception of up to fifteen (15) degrees may be granted pursuant to this Chapter if traffic design or other factors so require.

5. Corners of both curbs and property lines shall be rounded. Minimum radius at the property line shall be twenty (20) feet. An exception to this standard may be granted pursuant to this Chapter where necessitated by projected traffic conditions or by the intersection of streets at less than ninety-degree angles.

6. Excessively steep streets in residential areas, where the slope or change in slope precludes unimpeded vehicular movement (i.e. "bottoming out") by all types of vehicles (passenger, delivery, and emergency), shall be avoided.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

Streets which are continuations of existing streets shall bear the names of such existing streets. Names of new streets shall be submitted to the Zoning Administrator who shall submit them to postal authorities and to the Fire Chief for review to avoid duplication of names within the areas served by the safety services and others. Final approval of all street names shall be the responsibility of the Zoning Administrator.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

A subdivider shall be required to dedicate and develop pedestrian/bicycle paths consistent with the General Plan, the City's adopted transportation and circulation plans, and the City's adopted Engineering Standards.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

Street lighting shall be appropriate to the proposed intensity of use of the street facility and the character of the area to be served. The amount of street lighting shall be consistent with principles of energy conservation, optimum public safety, and in accordance with the City's Engineering Standards.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

Street trees shall be planted at a maximum of fifty (50) feet apart, but each lot shall have at least one (1) such tree planted thereon or therefor. Street trees shall be planted in an approved planting easement or an approved planting area within the right-of-way. The final location of each street tree shall be shown on the project landscape plans approved by the City Engineer. The species of tree shall be selected from an approved list of species identified in the Urban Forest Master Plan or other approved street tree list established by the City Engineer. Street trees and other planting shall be installed in accordance with the City's Engineering Standards.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

Sidewalks shall be installed to the City Engineering Standards. Where steep topography or unique local conditions on local access streets make provision of sidewalks impractical, an exception may be granted pursuant to this Chapter if public safety is maintained.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

Curbs and gutters shall be installed to the City Engineering Standards. Where unusual site conditions or preexisting development in the vicinity of a proposed subdivision make conformance to such standards impractical, exceptions or waivers of the standards may be granted pursuant to this Chapter.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

Subdivisions shall not include or introduce new crossings of any rail lines. Where no feasible alternative to the creation of a new railroad crossing exists because of the need to provide access for circulation within a proposed subdivision, an exception to this standard may be granted pursuant to this Chapter if the subdivider provides such crossing at their expense if subdivider demonstrates that the appropriate railroad authority has approved such a crossing. The subdivider shall be responsible for the preparation of all documents necessary for filing an application with the State Public Utilities Commission and/or rail line owner for a permit to establish and improve such crossing. The subdivider shall include all required crossing improvements in the proposed subdivision and shall be solely responsible for all costs related thereto.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)

A. Exceptions to any of the requirements of this Chapter may be granted by the Review Authority. An application requesting an exception shall state the grounds justifying the granting of such exception and shall be included with the tentative map or tentative parcel map application.

B. The Planning Commission shall review the application requesting an exception at the same time the Planning Commission considers the tentative parcel map or tentative map. After making such review, the Planning Commission may grant one (1) or more exceptions if it makes all of the following findings in addition to any of the separate findings required for exceptions from individual standards included in this Chapter:

1. The property is of such shape or size, or is affected by such topographical conditions, or is subject to such title limitations of record that it is impossible or impracticable for the subdivider to comply with the requirement with which exception is taken.

2. The exception is necessary for the preservation and enjoyment of a substantial property right of the subdivider.

3. The granting of the exception will not be detrimental to the public welfare or injurious to other property in the vicinity of the subject property.

In granting an exception, the Planning Commission may impose such conditions as will substantially secure the objectives of this Chapter. Where an exception is authorized, the performance of any conditions imposed in connection therewith may be secured by such guarantee as may reasonably be deemed necessary by the Planning Commission.

(Ord. No. 2542, § 6(Exh. C), 10-14-24)