Reedley Municipal Code Ch. 11.12 Subdivision Design and Improvements

A. Rights of Way and Improvements. Street rights of way and improvements shall conform with the minimum standards established in Section 11.12.150 (Rights-of-Way and Improvements Standards), of this Chapter.

B. Curbs And Gutters. Curbs and gutters shall be provided in conformity with the standards established in Section 11.12.150 (Rights-of-Way and Improvements Standards), of this Chapter.

C. Sidewalks. Sidewalks shall be provided in conformity with the standards established in Section 11.12.150 (Rights-of-Way and Improvements Standards), of this Chapter and shall be constructed contiguous to the curb.

D. Planting Strips. Any space between the edge of the sidewalk and the right-of-way line, and any space between the pavement of a frontage street and the pavement of the adjacent major arterial or arterial street, limited access highway or freeway, shall be reserved for planting and all purposes provided by law within street rights-of-way, subject to control by the City under its ordinances and regulations.

E. Curves and Tangents. Curved streets shall have centerline radii of not less than the minimum standards established in Section 11.12.150 (Rights-of-Way and Improvements Standards), of this Chapter. Suitable tangents shall be used between all curves.

F. Grades. Grades shall be subject to the approval of the City Engineer.

G. Corners. At street corners the radii of right-of-way line connections shall be as follows:

1. At intersections involving one or more major arterial, arterial, or collector, not less than thirty feet (30').

2. At intersections involving unusual circumstances, such radii as may be required for the public safety.

3. At all other intersections, not less than twenty feet (20').

H. Intersections. Street intersections shall be as near right angles as practicable and in no case shall the angle of intersection be less than sixty-five degrees (65°).

I. Alignment of Streets at Intersection. Streets located on opposite sides of an intersecting street shall have their centerlines directly opposite each other where physically possible; and otherwise the centerlines shall be separated by at least one hundred fifty feet (150').

J. Alignment With Existing Streets (Other Than Intersections). Subdivision streets which constitute continuations of streets in contiguous territory shall be aligned so that their centerlines coincide where physically possible, and otherwise centerlines shall be continued by suitable curves.

K. Extension of Streets to Boundary Lines. Extensions of boundary lines shall comply with the following:

1. Streets shall be extended directly to the boundary lines of the subdivision for the purposes of coordination and development of the existing and future street plans with respect to adjacent territory.

L. Half Streets and Streets Located Partly Within Subdivisions. Half and partial streets located in subdivisions shall comply with the following:

1. Notwithstanding that a portion of any existing or proposed street may lie outside of the subdivision, the Planning Commission shall have authority to establish the width and alignment of same.

2. The subdivider shall only be required to improve the portion of the street dedicated in compliance with this Title.

3. If the centerline of a proposed street right of way will lie outside the subdivision, the subdivider shall nevertheless furnish sufficient additional right-of-way, by means of a temporary additional easement, so that there shall be a temporary half street, which shall be at least half of the width of the ultimate proposed street right of way. Such temporary additional easement shall be abandoned for street purposes and revert to the adjoining property when the additional right of way outside of the subdivision has been acquired. The City Council shall have the discretion to permit the postponement of any required improvement within such temporary additional easement by an agreement secured by improvement security, but such improvements shall be installed in any case not later than the date of acquisition of the additional right of way outside of the subdivision.

M. Cul-De-Sacs. Cul-de-sacs shall comply with the following:

1. Cul-de-sacs shall terminate in an area bounded by a right-of-way line lying on or outside of a circle with a radius of not less than fifty feet (50').

2. The length of a cul-de-sac shall not exceed five hundred feet (500'), measured from the center of the circle mentioned in Subsection M.1 of this Section to the closest right-of-way line of the connecting street, measured along the centerline of the cul-de-sac.

3. Dead end streets shall not be allowed, except where a street extends to a boundary line and it is determined that such street will be extended beyond the boundary of the subdivision within a reasonable time, in which case a temporary cul-de-sac may be required. The design of the temporary cul-de-sac shall be subject to approval by the City Engineer.

N. Limiting Access to Major Streets; Frontage Streets. Access to major and frontage streets shall be limited as follows:

1. Where the public safety so requires, the Community Development Director shall have the discretion to limit direct access between a subdivision and any contiguous, major arterial or arterial street by requiring interposition of a limited access strip.

2. Where necessary for the general use of the lot owners in the subdivision or local neighborhood traffic, and for reasons of public safety, the Community Development Director shall have the discretion to require a frontage street separating the subdivision from a limited access strip as mentioned in Subsection N.1 of this Section or from a freeway or limited access highway or major arterial.

O. Street Names and House Numbers. Street names shall conform with the official plan of street names and house numbers of the City. Street names shall be subject to approval by the Community Development Department. (Ord. 2024-002, 9-20-2024)

A. Alleys may be required in subdivisions at the option of the City.

B. The subdivider shall improve all alleys as provided in Section 11.12.150 (Rights-of-Way and Improvements Standards), of this Chapter.

C. Width of alleys shall be not less than twenty feet (20'), provided that in commercial and industrial zones, the City Engineer shall have the discretion to require a minimum width of up to thirty feet (30'). (Ord. 2024-002, 9-20-2024)

A. Size And Shape. The size and shape of lots shall be such as reasonably conform with, or to affect an appropriate transition with respect to, lots in adjoining areas. In any case, the area of lots shall be not less than the minimum size as provided for the applicable zone district under the Zoning Code in effect at the time of approval of the tentative map.

B. Width and Depth of Residential Lots. The width and depth of residential parcels shall comply with Section 10.10.030 (Development Standards).

C. Through Lots. Through lots shall not be permitted, except where necessary to prevent residential lots from fronting on a major street, limited access highway or a freeway.

D. Side Lines of Lots. Side lines of lots shall run, as nearly as practicable, at right angles to the street centerline, or at right angles to the tangent of any curved street centerline, upon which the lot faces. Lots on cul-de-sac streets shall have side lines that are radial to center of the cul-de-sac.

E. Divided Boundary Lines. No lot shall be divided by the boundary line of a County or City.

F. Future Dividing. Where any lot is designed such that there is a possibility that it may be divided into two or more lots at some future time, the size, shape, and orientation of the lot with respect to streets and easements shall be such that such future division of the lot may readily take place in compliance with this title or the Zoning Code and with the orderly extension of existing or potential streets and easements. (Ord. 2024-002, 9-20-2024)

A. Length of Blocks. Blocks shall comply with the following:

1. Blocks shall not be more than nine hundred and ninety feet (990') long, except to the extent a block rears upon a freeway, limited access highway or railroad right of way.

2. Blocks shall not be less than six hundred and sixty feet (660') long, except where shorter blocks are necessary to conform with the location of streets and other parts of the subdivision, such as where the subdivision is of irregular shape, or contains otherwise suitable blocks or streets of irregular shape or alignment or is intersected by existing or potential streets so requiring.

3. Blocks longer than six hundred and sixty feet (660') (but not longer than nine hundred and ninety feet (990')) may be required by the Community Development Director and City Engineer for the purpose of reducing the number of intersections with arterial and collector streets.

B. Definition. For the purpose of this Section, the term "block" shall be deemed to be all property fronting on one side of a street measured from the points where such street is intersected or intercepted by other streets. (Ord. 2024-002, 9-20-2024)

Where the subdivision adjoins a railroad, and the location of existing or potential streets is such that there is a possibility of a grade separation, the City Engineer may require the design of the subdivision to accommodate such grade separation. (Ord. 2024-002, 9-20-2024)

A. In event a subdivision is traversed by or adjoins a watercourse or stream:

1. An easement shall be provided for the flow of the watercourse or stream conforming substantially to the lines of such watercourse or stream of sufficient width to carry the reasonably anticipated flow of water and for the maintenance of the banks and watercourse or stream; or

2. Provisions may be made for relocating a stream or watercourse, for which suitable easements shall be provided as described in Subsection A.1 of this Section; and

3. Easements shall be provided for existing and potential structures necessary to control or dispose of water or for crossings; and

4. The City Engineer may require watercourses, streams, or ditches to be placed in underground pipes, where they determine that public safety reasonably so requires.

B. All matters of size and design in cases mentioned in this section shall be subject to the City's Standards and the approval of the City Engineer. (Ord. 2024-002, 9-20-2024)

A. All lots shall be adequately graded, sloped, and drained so that surface water will be conducted to underground drains or gutters, all of which shall be subject to the approval of the City Engineer.

B. There shall be provided storm water collection lines and drainage channels and related structures and improvements for drainage and disposal of surface and storm waters according to local neighborhood requirements.

C. All matters of size and design in cases mentioned in this Section shall be subject to the City's Standards, the City storm drain master plan and the approval of the City Engineer. (Ord. 2024-002, 9-20-2024)

A. Sewer lines shall be provided and shall connect with existing sewer lines or mains. Connections shall be provided for every lot in the subdivision.

B. Where lines are laid in streets or alleys, laterals for connections with lots shall be extended to the right-of-way lines.

C. The subdivider shall provide all related structures and appurtenant parts necessary for the foregoing purposes.

D. All matters of size and design in cases mentioned in this section shall be subject to the City's Standards, the city sanitary sewer master plan and the approval of the City Engineer. (Ord. 2024-002, 9-20-2024)

A. The subdivider shall provide all related structures and appurtenant parts necessary for the foregoing purposes.

B. Water lines shall be provided and shall connect with existing water lines or mains. Connections shall be provided for every lot in the subdivision.

C. Where water lines are laid in streets or alleys, laterals for connections with lots shall be extended to the right of way lines.

D. Fire hydrants shall be provided with suitable connections to water lines or mains to supply necessary local neighborhood fire protection.

E. All matters of size and design in cases mentioned in this section shall be subject to the City's Standards and the approval of the City Engineer and Fire Department. (Ord. 2024-002, 9-20-2024)

A. Easements shall be provided for the location of overhead and underground utilities, including, but not confined to, electrical, communication, sewer, water, or gas lines or drainage facilities.

B. Easements described in Subsection A of this Section shall be dedicated to the City. By virtue of such easements and dedication, the City shall have the right to install, operate, maintain, and replace within such easements such utilities which the City may, from time to time, operate including, but not confined to, water and sewer lines. Public utility companies now or hereafter holding franchises under Federal or State law or City ordinance to occupy public roads or highways shall also be entitled to use such easements for the installation, operation, maintenance and replacement of their utility lines, mains, and facilities, without the necessity of obtaining permission from the City. Nothing in this Section shall preclude a public utility from obtaining its own easements; provided however, no easement shall be obtained by a utility company in those instances where the City will install municipally owned utility facilities until the City ascertains, within a reasonable length of time, that it is unable to coordinate the use or location of facilities between the various utility companies and City within any utility easement provided in accordance with Subsection A of this Section.

C. Such easements shall include the right of reasonable ingress and egress over any lot in the subdivision for the purposes of use, maintenance and control of such easements and the utility facilities located therein.

D. Such an easement shall be labeled "utility easement" on the tentative map, tentative parcel map, final map, or final parcel map, and when so labeled shall be deemed to refer to the easement herein mentioned, and any offer of dedication appended to such map shall be deemed to include an offer to dedicate the easements mentioned in this Section.

E. The size and location of such easements shall comply with the following minimum standards:

1. The front ten feet (10') of each lot in the subdivision shall be subject to the utility easements, except in cases mentioned in Subsection E.3 of this Section. Corner lots shall be subject to such easements on both street frontages, except in cases mentioned in Subsection E.3 of this Section.

2. At such points as may be determined necessary to provide necessary utility services, such easements shall be provided to the extent of four feet (4') on each side of a side lot line to furnish a total easement of eight feet, except in cases mentioned in Subsection E.3 of this Section.

3. Where lots have an alley, the utility easement may be located within the 20-foot wide alley right-of-way.

4. Notwithstanding Subsection E.1, E.2 or E.3 of this Section, all matters of location, width and design of utility easements shall be subject to the City's Standards and the approval of the City Engineer.

F. Utility lines, equipment, boxes, meters, and all related appurtenances and improvements required by the utility company shall be provided by the subdivider. Connections shall be provided for every lot in the subdivision.

G. For underground utilities, the improvements and equipment required shall include the following.

1. Surface mounted transformers (in residential zoning districts only).

2. For the purpose of this subsection, surface mounted transformers (in commercial and industrial zoning districts only), pedestal mounted terminal boxes and meter cabinets, ducts, street lighting or signal control cabinets, and other associated equipment in an underground system may be placed aboveground.

3. Proposed and existing utility lines including, but not limited to, electrical, telephone and cable television providing service to all new subdivision developments within residential, commercial, and industrial zones shall be placed underground. The subdivider responsible for complying with the requirements of this subsection shall make the necessary arrangements with the electrical and telephone utilities for the installation of such facilities. The City Engineer may exempt the undergrounding of existing utility lines in cases of unusual circumstances. Said exemption shall be in writing in a form acceptable to the City Engineer.

4. This subsection shall not apply to telephone transmission lines or electric transmission lines or other lines which do not provide service to the area being subdivided. (Ord. 2024-002, 9-20-2024)

No reservations controlling or limiting access to public ways shall be permitted, except as provided in this Title. (Ord. 2024-002, 9-20-2024)

A. At least one (1) permanent street name sign shall be provided at the intersection of each named street or pedestrian way.

B. All matters of location and design of street name signs shall be subject to the City's Standards and approval of the City Engineer. (Ord. 2024-002, 9-20-2024)

When property is designated by the General Plan or Zoning Code as being for commercial or industrial use, the design of the subdivision and the kinds, nature and extent of the improvements and dedications to be required shall be appropriate to such use as determined by the Planning Commission. The streets shall be adequate for the traffic anticipated for such uses and shall provide direct access from arterial and collector streets without traversing local streets or residentially zoned areas. (Ord. 2024-002, 9-20-2024)

A. A soil report is required with respect to every subdivision and parcel map. The soil report shall be furnished by the subdivider and shall be filed with the final map, as applicable.

B. If the City Engineer and the building division both determine that, due to knowledge that each has as to the soil qualities of the subdivision, no soil report is necessary, they may waive the same, and shall so notify the Community Development Director.

C. The City Engineer shall have authority to require the subdivider to furnish a soil investigation of all or any portion of the land within the subdivision.

D. In addition to and without limitation on Subsection C of this section, if a soil report shows any soil problem, the Building Official shall require a soil investigation of each lot in the subdivision. Any soil investigation made under Subsection C of this Section shall suffice if the Building Official determines that it is sufficiently detailed as to individual lots.

E. If the Building Official determines the recommended action shown in any soil investigation is likely to prevent structural defects to any dwelling to be constructed, the Building Official shall approve such soil investigation, and as a condition to the issuance of a Building Official for such dwelling, the recommended action in the approved soil investigation shall be incorporated in the construction of each dwelling or structure.

F. If any subdivision or part thereof is, or appears to be, affected by a soil problem, the City Engineer shall have authority to require the subdivider to take such corrective action or make such improvements as the City Engineer may determine necessary to prevent structural defects. (Ord. 2024-002, 9-20-2024)

A. Street Design and Development Standards. The design and development standards for rights-of-way shall comply with the most up-to-date adopted City of Reedley Standards.

B. Review And Approval. The intersection area of any major arterial, arterial, collector, or local street with any class of street shall be subject to review and approval of the City Engineer as to right of way widths, paving widths, and other details of design.

C. Subject To Standards. All matters of design in cases mentioned in this Section shall be subject to the City Standards and the approval of the City Engineer. (Ord. 2024-002, 9-20-2024)

In new residential developments in which the electric power and telephone utilities are underground, or are required to be placed underground pursuant to Section 11.12.100 (Utility Easements), of this Chapter, the following procedure and requirements shall apply with respect to access to and utilization of underground easements and the installation of facilities for cable television (CATV) service:

A. The subdivider shall contact and survey all CATV operators who have received a franchise from the city pursuant to Title 7, Chapter 7 of this Code to ascertain which operators desire to provide CATV service to the subdivision. The subdivider may establish a reasonable deadline to receive CATV operator responses. The final map or final parcel map, or in the case of residential projects not requiring a subdivision or parcel map, the final site plan or (if none) final building plans, shall indicate the CATV operators that have agreed to serve the development.

B. If two (2) or more CATV operators wish to provide service, the subdivider shall accommodate them in a joint utilities trench on a nondiscriminatory shared cost basis. If fewer than two (2) CATV operators indicate interest, the subdivider shall provide conduit to accommodate two sets of CATV cables and dedicate to the City any initially unoccupied conduit. The subdivider shall be entitled to recover the costs of installing such initially unoccupied conduit if the City subsequently leases or sells occupancy or use rights to any CATV operator. Recovery of such costs shall be subject to the terms, conditions, and limitations of a written agreement between the subdivider and the City.

C. The subdivider shall provide at least ten (10) working days (excluding City recognized holidays) written notice of the date that utility trenches will be open to the franchised CATV operators that have agreed to serve the development. If a CATV operator does not reply to the subdivider within ten (10) working days (excluding City recognized holidays) after receipt of such notice, the CATV operator shall be deemed to have waived the opportunity to install its CATV facilities during the period the trenches are open. When the trenches are open, CATV operators shall have two (2) working days (excluding City recognized holidays) to begin the installation of their cables, and five (5) working days (excluding City recognized holidays) after beginning installation to complete installation.

D. For residential subdivisions, compliance with this section shall be imposed as a condition of approval of any tentative map or tentative parcel map. The final map or final parcel map shall not be approved, or, for residential projects not requiring a subdivision map, the final site plan shall not be approved or a Building Permit shall not be issued (whichever is applicable), until the subdivider or developer submits evidence that it has, or has agreed in a subdivision agreement, parcel map agreement or other development agreement with the City that it will:

1. Notify each franchised CATV operator that underground utility trenches are to be open as of an estimated date, and that each franchised CATV operator will be allowed access to such trenches, including trenches from proposed streets to individual homes or home sites, on specified nondiscriminatory terms and conditions; and

2. Pursuant to Subsection C of this Section, receive and accept a written reply from a CATV operator that it intends to install its facilities during the period the trenches are open on the specified terms and conditions, or such other terms and conditions as are mutually agreeable to the subdivider or the developer and CATV operator, subject to a CATV operator's waiver of such opportunity as provided in Subsection C of this Section.

E. Participating CATV operators shall share the joint utilities trench subject to compliance with state regulatory agency and utility standards. If such compliance is not possible, the subdivider shall provide a separate trench for the television cables, with the entire cost shared among the subdivider and participating CATV operators. With the concurrence of the subdivider, the affected utilities, CATV operators and the city engineer, alternative installation procedures, such as the use of deeper trenches, may be utilized, subject to applicable law.

F. Any CATV operator wishing to serve an area where the trenches have been closed shall be responsible for its own trenching and associated costs.

G. If the City grants an encroachment permit to an applicant for a CATV franchise to install conduit and/or cable, the City may require the applicant to provide a separate trench for its conduit and/or cable, at the applicant's cost. The construction of such separate trench, if provided, shall be coordinated with, and subject to, the subdivider's overall construction schedule. (Ord. 2024-002, 9-20-2024)

A. Notwithstanding any other provision of this Chapter, the Planning Commission may grant exceptions to the requirements of this Chapter, the City's Standards or any supplementary improvement standards adopted pursuant to this Chapter, if it shall find all the following by resolution:

1. There are special and unusual circumstances or conditions affecting the property to be subdivided.

2. The exception is necessary for the proper design or intended use of the subdivision.

3. The exception will not be detrimental to the public health, safety, or welfare, or be injurious to or have an adverse effect on other property or residents in the surrounding area.

4. The exception will not have an effect contrary to the purposes of this Title set out in Section 11.02.020 (Purpose and Intent), of this Title, nor contrary to the provisions of the General Plan or any applicable specific plan, the Subdivision Map Act or other applicable law.

B. Consideration of exceptions by the Planning Commission may be initiated by application in writing by the subdivider or the subdivider's authorized representative, filed with the Planning Commission at the time of the filing of the tentative map or tentative parcel map or thereafter, which shall set forth the proposed exception, identify it with reference to the tentative map or tentative parcel map, and explain why it satisfies each of the requirements of Subsection A, above. The applicant shall submit a filing fee in the amount established by the Master Fee Schedule.

C. Consideration of exceptions by the commission may also be initiated on its own motion.

D. Exceptions may be considered by the Planning Commission at the same time, or after, the consideration of the tentative map or tentative parcel map.

E. Upon receipt of a complete application for an exception, or upon initiation of its own motion, the Planning Commission shall hold a noticed public hearing on the proposed exception.

1. Notice of Hearing. If the exception is to be considered at the same time as the tentative map or tentative parcel map, notice shall be given and the hearing shall be conducted as part of the notice and hearing on the tentative map or tentative parcel map.

2. Hearing Date Published. If the exception is to be considered after and separately from approval of the tentative map or tentative parcel map, notice of the time, date and place of the hearing shall comply with the standards established in Section 11.04.070 (Public Noticing).

3. Decision of Planning Commission. Upon closing of the public hearing, the Planning Commission shall give its decision on the proposed exception in accordance with Subsection A. The decision of the Planning Commission shall be final.

4. Appeal. The applicant or any interested person adversely affected may appeal any action of the Planning Commission with respect to the required exception. The appeal shall be filed, noticed, heard, and decided according to the procedures, rules, burdens, and requirements in Section 11.04.090 (Appeals), of this Title. (Ord. 2024-002, 9-20-2024)

The City Council may determine by resolution that the required size, capacity, number or length of any street, sewer, water, storm drain, or other improvements installed by the subdivider pursuant to this title shall be greater than would otherwise be required hereunder, for the benefit of property not within the subdivision, and that those improvements be dedicated to the public. In that event, the City shall enter into an agreement with the subdivider, as part of the subdivision improvement agreement or in a separate agreement, to reimburse the subdivider for that portion of the cost of those improvements, including interest, more than the construction required for the subdivision. The agreement shall provide for reimbursement in one of the ways set forth in section 66487 of the Subdivision Map Act, as determined by the City Council. (Ord. 2024-002, 9-20-2024)