§ 17.500

A. The size, design, character, grade, location, orientation and configuration of lots within a proposed subdivision and improvements required in connection therewith shall be consistent with

the density and uses authorized for the area by the general plan, the applicable specific plan, this title, and other land use regulations, and shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision.

B. The density, timing or sequence of development may be restricted by considerations of safety, traffic access or circulation, the slope of the natural terrain, the physical suitability of the site (including soil conditions), the nature or extent of existing development, the availability of public utilities, environmental habitat or wildlife preservation or protection, or other provisions of this title.

C. All subdivisions shall result in lots that can be used or built upon. No subdivision shall create lots that are impractical for improvement or use due to steepness of terrain, location of watercourses, size, shape, inadequate frontage, access, building area, or other physical condition. Except for lots within a planned unit development, all residentially zoned lots shall have not less than 20 feet of public street frontage, approved private street frontage, or alley frontage. (Ord. 2021-0024 § 31; Ord. 2017-0009 § 10)

A. Each local street that provides access to lots within a subdivision shall connect directly to or by way of one or more local streets to a collector street or arterial street.

B. Each route of access to collector streets or arterial streets and the point of connection therewith shall be adequate to safely accommodate the composition and volume of vehicular traffic generated by the land uses that it serves. Residential subdivisions shall be designed to encourage vehicle speeds less than 25 miles per hour and traffic volumes less than 4,000 average daily traffic.

C. In determining the adequacy of a route of access, the deployment of fire equipment or other services under emergency conditions shall be considered.

D. A tentative map that makes use of a local street that passes through a predominately residential neighborhood as a route of access to industrial, commercial or other subdivisions generating traffic that would conflict with the residential character of the neighborhood may be denied. (Ord. 2017-0009 § 10)

A. Streets shall be laid out to conform to the alignment of existing streets in adjoining subdivisions and to the logical continuation of existing streets where the adjoining land is not subdivided.

B. The realignment of streets in contemplation of the development or use of adjoining property and the provision of streets or dead-end street extensions to facilitate the subdivision of adjoining property may be required.

C. Permanently dead-ended streets (except cul-de-sacs) are prohibited. When a street is temporarily dead-ended, a barricade or temporary turning area or temporary connection to another street may be required. Permanent turnarounds may be required at the end of dead-end streets where the future extension of the street is remote. (Ord. 2017-0009 § 10)

Where property is subdivided into lots substantially larger than the minimum size required by these regulations or by the zoning districts in which the subdivision is located, whichever is most restrictive, streets and lots shall be required to be laid out so as to permit future resubdivision in accordance with the provisions of these regulations. (Ord. 2017-0009 § 10)

A. A frontage road, or through or side-on lots, or other types of limited access layout may be required where a subdivision adjoins or contains an existing or proposed freeway or arterial street. To accomplish the purpose of this section, waivers of vehicular and pedestrian access rights to the freeway or arterial street may be required.

B. Waivers of vehicular and pedestrian access rights may also be required to prevent a local or collector street which passes through a predominantly residential neighborhood from being used as a route of access to industrial, commercial or other subdivisions generating traffic which would conflict with the residential character of the neighborhood. (Ord. 2017-0009 § 10)

A. All streets shall intersect or intercept each other so that for a distance of at least 100 feet the street is approximately at right angles to the street it intersects or intercepts.

B. Street alignment shall provide for streets entering opposite each other to have their center lines directly opposite. Where this is not possible, street jogs shall have a minimum center line offset of 120 feet. No jogs shall interrupt the continuity of a major or collector street. (Ord. 2017-0009 § 10)

Local streets shall be laid out so that their use by through traffic shall be discouraged. Maps of proposed subdivisions containing excessively long, straight residential streets, conducive to highspeed traffic, shall be denied. Curvilinear streets shall be encouraged. Maps of proposed subdivisions containing excessively long, straight residential streets, conducive to high-speed traffic, shall be denied. (Ord. 2017-0009 § 10)

A cul-de-sac street created by the proposed subdivision shall not exceed 500 feet in length. A proposed cul-de-sac may be reduced in length or may be eliminated in order to provide for the efficient circulation of traffic, the future development of the neighborhood street system, or the deployment of emergency services. (Ord. 2017-0009 § 10)

All streets and alleys and the location of improvements therein shall be designed to conform to adopted street standards, except where a tentative map design deviation or post-tentative map design deviation is expressly permitted by chapters 17.842 and 17.844 or where a special cross-section is required to conform to an adopted planned street line, applicable specific plan, bicycle master plan or pedestrian master plan. (Ord. 2017-0009 § 10)

Grades of all streets shall be consistent with adequate surface drainage requirements and the approved grading plan of the proposed subdivision. (Ord. 2017-0009 § 10)

All curves shall have sufficient length to avoid the appearance of an angle point. Reverse curves shall be connected by tangents of length approved by the director of public works. The center line radii of curves shall be as large as possible, but not less than the following:

(Ord. 2017-0009 § 10)

Proposed street and alley names shall be reviewed and approved by the city manager or city manager's designee. (Ord. 2017-0009 § 10)

Improved pedestrian ways not less than 10 feet in width may be required where needed for traffic safety or for access to schools, playgrounds, shopping facilities, other community facilities or scenic easements. (Ord. 2017-0009 § 10)

Equestrian, hiking trails and biking paths shall be provided in locations established by the general or specific plans. Adequate access points for the public, maintenance and emergency vehicles and parking facilities shall be provided as necessary. (Ord. 2017-0009 § 10)

Utility easements shall be five feet in width across the rear of all lots in double tiers where required to locate utilities. In the case of single tier lots, the easement shall be 10 feet in width. Where easements are required on side lot lines, they shall be five feet in width on each side of the lot line. When water mains are required to reach fire hydrants, the easements shall be three feet in width. Anchor easements shall be five feet in width and 20 feet in length. A utility easement of seven and one-half feet in width adjacent to and along the exterior boundaries of a subdivision may be required in place of or in addition to those easements of the type and width hereinabove described in this section. (Ord. 2017-0009 § 10)

Utility easements shall be provided adjacent to all public right-of-way and shall be a minimum of 12.5 feet in width for utilities and street trees. (Ord. 2017-0009 § 10)

A. Easements for storm drains or flood control channels, slope rights, water mains, sewer mains, and other public uses shall be provided at locations and widths determined necessary by the advisory agency. In making its determination, the advisory agency shall be guided by the recommendation of the director of utilities and the director of public works. B. Open space, public access, riverfront recreational and scenic easements shall be provided at locations and widths determined necessary to accomplish the objectives, policies and programs of the general plan and in accordance with the purposes and policies of these regulations, any other applicable specific plan of the city, and the requirements of the Subdivision Map Act. (Ord. 2017-0009 § 10)

17.500.190 Easements for centralized mail services. Where determined by the planning and design commission to be necessary to promote the public health, safety or welfare, easements for centralized postal service facilities shall be provided in residential subdivisions. (Ord. 2017-0009 § 10) 17.500.200 Block size. A. Blocks shall be designed to allow for adequate building sites for the type of use proposed; to allow for convenient pedestrian and vehicular circulation, access, traffic control and safety; and with regard to limitations created by topography. B. The width of the blocks shall ordinarily be sufficient to allow for two tiers of lots. Block lengths shall not exceed 1,500 feet, except in subdivisions where unusual topographic or other conditions exist. (Ord. 2017-0009 § 10) 17.500.210 Block corners.

At intersections, all block corners shall have minimum 20 foot radius curves at property lines. Greater radii or cut-offs may be required where necessary for traffic safety. (Ord. 2017-0009 § 10)

17.500.220 Lot size compatible with nearby lots. When determined necessary to promote the general welfare, and assure the orderly development of a community, residential lots within a proposed subdivision may be required to be increased in size to more closely conform to the size of existing nearby lots fronting on the same street. (Ord. 2017-0009 § 10) 17.500.230 Flag lots. Flag lots for any proposed usage may be approved if the following findings are made: A. Either the flag lot is required by topographic conditions, or there is no alternative design for the development of the interior portions of excessively deep parcels; and B. The flag lot will not be detrimental to public health, safety or welfare. (Ord. 2017-0009 § 10) 17.500.240 Lots-Access to two parallel streets prohibited. Lots proposed for single-unit and duplex dwellings shall not have access to two parallel streets. (Ord. 2017-0009 § 10) 17.500.250 Lots adjoining city limits. No lot shall be divided by a city or county boundary line. (Ord. 2017-0009 § 10) 17.500.260 Property remnants. Remnants of property that do not conform to lot requirements or are not required for a public or private utility or other public use or approved access purpose shall not be created by or left in a subdivision. (Ord. 2017-0009 § 10) 17.500.270 Lot drainage. All lots shall be graded to provide adequate, positive drainage. Provision shall be made for proper erosion control, including the prevention of sedimentation or damage to off-site property. (Ord. 2017-0009 § 10) 17.500.280 Open space ownership and maintenance. All areas within a subdivision designated or planned as open space or for use for park or recreation purposes shall be either: A. Designated as a separate parcel or parcels and dedicated or offered to the city for park and recreation purposes; or B. Designated as a separate parcel or parcels and maintained as common open space within an approved planned development, condominium or community apartment project; or C. Contained within the various lots of the subdivision and maintained by the owners of such lots. (Ord. 2017-0009 § 10) 17.500.290 Storm drain facilities. Storm drains shall be designed in conformance with general drainage standards adopted by the director of utilities. (Ord. 2017-0009 § 10) 17.500.300 Private streets in planned developments, condominiums or community apartment projects. Where access to lots or structures within a planned development, condominium or community apartment project is to be provided by a system of private streets, the width, design and configuration of the street system shall be adequate to permit the safe deployment of fire equipment or other services under emergency conditions. (Ord. 2017-0009 § 10) 17.500.310 Protection of natural resources. The configuration of lots and the design of improvements required by this chapter shall to the extent reasonable under the circumstance preserve indigenous natural resources including native trees, shrubs, wildlife and their habitat. (Ord. 2017-0009 § 10) 17.500.320 Floodplain management. A. The design of all subdivisions shall provide adequate drainage to reduce exposure to flood damage and shall conform to the requirements of chapter 15.104, Floodplain Management Regulations, the national flood insurance program regulations, set forth in Subchapter B of Title 44 of the Code of Federal Regulations Parts 59 and 60, and the California Department of Water Resources urban level of flood protection substantial evidence requirements, when applicable.

to reduce exposure to flood damage and shall conform to the requirements of chapter 15.104, Floodplain Management Regulations, the national flood insurance program regulations, set forth in Subchapter B of Title 44 of the Code of Federal Regulations Parts 59 and 60, and the California Department of Water Resources urban level of flood protection substantial evidence requirements, when applicable.

B. All subdivision improvement plans shall show the measured elevations of the constructed finished floor elevations or building sites. The plans shall be certified by a licensed land surveyor or registered engineer licensed to practice land surveying in the State of California, as to being constructed to the elevations shown, and should be submitted to the director of public works and director of utilities upon completion of the subdivision improvements. C. All subdivision proposals shall be consistent with the need to minimize flood damage. D. All subdivision proposals shall have public utilities and facilities, including sewer, gas, electrical, and water systems, located and constructed to minimize flood damage. (Ord. 2017-0009 § 10)

Chapter 17.502

STREET DEDICATION AND IMPROVEMENT REQUIREMENTS FOR BUILDING PERMITS

Sections:

17.502.010 Legislative intent and findings-Definitions. 17.502.020 Generally. 17.502.030 Conditions for dedication requirements. 17.502.040 Exceptions to provisions of section 17.502.020. 17.502.050 Dedication procedure. 17.502.060 Improvement procedure. 17.502.070 Execution of improvement agreements. 17.502.080 Bonds generally-Form. 17.502.090 Cash bond. 17.502.100 Surety bond. 17.502.110 Bonds-Partial release upon completion of substantial portion of required improvement. 17.502.120 Bonds-Term, exoneration. 17.502.130 Assurance of improvements. 17.502.140 Requirements for plans-Cost for engineering services-Encroachment permit. 17.502.150 Issuance of building or off-street parking permit. 17.502.160 Lots affected by street widening. 17.502.170 Dedications to conform to right-of-way lines. 17.502.180 Alternate dedication standards. 17.502.190 Standard street sections. 17.502.200 Variances and deviations. 17.502.210 Appeal procedure. 17.502.220 City may share cost of making unusual improvements. 17.502.230 Center of street-Street alignment. 17.502.240 Applications for certain off-street parking facility or building permits. 17.502.250 "Effective date" defined.