San Clemente Municipal Code Ch. 16.28 Design Standards

A. Street or Highway Shown Upon General Plan. .....When a street or highway shown on the general plan of streets and highways is so located that a portion thereof lies wholly or partially within a proposed subdivision, such street or highway shall be shown on the tentative map.

B. Conformity with Master or General Plan. .....Each such street and highway shall conform in width and substantially in alignment with that shown or indicated on the general plan of streets and highways or any standard appertaining thereto.

C. Part-Width Highways. .....Any part-width street and highway lying along and adjacent to any boundary of a subdivision shall have such width and alignment as will conform to the route lines shown on the general plan of streets and highways covering the same portion of such subdivision.

D. Restricted Vehicular Access. .....Whenever it is proposed to subdivide property abutting a street or highway shown on the general plan of streets and highways, vehicular access to and from abutting property shall be restricted or limited by dedication of such vehicular access rights to the City except where specifically exempted in the conditional approval thereof.

E. Means of Vehicular Access. .....Vehicular access to such property abutting a street or highway, when vehicular access to such highway is restricted, shall be provided by a service roadway, separated from the highway by a dividing strip, or by another local street. Where a service roadway is not required or another local street does not provide vehicular access to such property, an alley shall be provided at the rear of such property unless such alley would be detrimental to adjoining properties or contrary to the community design acceptable to the advisory agency or committee.

F. Local Street Right-of-Way. .....Local street rights-of-way within a subdivision shall be not less than sixty (60) feet wide, except:

1. Streets in districts classified under the Zoning Code as having a required building site area of fifteen thousand (15,000) square feet or more, where no street sidewalks are to be installed, may be not less than fifty (50) feet in width;

2. Streets on steep hillsides may be not less than forty (40) feet in width when adequate slope easements for necessary cuts or fills are provided;

3. Streets adjoining railroad rights-of-way, flood control channels, freeways or other uninhabitable areas may be not less than fifty (50) feet in width;

4. Streets where special circumstances make it impractical to require sixty (60) feet of right-of-way may be reduced in width necessary to meet the special circumstances, but in no case shall such right-of-way be reduced in width to less than forty (40) feet;

5. Private parcels used as streets on steep hillsides, not offered for dedication, may be reduced in width to less than forty (40) feet; provided, that the right-of-way width is sufficient to accommodate and protect an improved roadway having a width of not less than twenty-eight (28) feet;

6. Private parcels used as streets and not offered for dedication, serving not to exceed four (4) lots or parcels as access to a public street, may be not less than twenty (20) feet in width.*

G. Industrial Streets. .....All street rights-of-way within a subdivision for industrial use shall have a width and be constructed as required by typical street section as shown in subsection R of this section.

H. Dead-End or Cul-de-sac Streets. .....Dead-end streets shall be terminated by a turnaround or cul-de-sac having a radius of thirty-five (35) feet, curb to curb, and shall have a parkway width uniform with the remainder of the street. No such dead-end street terminated by a turnaround shall exceed a length of seven hundred fifty (750) feet measured along the centerline of the street, from the center point of the turnaround to the centerline intersection with another street.

I. Street Grades. .....Street grades of less than five-tenths (5/10) percent will be approved only for such distances as topographical conditions make a lesser grade impractical. In any and all cases the maximum grade shall never exceed twelve (12) percent, without approval of the City Engineer.

J. Curved Street and Highway Radii. .....The centerline radii of curves on streets or highways, except where physical conditions make compliance impractical, shall be not less than:

1. Eight hundred (800) feet on streets and highways shown on the general plan of streets and highways;

2. Four hundred (400) feet on through streets;

3. One hundred fifty (150) feet on local streets which cannot be extended to a length of more than one-fourth (¼) mile.

K. Highway Corner Cut-offs. .....At the intersections of arterial highways shown on the general plan of streets and highways there shall be a property line corner cut-off. This cut-off shall be the chord drawn between the intersection points of the curb radius lines of a thirty-five (35) foot curb radius with the street property lines.

L. Street Corner Radii. .....At the intersections of local streets or at the intersections of local streets with arterial highways, the corner property line radius shall be designed so as not to reduce the parkway width of the particular street or highway below the City standard when using a minimum curb radius of twenty-five (25) feet.

M. Intersection Angle. .....Streets shall intersect at an angle as nearly a right angle as practicable.

N. Street Sidewalks.

1. Street sidewalks shall be installed on both sides of all streets or highways shown on the City's general plan of streets and highways. Street sidewalks shall also be installed on both sides of all local through streets except in hillside properties, where special conditions make such sidewalk construction impractical, and where specifically exempt in the conditional approval of the tentative map. However, bikeways may be required in lieu of sidewalks. The minimum width of such street sidewalks shall be as follows:

a. Residential — four (4) feet in width;

b. Industrial — four (4) feet in width;

c. Commercial — eight (8) feet in width.

2. When installing street sidewalks in any new tract, such sidewalks shall be located adjacent to the property line. In hillside tracts, curb sidewalks may be allowed when specifically stated in the conditional approval of the tentative map. In all cases, the curb shall not be included in the minimum sidewalk width. No aboveground utilities shall be located in sidewalks.

O. Street Lighting. .....An ornamental street lighting system shall be installed and dedicated to the City on all streets, as per the minimum design standard of the City, and the street lighting plan shall be subject to the approval of the Director of Public Works.

P. Street Names and Street Name Signs. .....Street names shall be shown upon the tentative map. All proposed street names shall be of a Spanish origin and subject to the approval of the advisory agency. The City shall install all street name signs.

Q. Typical Hillside Sections.

[Figure]

Any street exceeding 1,200 A.D.T., see subsection R of this section.

Sidewalks in addition to those indicated above may required.

A.D.T. — single-family = 13.

Multiple-family = 8.

These street sections shall apply to "hillside" as defined by Section 16.04.020 of this code.

Streets shall be constructed to R value and traffic index study.

R. Typical Street Sections.

[Figure]

A.D.T. — single-family = 13.

Multiple-family = 8.

Industrial = As determined by the City Engineer.

Streets shall be constructed to R value and traffic index study.

(Prior code § 35-4)

* Editor's note: As to street rights-of-way for typical hillside and street sections, see subsections Q and R of this section.

A. Alleys for Vehicular Access. .....Alleys not less than twenty (20) feet in width shall be provided to serve lots where vehicular access to a highway or street, upon which such lots front, is restricted.

B. Alleys in Congested Areas. .....Alleys not less than twenty (20) feet in width may be required where property is to be used for multiple-family or commercial use or where they are necessary for traffic or drainage needs.

C. Alley Intersections. .....Where two (2) alleys intersect, a triangular corner cut-off of not less than ten (10) feet along each alley line shall be provided.

D. Dead-End Alleys. .....Where a dead-end alley is designed, an adequate turning area shall be provided at the end thereof.

E. Pedestrian Ways and Bridges. .....Pedestrian ways and pedestrian bridges shall be required when it is determined they are necessary for access to schools, recreation or other public areas. Such pedestrian ways shall be not less than six (6) feet in width.

(Prior code § 35-5)

A. Local Drainage Facilities. .....Where a drainage facility is necessary for the use of lot owners within the subdivision, the subdivider shall show on the map an adequate easement for such drainage facility.

B. Utility Easements. .....Easements, not less than fifteen (15) feet wide, shall be required at the side or rear of all lots where deemed necessary by the City Engineer for public utilities, drainage, sewers or water mains. Where easements split lots, an easement may be shown on both lots as long as its width meets the minimum as required by this section.

C. Watercourses and Flood Control Channels. .....Where a subdivision or any part thereof is traversed by a natural watercourse or by an existing or proposed flood control channel or any portion thereof, the subdivider shall show on the map the right-of-way for such watercourse or flood control channel in the width and alignment shown on an official flood control plan. Such right-of-way shall be shown as a lot on the map, lettered alphabetically.

D. Off-Site Right-of-Way. .....Where it is necessary to extend a street, drainage facility or flood control channel beyond the boundaries of the subdivision for adequate traffic, drainage or flood control needs, the subdivision shall show on the map the necessary easements or rights-of-way to accommodate such traffic, drainage or flood control facility.

E. Future Drainage Easements. .....When the property being subdivided is so situated as to be in the path of the natural drainage from adjoining unsubdivided property and no street, alley or way provides for the drainage of such adjoining property, the subdivider shall show on the map future drainage easements adequate to provide for the drainage of the adjoining property.

F. Increased Runoff. .....Where a subdivision causes an increase in and the unnatural concentration of surface waters onto adjacent private property, the subdivider shall obtain an easement for drainage purposes across such property sufficient in width and improved in a manner adequate to handle the runoff of such surface water to a satisfactory point of disposal. If the owner of such adjacent private property agrees to accept such increased runoff and unnatural concentration of surface water, and such agreement has been recorded, the easement referred to herein shall not be necessary.

G. Underground Utilities.

1. Utility lines, including but not limited to electric, gas, telephone, ornamental street lighting and cable television, shall be required to be placed underground. The owner or developer shall be responsible for complying with the requirement of this section, and shall make the necessary arrangements with each of the serving utilities for the installation of such facilities in conformance with the respective utility's rules and regulations then on file and approved by the State Public Utilities Commission. Transformers, terminal boxes, meter cabinets, pedestals, concealed ducts and any other necessary facilities appurtenant to undergrounding may be placed above ground when their location is approved by the City Engineer.

2. All plans for location of utility equipment shall be forwarded to the City Engineering department prior to installation.

3. When a waiver of this subsection is sought, a written application for same shall be filed with the tentative tract or parcel map explaining the justification for such request.

(Prior code § 35-6)

Each numbered lot or parcel shall be deemed to be a building site, provided, that it conforms to the building site requirements of the City Zoning Code that are effective at the time such numbered lots or parcels are recorded; and provided, that it complies with all of the requirements of this chapter.

(Prior code § 35-7)

A. Minimum Residential Lot Area and Width. .....The minimum lot width and area shall not in any case be less than those specified in the City Zoning Code for a particular district.

B. Front Property Line Reduction. .....The width at the front property line may be reduced when the frontage abuts the end of a cul-de-sac street, but in no case shall it be reduced below thirty-five (35) feet of street frontage.

C. Property Line at Top of Slope. .....In hillside or sloped area where a slope exists between two (2) separate lots or parcels the common property line shall be placed at the top of the slope.

D. Easements Not Included. .....Those easements whose primary purpose is to provide vehicular or pedestrian access to other property, and those easements which prohibit both the surface use of the property and the establishment of structures shall not be included in calculating the area of the lot or parcel.

E. Determination of Building Site Width.

1. In any district zoned for residential uses, the required width shall be determined by measuring the distance between the side lines of the building site along a line parallel to a straight line joining the foremost points of the side property lines, and twenty (20) feet, at the closest point, from the ultimate street right-of-way line. However, in the case of a panhandle building site or a building site not abutting a street or alley and gaining access by an easement, the width of the building site shall be determined by measuring the distance across the building site along a straight line in any direction.

2. In any district other than a residential district, the required width shall be determined by measuring the distance between the points of intersection of the side property lines with the ultimate front street right-of-way line.

F. Lots to Abut a Street. .....ll proposed lots or parcels in any and all types of subdivisions shall abut upon a dedicated public street except as herein provided. Any lots or parcels which are proposed to face upon a private street shall be approved by the decision making authority (specified in Section 16.04.015). A written request for private streets shall be made by the owners of the property, and shall contain any and all reasons why such streets should be private.

(Prior code § 35-8)

(Ord. No. 1565, § 1(Exh. A, § 16), 4-16-2013)

A. Division of Jurisdiction. .....No lot or parcel shall be platted as to be divided by a city or county boundary line.

B. Division of Zone. .....When a zoning district classification line established by an official zoning map divides a numbered lot or parcel, such lot or parcel shall not be deemed to be a building site if it does not meet the area and width requirements of the zoning district classification within the lot or parcel which has the greater area and frontage width requirement.

(Prior code § 35-9)

A. Flood Control and Local Drainage Facilities. .....The location, type and size of flood control facilities or local drainage facilities delineated in a duly adopted master plan of drainage, other than drainage facilities between streets, shall be designed in accordance with the specifications of the county flood control district.

B. Street Drainage Standards. .....Drainage on streets and drainage facilities between streets within the subdivision shall be in accordance with the minimum design standards of the City.

(Prior code § 35-10)

Where any lot is designed in such a manner that it will not drain directly to a street or common drainage facility with a minimum one (1) percent grade, it shall be designed in a manner that will conform to the following criteria:

A. Slope and Lot Drainage.

1. Lots shall be designed in such a manner that manmade slopes are not subject to sheet flow or concentrated drainage runoff from either the same or an adjacent lot.

2. All drainage flowing down manmade slopes, except that drainage from water falling on each slope, shall be contained within an approved drainage device.

3. All drainage flowing from one (1) lot to or across another lot shall be within an approved drainage device located within a properly executed easement, where appropriate.

B. Erosion Control and Sediment Control. Subdivisions shall be designed in conformity with an approved erosion control plan and sediment control plan.

(Prior code § 35-11)

A. Dangerous Areas. .....Areas known to be dangerous by reason of geological conditions, unstable subsurface conditions, groundwater or seepage conditions, flood hazard, inundation, or erosion by the ocean or any other dangerous condition shall not be subdivided or divided except under restrictions as to the use of all or any part thereof.

B. Exclusions. .....No portion of any property shown on the latest equalized county assessment roll as a unit or contiguous units shall be excluded from within the boundaries of a subdivision for the purpose of avoiding dedication or improvement of any traffic, drainage or flood control facility.

C. Conformity of "Not a Part" Parcels to Plans. .....Any portion of the property shown on the latest equalized county assessment roll as a unit or as contiguous units but not included within the boundaries of a subdivision shall be of such size or shape as to conform to the provisions of this chapter and the Zoning Code.

D. Access. .....Any subdivision must have access to an all weather road, the design, location and width of which are approved by the City Council.

E. Fire Protection. .....Any subdivision located within an area found by the City Council or Planning Commission to be a high fire hazard area, must be protected from fire danger by means of fire breaks, access roads, accessibility of sufficient water of sufficient pressure and cleared of highly hazardous natural ground covering from slopes and canyons, as determined by the Development Management Team.

(Prior code § 35-12)

(Ord. No. 1565, § 1(Exh. A, §§ 17, 18), 4-16-2013)

A. Required Access.

1. All subdivisions for which a tentative map or parcel map is required pursuant to Government Code Section 66426 shall provide any and all appropriate cable television systems an opportunity to construct, install and maintain a cable television system on public streets, highways, alleys, public properties, public easements and any and all land identified on the tract map as dedicated or to be dedicated to public utility use. All appropriate cable television systems shall be entitled and allowed to place and locate wires, conduits, appurtenances and any and all equipment necessary to extend cable television service to each residential parcel in the subdivision.

2. Access for the construction, installation and maintenance of a cable television system, to public streets, highways, public properties, public easements and any and all land identified on the map as dedicated or to be dedicated to public utility use shall be granted upon terms mutually acceptable to the subdivider and the appropriate cable television system. If no mutually acceptable terms can be agreed upon, all appropriate cable television systems shall have the right to construct, at their sole expense, separate trenches and place therein all equipment necessary to extend their cable television system to each residential parcel in the subdivision.

B. Definitions. ....."Appropriate cable television systems," as used in this section, means those franchised or licensed to serve the geographic area in which the subdivision is located. "Public easements," as used in this section, includes but is not limited to any easement created by dedication to the City for public utility purposes or any other purpose whatsoever.

C. Multiple Cable Systems. .....When multiple appropriate cable television systems install cable television equipment in separate trenches, the trenching activity shall be performed as close in time and physical proximity to the trenching for public utility lines as practicable.

D. Conditions Must be Met Before Map Approval. .....The City shall not approve tentative tract maps or parcel maps without the imposition of the conditions expressed in subsection A of this section.

E. Exceptions. .....This section shall not apply to the conversion of existing dwelling units to condominiums, community apartments or stock cooperatives. If any of the requirements of this section are deemed or held by any court of competent jurisdiction or administrative agency to be inconsistent with Government Code Section 66473.3, or other applicable law, said requirements shall be deemed null and void and unenforceable.

(Prior code § 35-31)

(Ord. No. 1565, § 1(Exh. A, § 19), 4-16-2013)