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Title 19 — Development Code›Chapter 19.80 — Noise Control›Article 7 — Subdivision Regulations

§ 19.152

Twentynine Palms Zoning Code · 2026-06 edition · updated 2026-07-25 · Twentynine Palms

19.152.010 - Purpose

The purpose of this Chapter is to establish development standards for the design of subdivisions.

19.152.020 - Applicability

The standards contained in this Chapter shall apply to new subdivisions.

19.152.030 - Circulation

A.

The street pattern of the proposed subdivision shall conform to the Circulation Element of the City's General Plan.

B.

The street system in the proposed subdivision shall be designed and constructed to coordinate with the existing streets in the area adjoining the proposed subdivision.

C.

The proposed street pattern shall consider the future land division and use of adjoining undivided property.

D.

Part-width boundary streets in a subdivision adjacent to undivided land shall have a minimum right-of-way width of 40 feet.

19.152.040 - Lot Design

A.

Lot size is determined by the land use district classification and the General Plan designation of the subject property.

B.

City, county, school, other district, or other taxing agency boundary lines may not divide a lot.

C.

All required lot dimensions shall be as established in this Development Code for the land use district.

D.

For pie-shaped or other irregular lots (nonrectangular), the frontage shall be measured as the straight line drawn between the terminuses of the side property lines at their intersection with the street right-of-way. For such lots, depth shall be the average of the two side lot lines.

E.

Side lot lines are to intersect street right-of-way lines at right angles wherever practicable.

19.152.050 - Access

All subdivisions shall abut a public street or have an approved access as follows:

A.

Each lot or unit in the subdivision shall have approved direct access to a public or private street.

B.

No new direct driveway access from individual residential lots onto expressways, arterials, or secondary streets shall be permitted unless approved in writing by the City Engineer.

C.

When direct access to residential property from expressways, arterials, or secondary streets is unavoidable, a circular driveway or turnaround shall be provided.

D.

Access to residential property along expressways, arterials, secondary streets (unless no reasonable alternative exists), or flood control channels shall be provided by either a frontage road or a street separated by a tier of lots (reverse frontage lots) in accordance with Section 19.152.070 (Reverse Frontage Lots). When determined necessary by the City Engineer, the City may require the location of a street approximately parallel to and on each side of such right-of-way at a distance suitable for efficient development and use of the intervening land. Such distance shall be determined with due regard to approach grades, drainage, bridges or future grade separation.

E.

For private streets, the subdivider shall provide an appropriate method for permanent maintenance subject to the approval of the City Engineer and the City Attorney.

F.

A Tentative Tract or Parcel Map shall provide at least two different standard routes of ingress and egress. Access to the project shall be subject to review and approval by the City Engineer. A standard route is a road dedicated to the City and paved to City standards.

19.152.060 - Street Layout

A.

Street layout and design shall be consistent with the Circulation Element of the General Plan and surrounding developments.

B.

Cross sections shall be in compliance with standards established by the City Engineer.

C.

Intersections shall be a minimum of 150 feet apart.

D.

All proposed new cul-de-sac streets shall not exceed 600 feet in length, unless approved in writing by the Fire Department and City Engineer.

E.

All local streets shall conform to the dimensions depicted in Figure 19.152.060-1 (Local Street).

F.

Upon the written approval of the City Engineer, the dimensions depicted in Figure 19.152.060-2 (Modified Local Street) may be allowed for cul-du-sacs in new subdivisions, in lieu of the "Local Street, 60' Right-ofWay." The "Modified Local Street, 50' Right-of-Way" may also be utilized, upon written approval of the City Engineer, for existing cul-du-sacs or a dead-end street, if, due to physical constraints, natural features or other limitations, the cul-du-sac has no potential to be connected to any other public right(s)-of-way or planned and/or anticipated public right(s)-of-way.

Figure 19.152.060-1 Local Street

Figure 19.152.060-2 Modified Local Street

19.152.070 - Reverse Frontage Lots

When access to residential property along expressways, arterials, secondary streets or flood control channels is provided by a street separated by a tier of lots (reverse frontage lots), such lots shall not front on said right-of-way except on secondary streets where no reasonable alternative exists, and:

A.

Access to the reverse frontage lots shall be from the interior street.

B.

The subdivider shall provide a minimum 1-foot vehicular nonaccess easement (waiver of access) along the rear of the lots.

C.

The subdivider shall provide improvements as specified in Chapter 19.90 (Dedications and Improvements) of this Development Code.

19.152.080 - Energy Conservation

The design of the subdivision shall provide, to the extent feasible, opportunities for passive or natural heating and cooling opportunities to each of the proposed lots. Such opportunities may include, but are not limited to:

A.

Siting of structures to take optimum advantage of passive cooling and heating opportunities.

B.

Providing additional opportunities through land use controls for the use of solar energy systems.

C.

Adjusting of building setback lines to promote the optimum spacing of structures to create adequate solar access.

Chapter 19.154 - Tentative Parcel Map, Tentative Map, and Vesting Tentative Map

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▸ Contents — Twentynine Palms Zoning Code
Twentynine Palms Zoning Code
  1. ▸ Title 19 — Development Code
    Overview
    1. § 19.02
    2. § 19.020
    3. § 19.04
    4. § 19.06
    5. § 19.08
    6. § 19.10
    7. § 19.12
    8. § 19.14
    9. § 19.16
    10. § 19.18
    11. § 19.20
    12. § 19.22
    13. § 19.26
    14. § 19.28
    15. § 19.29
    16. § 19.30
    17. § 19.32
    18. § 19.34
    19. § 19.35
    20. § 19.36
    21. § 19.37
    22. § 19.38
    23. § 19.40
    24. § 19.41
    25. § 19.42
    26. § 19.43
    27. § 19.44
    28. § 19.46
    29. § 19.48
    30. § 19.50
    31. § 19.52
    32. § 19.54
    33. § 19.55
    34. § 19.56
    35. § 19.57
    36. § 19.58
    37. § 19.60
    38. § 19.62
    39. § 19.64
    40. § 19.66
    41. § 19.68
    42. § 19.69
    43. § 19.70
    44. § 19.72
    45. § 19.73
    46. § 19.74
    47. § 19.78
    48. ▸ Chapter 19.80 — Noise Control
      Overview
      1. § 19.82
      2. § 19.88
      3. 88.080 Freestanding Signs
      4. § 19.90
      5. § 19.92
      6. § 19.94
      7. § 19.96
      8. § 19.98
      9. § 19.100
      10. § 19.102
      11. § 19.104
      12. § 19.106
      13. § 19.108
      14. § 19.110
      15. § 19.112
      16. § 19.114
      17. § 19.116
      18. § 19.124
      19. § 19.128
      20. § 19.130
      21. § 19.132
      22. § 19.134
      23. § 19.136
      24. § 19.138
      25. § 19.140
      26. § 19.142
      27. § 19.144
      28. § 19.146
      29. § 19.147
      30. § 19.148
      31. ▸ Article 7 — Subdivision Regulations
        Overview
        1. § 19.150
        2. § 19.152
        3. § 19.154
        4. § 19.156
        5. § 19.158
        6. § 19.160
        7. § 19.162
        8. § 19.164
        9. § 19.166
        10. § 19.168
        11. § 19.170
        12. § 19.172
        13. § 19.174
        14. § 19.176

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