Weed Municipal Code Ch. 17.12 Design Standards

Subdivision design and improvements shall be required as set forth in this chapter.

(Ord. 43-62 §3.10, 1963).

Minimum lot area and width shall be as set. forth in the following table unless a greater lot size or width is stipulated in this title. Where the lot size is reduced through the use of Section 17.12.310, this table shall serve as the criterion for gross lot density requirements:

*Width at front property line may be reduced by one-third where the frontage abuts the outside of any sharp curve and by one-half on panhandle development where topography exceeds fifteen percent cross slope and not more than one lot is served by the panhandle. "Sharp curve" means a centerline radius of less than one hundred feet.

**Interpolation is permitted*

(Ord. 43-62 §3,21, 1963).

Blocks shall not be longer than one thousand feet between intersecting street lines nor less than three hundred feet, unless in a cul-de-sac. (Ord. 43-62 §3.22, 1963).

Improved walkways not less than ten feet in width may be required through blocks more than nine hundred feet in length and through other blocks where necessary to provide access to schools and parks.

(Ord. 43-62 §3.23, 1963).

Easements not less than ten feet wide shall be required at the side of all lots and ten feet wide at the rear of all lots where necessary for public utility facilities and drainage and water mains. Where lots are side-to-side or back-to-back, the easement may be split between lots.

(Ord. 43-62 §3.24, 1963),

Watercourses shall be shown as easements, and storm drains shall be placed in easements. The planning commission or city engineer may require watercourses to be placed entirely in underground conduits or adequately fenced or otherwise improved.

(Ord. 43-62 §3.25, 1963).

Durable metal monuments shall be installed or referenced to the following locations:

A. At all angle points and points of curvature and at no greater interval than five hundred feet on long tangents of the boundaries of the tract and blocks, by one and one-half inch diameter and a minimum of twenty-four inches long iron pipes, properly tagged, top eighteen inches underground with two inch by three inch redwood posts property tagged on top;

B. At all lot corners not falling on the above locations, by a three-quarter inch diameter by twenty-four inch long pipe or larger size, properly tagged, top at finish grade or slightly below grade;

C. At all intersections and points of tangency in the centerline of streets, by permanent monuments consisting of a six inch diameter by at least thirty inches long concrete cylinder properly tagged, top twelve inches below finish grade and protected by standard cast-iron ring and cover set on concrete collar, top of said ring and cover at center line street grade.

(Ord. 43-62 §3.26, 1963).

All lots shall be numbered consecutively throughout the subdivision.

(Ord. 43-62 §3.27, 1963).

No lot shall be divided by a city boundary line.

(Ord. 43-62 §3.28, 1963).

Existing principal streets shall be continued, as required by the planning commission.

(Ord. 43-62 §3.301, 1963).

Street stubs shall be required to adjacent unsubdivided property where, in the opinion of the planning commission, they are necessary.

(Ord. 43-62 §3.302, 1963).

Streets shall intersect at as near right angles as is practicable. Radius of curvature, where the property lines intersect, shall be a minimum of ten feet.

(Ord. 43-62 §3.303, 1963).

Reserve strips, where required to control access over certain lot lines or over the ends of street stubs, shall be dedicated to the city by indicating them on the map and in dedication certificate.

(Ord. 43-62 §3.305, 1963).

A. Alleys shall have a minimum width of twenty feet and shall be constructed in commercial, multiple-family areas and where necessary to control vehicular access.

B. Where two alleys intersect, a triangle corner cut-off of not less than ten feet shall be required.

C. Where an alley ends in a dead end, an adequate turning area shall be required.

(Ord. 43-62 §3.306, 1963).

Cul-de-sac streets shall have the following limiting dimensions:

A. The maximum length from the center of the intersection to the center of the radius shall be five hundred feet.

B. The minimum radius to the face of the curb shall be thirty-seven and one-half feet.

C. The minimum curb-to-curb width of the throat shall be:

1. Thirty-six feet where the length of the cul-de-sac is two hundred feet or less from the center of the intersection to the center of the radius;

2. Forty feet where the length of the cul-de-sac is greater than two hundred feet from the center of the intersection to the center of the radius.

(Ord. 369-2004 §1, 2004: Ord. 43-62 §3.307, 1963).

Names for proposed new streets shall be submitted on the tentative map for approval by city.

(Ord. 43-62 §3.308, 1963).

Standard street name signs shall be installed by the subdivider in locations approved by the planning commission.

(Ord. 43-62 §3.41, 1963).

Streets, rights-of-way and easements in any standard subdivision or record of survey subdivision shall be offered for dedication. The city may, at its option, accept or reject any such offer.

(Ord. 43-62 §3.309, 1963).

Streets shall conform, as to alignment and width to any official master plan for streets and highways of the city.

(Ord. 43-62 §3.310, 1963).

Minimum centerline radius on streets shall be as follows:

A. Major streets, five hundred feet.

B. Secondary streets, two hundred fifty feet.

C. Minor streets, seventy-five feet.

(Ord. 43-62 §3.311, 1963).

Grades shall be as follows:

A. Maximum permitted shall be fifteen percent.

B. Minimum permitted shall be 0.3 percent.

C. Maximum grade permitted on curves with a radius of less than two hundred feet shall not exceed five percent.

(Ord. 43-62 §3.40, 1963).

Street design shall conform to the engineering standards of the city and to the requirements set in Sections 17.12.240 through 17.21.260.

(Ord. 43-62 §3.50, 1963).

Where side slopes of street embankments extend onto private property, slope easements shall be required.

(Ord. 43-62 §3.51(a), 1963).

Minimum right-of-way width for alleys in commercial areas shall be twenty feet with twenty feet paving.

(Ord. 43-62 §3.51(b), 1963).

Right-of-way widths and curb, gutter and sidewalk easements shall be as provided below:

A. Flat Areas. For flat areas, with a cross slope of zero to fifteen percent:

3.52 Flat Areas (0-15% Cross Slope)

B. Hillside Areas. For hillside areas, with a cross slope of fifteen percent and above, and with the right-of-way to contain slope:

3.53 HILLSIDE AREAS (15% and above, Cross Slope) right-of-way to contain slope

(Ord. 43-62 §§3.52, 3.63, 1963).

All improvements shall conform to the engineering standards of the city as adopted by the city council. Any deviation shall be only with the written approval of the city engineer.

(Ord. 43-62 §3.60, 1963).

Improvements to be installed by each subdivider shall include the following:

A. Curb, gutter and sidewalk (or parking sidewalk where required);

B. Water lines and services to serve each lot, including a meter box;

C. Fire hydrants;

D. Sanitary sewers and laterals to serve each lot;

E. Storm sewers, drains;

F. Slope planting, silt basins or other forms of erosion control;

G. Paved streets;

H. Ornamental street lights;

I. Street trees;

J. Street signs.

(Ord. 43-62 §3.61, 1963).

The following off-site improvements may be required:

A. The development of a domestic water supply, including storage facilities, or financial contributions for the improvement of any existing source of supply and the construction of transmission lines from that supply to the proposed development to the extent of the load added by the proposed development;

B. The development of sewage disposal facilities or financial contributions for the improvement of any existing sewage disposal systems and the construction of transmission lines from the proposed improvements to the site of disposal to the extent of the load added by the proposed development;

C. All necessary facilities for the transmission of stormwater from the proposed improvement to the nearest major and adequate storm drainage channel or facility;

D. Properly graded, drained and paved access roads;

E. The extension of other utilities, except those normally installed by public utilities serving the area under rules and regulations filed with the public utilities commission of the state.

(Ord. 43-62 §3.62, 1963).

In addition to all other requirements in this chapter:

A. Improvement work shall not be commenced until improvement plans for such work have been submitted to and approved by the city engineer and city council, and an appropriate agreement signed and undertaking provided, as required by this title and by the laws of the state.

B. All improvements shall be constructed under the inspection of, and to the satisfaction of, the city engineer.

C. The cost of reviewing and checking the improvement plans shall be borne by the subdivider, and payment shall be accomplished as hereinafter set forth. At or prior to the submittal to the city of the improvement plans for review and checking, the subdivider shall deposit with the city the sum of sixty dollars for each lot in the subdivision. The sum so deposited shall hereinafter be referred to as the plan check fee deposit. The plan check fee deposit shall be utilized to reimburse the city for all direct, indirect and overhead costs and expenses incurred in connection with the review and checking of the improvement plans so submitted, including costs and expenses arising from the use of city staff and personnel as well as the costs and expenses arising from employment of engineers, consultants, or other persons who are not city personnel. In the event that the plan check fee deposit shall not be sufficient to cover all said direct or indirect costs and expenses, then, upon written demand made upon the subdivider by the city, the subdivider shall forthwith pay to the city such additional sums as may be necessary for complete reimbursement. In the event that the plan check fee deposit shall exceed the amount necessary to reimburse the city for such direct and indirect costs and expenses, then, upon completion of the subdivision and complete performance by the subdivider of all of subdivider's obligations pursuant to this title and pursuant to the laws of the state, the city shall refund to the subdivider any such excess.

D. The cost of inspection of the improvements shall be borne by the subdivider, and payment shall be accomplished as hereinafter set forth. Prior to the time for inspection of the improvements, the subdivider shall deposit with the city a sum of money which shall be in the amount of two and one-half percent of the estimated construction costs of the improvements to be dedicated as established by a preliminary cost estimate approved by the city engineer. The sum so deposited shall hereinafter be referred to as the inspection deposit. The inspection deposit shall be utilized to reimburse the city for all direct, indirect and overhead costs and expenses incurred in connection with the inspection of the improvements, including costs and expenses arising from the use of city staff and personnel, as well as costs and expenses arising from employment of engineers, consultants or other persons who are not city personnel. In the event that the inspection deposit shall not be sufficient to cover all said direct or indirect costs and expenses, then, upon written demand made upon the subdivider by the city, the subdivider shall forthwith pay to the city such additional sums as may be necessary for complete reimbursement. In the event that the inspection deposit shall exceed the amount necessary to reimburse the city for such direct and indirect costs and expenses, then, upon completion of the subdivision and complete performance by the subdivider of all of subdivider's obligations pursuant to this title and pursuant to the laws of the state the city shall refund to the subdivider any such excess.

(Ord. 249-85 §2, 1985: Ord. 43-62 §3.63, 1963).

A. Variances Based On Hardship. It is realized that there are certain parcels of land of such dimension, subject to such title restrictions, so affected by physical conditions and/or devoted to such use that it is impossible for the subdivider to conform to all of the rules of this chapter when subdividing property.

The planning commission may recommend to the city council the granting of a variance from the requirements of this chapter when all of the following conditions are found to apply:

1. That any variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privilege inconsistent with the limitations upon other properties in the same vicinity;

2. That, because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict literal application of this title is found to deprive subject property of privileges enjoyed by other properties in the vicinity;

3. That, under the circumstances of this particular case, the variance, rather than the sections at issue in this title, actually carries out the spirit and intent of this title.

B. Exception Based on Improved Design. The standards required by this chapter may be varied when gross density of an area remains the same, and where, in the opinion of the planning commission (or on appeal the city council), said exception will:

1. Reduce the area and unsightliness of cut and fill banks;

2. Reduce the danger of erosion;

3. Create better community environment through dedication of public areas, rearrangement of lot sizes, reforestation of barren areas;

4. Use other techniques which will produce a more desirable and livable community than the minimum requirements in this chapter.

As an incentive to creating better overall communities the planning commission may recommend exceptions of up to twenty percent reduction in lot size but with no increase in density in the overall development. Said planning commission may authorize similar deviations from other standards of this chapter where said deviations are for the purposes outlined above.

Before any variance based on improved design is recommended it shall be passed by not less than a two-thirds vote of the total membership of the planning commission, upon a finding that the variance, as recommended, will result in a community which is a substantial improvement over the community which could have been developed by following the actual requirements of this chapter.

(Ord. 43-62 §3.70, 1963).