§ 16.20

All subdivisions of land that are subject to the provisions of this title must conform to the following regulations and are subject to the provisions of this chapter.

(Ord. No. 249-22, § 2(Exh. A), 9-21-2022)

The regulations, standards and procedures provided in this chapter must be construed to be the minimum necessary to promote and protect the public health, safety and general welfare, and they may be made more restrictive in cases where the planning commission finds such action is necessary to protect the public interest and to ensure sound planning standards and, on the advice of the city engineer, to ensure sound engineering standards.

(Ord. No. 249-22, § 2(Exh. A), 9-21-2022)

16.20.030 - Streets and highways.

A.

The street and highway design must conform both in width and alignment to any general plan or specific plan adopted by the city council, and rights-of-way for any street or highway indicated on such plan must be dedicated.

B.

The street and highway design must conform to any proceedings affecting the subdivision that may have been initiated by the city council or approved by said council upon initiation by other legally constituted bodies of the city, county or state. If a parcel of land to be subdivided includes a portion of the right-of-way to be acquired for a highway, freeway or parkway, the subdivider may be required to either dedicate or withhold from subdivision all the area included in said right-of-way.

C.

All streets must, so far as practicable, be in alignment with existing adjacent streets by continuations of the centerlines thereof or by adjustments by curves.

D.

Street centerlines must be required to intersect one another at an angle as near to a right angle as is practicable, or by tangents not less than one hundred feet in length.

E.

Where necessary to give access to, or permit a satisfactory future subdivision of adjoining land, streets must extend to the boundary of the property being divided, and the resulting dead-end or cul-de-sac streets may be approved without a turn-around. In all other cases a turn-around having a minimum right-ofway radius of forty feet will be required. No cul-de-sac street can exceed six hundred feet in length to center of turn-around.

F.

Intersection Corner Rounding. Whenever a major street or state highway intersects any other street or highway, the property lines at each block corner must be rounded with a curve having a radius of not less

than twenty feet. On all other street intersections the property line at each block corner must be rounded with a curve having a radius of not less than ten feet. In either case, a greater curve radius may be required if streets intersect at other than right angles.

G.

Curve Radii. The centerline curve radii on all streets and highways must conform to accepted engineering standards of design and are subject to approval by the city engineer.

H.

Grades. No major or secondary street can have a grade of more than three percent, and no other street can have a grade of more than five percent unless, because of topographical conditions or other exceptional conditions, the city council determines that a steeper grade is necessary. No street or highway can have a grade of less than one-tenth of one percent.

I.

The width of city streets, parking lanes, sidewalks and total rights-of-way, and other standards and specifications regarding the design and construction of city streets not otherwise set forth in this code, will be established by department of public works standard plans and specifications adopted from time to time by resolution of the city council. Such standard plans and specifications may establish different widths and other standards for different street classifications based on anticipated level of usage.

J.

Service Roads and Off-street Parking. When lots front on any major or secondary street or highway, the subdivider may be required to dedicate and improve a service road to provide ingress to and egress from such lots. The planning commission may require adequate off-street parking areas for all lots proposed for commercial or industrial use.

K.

Non-access and Planting Strips. When the rear or side lines of any lots border a street or highway, the subdivider may be required to execute and deliver to the city an instrument prohibiting the right of ingress and egress to such lots across the side lines of such street or highway, and the subdivider may be required to dedicate and improve a planting strip or construct a fence adjacent thereto.

L.

Alleys. When lots are proposed for commercial or industrial uses, alleys at least twenty-four feet in width may be required at the rear thereof.

M.

Street Names. All street names must be as approved by the planning commission, and no duplication of street names will be permitted.

(Ord. No. 249-22, § 2(Exh. A), 9-21-2022)

16.20.040 - Easements.

A.

The subdivider may be required to grant easements not less than six feet in width along lot lines for public utility, sanitary sewer and drainage purposes, provided easements of lesser width may be allowed when approved by the city engineer.

B.

Power and telephone facilities may be required to be installed underground.

C.

The sidelines of all easements must be shown by fine dotted lines. If any easement already of record cannot be definitely located, a statement of its existence, nature, and recorded reference must appear on the Title sheet. Distances and bearing on the sidelines of lots that are cut by an easement must be arrowed or so shown so that the map will indicate clearly the actual lengths of the lot lines. The widths of all easements and sufficient ties thereto to definitely locate the same with respect to the subdivision must be shown. All easements must be clearly labeled and identified; if an easement shown on the map is already of record, its recorded reference must be given. If an easement is being dedicated by the map, it must be set out in the owner's certificate of dedication. All notes and figures pertaining to easements must be considerably smaller and lighter than those relating to the subdivision itself.

D.

The city may require the subdivider to remove any trees, brush, or other obstructions lying within an easement or right-of-way. The subdivider will be required to remove or trim trees or brush lying within the easements or rights-of-way over which utilities are to be constructed, when such trees or brush interfere with the construction of such utility lines. Such work must be completed in a manner satisfactory to the city engineer.

(Ord. No. 249-22, § 2(Exh. A), 9-21-2022)

A.

The term "obstruction" as used in this section refers to any interference with the free use of the road rightof-way of whatever kind or nature and must include, but is not limited to, structures, electrical power, telephone or cable television poles, lines and appurtenances, pipe lines, conduits and canals. Obstructions must be relocated and/or removed as provided below. This includes, but is not limited to, the quitclaim or subordination of rights to the city by all interest and easement holders having the right to place facilities or otherwise obstruct the free use of the road right-of-way or alternative arrangement acceptable to the city engineer.

All obstructions must be removed from the streets, roadways or rights-of-way dedicated in the final map of a subdivision or that are deeded to the city in connection therewith that in the determination of the city engineer interfere with the use thereof or constitute a dangerous or hazardous condition to the traveling public.

2.

All obstructions must be removed that are located within existing county, state, or city streets or roadways lying immediately adjacent to streets, roadways or rights-of-way that are dedicated in the final subdivision map or that are deeded by the subdivider to the city in connection therewith and which obstructions, in the determination of the city engineer, interfere with the use of said existing county, state or city streets or roadways, or constitute a dangerous or hazardous condition to the traveling public.

3.

Said obstructions must be relocated without expense to the city to such locations as are specified by the city engineer or in the approved plans and profiles for the subdivision.

4.

It is the responsibility of the subdivider to contact the utility companies, including cable television companies, or other owners of said obstructions to advise them of proposed improvements, and make direct arrangements for the relocation of and compensation for the cost of relocating any conflicting obstructions. Evidence of such completed arrangements must be presented by the subdivider to the city engineer prior to the final approval of the subdivision plan by the city.

B.

Final acceptance of the map is contingent upon the subdivider providing, within and/or outside the boundaries of the subdivision, drainage disposal facilities, methods, or easements as required to receive or dispose of storm water. Said facilities, methods, or easements are subject to the approval of the city engineer. Unless diversion of water is required to conform to a comprehensive drainage plan, off-site water is allowed to flow through the subdivision and must be received and discharged at the locations that existed prior to development and as nearly as possible in the manner existing prior to development.

(Ord. No. 249-22, § 2(Exh. A), 9-21-2022)

16.20.044 - locks—Length and width.

A.

Block lengths. Blocks must not exceed one thousand feet in length between street centerlines, except where otherwise approved by the advisory agency.

B.

Block widths. Except as otherwise approved by the advisory agency, the width of each block must be sufficient for an ultimate layout of two tiers of lots therein of a size required by the provisions of this Title.

C.

Cul-de-sacs, knuckle, and curved streets. In order to encourage deviation from grid development in subdivisions, the subdivider must be required to utilize a reasonable number of cul-de-sac streets, knuckle streets, and curved streets, if practical.

(Ord. No. 249-22, § 2(Exh. A), 9-21-2022)

A.

The size and shapes of lots must be in conformance with the requirements of the subdivision standards and with any additional requirements established by zoning regulations. Residential lots on curved or culde-sac streets must have a minimum width of fifty feet at the front yard setback line.

B.

The side lines of all lots, so far as possible, must be at right angles to streets or approximately radial to curved streets and to the center points of cul-de-sac turning circles.

C.

No lot can be divided by a city boundary line.

D.

Interior lots having double frontage will not be approved, except where, as determined by the advisory agency, conditions permit no other reasonable form of platting, or where the proposed double frontage lots abut an arterial or collector street(s) and the advisory agency deems it to be reasonable due to such controlling factors as traffic, safety, appearance, and setback. Each such lot must have a six-foot high masonry wall (the height must be measured from whichever side of the wall the adjacent finished grade is higher) with landscaping on the exterior side of the wall installed by the subdivider adjacent to the property line that abuts the right-of-way of the arterial or collector street(s). The wall and associated landscaping are to be maintained by a homeowner's association, maintenance district, or some other mechanism approved by the advisory agency within the street right-of-way and any other landscape easement(s) or adjacent common lot(s). Alternate wall and landscape concepts may be approved in areas where, in the opinion of the advisory agency, topographic or other physical conditions make strict adherence to this criteria undesirable. Conceptual wall and landscaping plans must be reviewed and approved by the committee prior to filing of any final map or parcel map.

E.

Walls along side yards adjacent to collector or arterial streets: Where it is found to be necessary for orderly development, residential lots having side yards adjacent to collector or arterial streets will be required to install a six-foot high masonry wall (the height must be measured from whichever side of the wall the adjacent finished grade is higher) with landscaping on the exterior side of the wall installed by the

subdivider adjacent to the street-side property line. The wall and landscaped areas are to be maintained by a homeowner's association, maintenance district, or some other mechanism approved by the advisory

agency within the street right-of-way and any other landscape easement(s) or adjacent common lot(s). Conceptual wall and landscape plans must be reviewed and approved by the committee prior to filing of any final tract or final parcel map.

F.

Landscape walls, adjacent to public or private streets, must not exceed 40 inches in height within a frontyard setback.

G.

Lots abutting commercial uses: Residential lots that share a common property line with office, commercial, or industrial zoning or existing office, commercial, or industrial land uses must be separated by a masonry wall along said common property line a minimum of six feet in height, but not exceeding eight feet in height as measured from highest adjacent finished grade. The time permitted to complete the installation of said wall must be determined by the advisory agency.

H.

Lots abutting drilling islands, oil well sites, and canals: Any residential lot, or any commercial lot where it is found to be necessary for orderly development, that shares a common property line with a lot designed to serve as a drilling island, oil well site, or canal must be separated by a masonry wall along said common property line a minimum of six feet in height, but not exceeding eight feet in height as measured from highest adjacent finished grade. The time permitted to complete the installation of said wall must be determined by the advisory agency.

(Ord. No. 249-22, § 2(Exh. A), 9-21-2022)

The subdivider may be required to dedicate and improve walkways twelve feet wide through long blocks, or to provide access to schools, parks and other public areas.

(Ord. No. 249-22, § 2(Exh. A), 9-21-2022)

The subdivider may be required to dedicate easements for watercourses or drainage ways in their original locations or in approved relocations. Widths and locations of such easements are subject to approval by the city engineer.

(Ord. No. 249-22, § 2(Exh. A), 9-21-2022)

If any portion of any land within the boundaries of the subdivision is subject to overflow, inundation or flooding by stormwaters, that portion of the subdivision must be clearly indicated on the final map or parcel map.

(Ord. No. 249-22, § 2(Exh. A), 9-21-2022)

The design and improvement (as defined at Government Code Sections 66418 and 66419) of the subdivision must comply with the city general plan and any applicable specific plan. The approval of a tentative map may be conditioned on the satisfaction of conditions necessary or appropriate to assure that the design and improvement of the subdivision will be in compliance with the city general plan and any applicable specific plan.

(Ord. No. 249-22, § 2(Exh. A), 9-21-2022)

Chapter 16.24 - IMPROVEMENTS

Sections: