Woodside Municipal Code § 152.117 Trails

All lots and improvements created under this chapter shall meet the minimum requirements set forth in this subchapter. If the Planning Commission finds that a greater or lesser standard proposed by the owner or subdivider would be in the public interest, the Planning Commission may approve such modification to the design standards set forth in this subchapter. The burden of proof as to whether the public interest would be so served by the modification shall rest entirely with the owner or subdivider. Until such time as the Town adopts standard specifications and details, improvements shall conform to this chapter or the Department of Transportation, Standard Specifications (January, 1978 or a more recent edition).

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

All lots created in accordance with this chapter shall conform to the zoning regulations effective in the district in which the land division or subdivision is located, or such modifications of the lot area and dimensions as may have been approved as part of a variance pursuant to the Zoning Code.

(A) Lot sizes.

(1) The building limitations table set forth in the Zoning Code specifies the minimum net area of a lot, but lots larger than such minimum area may be required by the Planning Commission when necessary to accommodate topography, geologic hazards, stormwater drainage channels, physical obstructions, or other physical conditions. (See Zoning Code to determine the number of lots and amount of area to remain in a natural state for parcels or lots which exceed 15 percent average ground slope).

(2) The net area of a lot shall not include lot area exclusions outlined in Municipal Code Section 153.205(B).

(B) Lot design. All divisions of land shall result in the creation of lots which are capable of being developed or built upon with minimal changes in the natural physical configuration of the site. No lots shall be created which are impractical for improvements or use due to steepness of terrain, location of watercourses, size, shape, periodic flooding or earth movement, or other physical conditions.

(C) Lot shape.

(1) The average depth of any lot shall not exceed three times its average width, unless the average width is more than 200 feet. All lots created shall contain at a minimum an area of circular or rectangular shape within the required building setback lines equal to the building coverage area permitted in the zoning district. Lot lines shall be free of excessive jogs in alignment, except where existing physical conditions and established property lines preclude the establishment of straight property boundaries. Lot shapes shall not be designed for the sole purpose of achieving the minimum lot area.

(2) Panhandle lots shall be permitted only when the Planning Commission determines that they would result in better design of the development. The owner shall demonstrate to the satisfaction of the Planning Commission that, because of unusual physical characteristics, such as topography, a land division or subdivision would be infeasible without the creation of one or more panhandle lots.

(D) Lot lines. The lot lines shall be located to yield the best building sites and, where possible, the lot lines shall be at right angles or radial to the road right-of-way lines.

(E) Solar access. Consideration of optimum solar orientation for energy conservation shall be given in lot location, design, placement of structures, vegetative removal, and landscaping.

(F) Access.

(1) All lots created shall have access to a public road or a private road meeting the minimum requirements of this chapter for pavement and right-of-way widths and improved in accordance with the standards for public improvements set forth in this chapter.

(2) No lot shall be divided by a road, driveway, or access easement, except where located adjacent to a conservation easement or open space easement extending from the road, driveway, or access easement to the property line.

(3) A maximum of two lots may be served by a common driveway when, in the opinion of the Planning Commission, the use of a common driveway will result in reduced adverse physical impacts.

(G) Drainage. All lots shall have the necessary slope to drain water away from the building site at a grade of not less than two percent. Whenever the natural drainage is changed, the storm water shall be conveyed to the road, drain, or natural watercourses. Lots shall be designed so that the 100-year floodplain and the stream corridor protection standards contained in the Zoning Code do not interfere with the normal use of any lot.

(H) Non-access dedications. All lots shall take access from one road only, and such road shall be the road carrying the least amount of traffic. In the case of corner lots or double frontage lots, one road frontage shall be dedicated to the Town to prevent access.

(I) Remnant lots.

(1) No parcel of land or lot which is substandard in size and shape shall be created by any land division or subdivision, unless such parcel is required strictly for public or private utilities, approved access purposes, or other approved public uses.

(2) No lot shall be split by a Town or County boundary.

(J) Noise considerations. All land divisions and subdivisions incorporate into their design noise abatement improvements to render all lots in conformity with the noise element of the General Plan. Maximum ambient noise exposure at exterior use areas, such as patios, decks, and tennis courts, shall be no greater than 55 dBA/Ldn.

(K) Building sites and related improvements on lots shall be located in areas identified by the Town as least environmentally sensitive as a result of the natural land features study under Section 152.024 of this chapter.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

(A) The road pattern in the land division or subdivision shall be in conformity with the circulation element of the General Plan and shall be designed to take into consideration the potential development of adjoining areas.

(B) The road pattern employed in the land division or subdivision shall conform to recognized traffic engineering practices while limiting the number and the expanse of roads to a minimum. Great care shall be exercised to create curvilinear roads which blend and harmonize with the natural surroundings. Aesthetics and safety shall be considered.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

The following minimum criteria shall be followed in road design:

(A) (1)

The alignment of roads shall be continuous with existing roads. At intersections, the centerlines of roads not in alignment shall be offset a minimum of 250 feet.

(2) Private roads shall be permitted only when an agreement satisfactory to the Town Engineer and Town Attorney is filed guaranteeing perpetual maintenance and permitting the Town to compel maintenance adequate to ensure public safety.

(B) Centerlines of roads shall intersect at right angles, except in cases of topographical difficulty, the last 300 feet of the road shall curve to the right angle location, and intersections of less than 75 degrees will not be allowed.

(C) Roads shall be extended to the boundary of the land division or subdivision, in the case of dead-end roads, and improved to the standards of the future road. All dead-end roads shall have temporary turnarounds, designed and installed to the satisfaction of the Town Engineer. At the request of the Planning Commission, a one-foot strip the width of the right-of-way inside the boundary of the land division or subdivision shall be dedicated to the Town.

(D) Intersection corners shall be rounded at the property line by a minimum radius of 15 feet.

(E) Horizontal curves shall be a minimum of 150 feet at the centerline on all roads for a minimum design speed of 22 miles per hour. Arterials and important collectors shall be designed for speeds ranging from 30 to 50 miles per hour as designated by the Town Engineer.

(F) Grades of roads shall range from a minimum of one percent to a maximum of 15 percent. The minimum vertical curve length in 100-foot stations shall be one-fourth the algebraic difference in grades. Vertical curves shall also supply the standard stopping sight distance for the design speed (22 to 50 miles per hour) and, in addition, be long enough to produce a pleasing appearance.

(G) (1)

The maximum length of a cul-de-sac road shall be 1,200 feet, unless the Planning Commission determines that a longer cul-de-sac will result in a better design. Culs-de-sac shall terminate in a property line circle of 80 feet in diameter and a minimum pavement diameter of 60 feet, either concentric or offset. Backarounds, "hammerheads," or other devices to turn vehicles may be allowed in new roads or in existing roads if the Planning Commission finds that their use will result in reduced physical impacts and an improved land division or subdivision design.

(2) Landscape islands will be allowed at the end of cul-de-sacs if the pavement width and curvature is adequate to turn a semitrailer truck in a 48-foot radius without running through the landscaping.

(H) The road cross section slope shall be a minimum of three percent, and super elevations shall be employed on arterials and collectors in accordance with the design speed.

(I) Berms shall be asphalt or alternate construction, and berms shall be employed sparingly to control drainage and to ensure traffic safety. Ramps for the handicapped shall be installed as appropriate.

(J) Roads which are continuations of existing roads shall bear the names of such roads. Proposed road names shall be reviewed with the Planning Director, Fire Chief, and Police Chief to avoid duplication and confusion. The owner shall propose road names and obtain comments from the Subdivision Review Committee prior to the approval of the tentative map by the Planning Commission.

(K) Parking bays adjacent to public and private road rights-of-way may be permitted by the Planning Commission.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

(A) All new roads shall meet the minimum requirements specified in Table A set forth in this section. Pavement widths shall be the width of surface available to vehicular traffic. Such width shall not include shoulders, bike lanes, berms or paved drainage ditches.

(B) Pavement, for the purposes of this section, shall mean a minimum of two-inch thick hot mix asphalt concrete over a minimum of six-inch thick base rock for public and private roads designed for the traffic index (TI) as indicated in said Table A.

(C) In the case of land divisions or subdivisions abutting existing Town public roads, the Planning Commission may require reconstruction to Town Standards.

(D) Road improvements, with the exception of connections, are not normally required on abutting freeways, expressways, or state highways. The details of a connection to a state highway will be specified by the state.

(E) The following minimum standards shall be followed:

Table A

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

(A) The design of drainage facilities shall conform to the Town's Storm Drainage Master Plan and the Town's drainage requirements contained in Sections 52 and 151 of the Woodside Municipal Code. Areas draining into the development shall be considered as fully developed, and the area shall be outlined on a map submitted with the drainage calculations. The drainage design shall be for the 100-year storm or for the ten-year storm when the drainage area is 50 acres or less, and an alternate means of vehicular access to each lot in the land division or subdivision exists. All drainage structures shall terminate in an adequate outfall.

(B) Easements shall be dedicated to cover all drainage structures built as a condition of development. The owner or subdivider shall place in conservation or open space easements dedicated to the Town all floodplains and stream corridors identified by the Planning Commission at the time of the consideration of the tentative map (see Zoning Code).

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

(A) Trails for equestrian, pedestrian, and bicycle use shall be dedicated and improved by the owner or subdivider along roads and at other such locations within the land division or subdivision in order to provide a trail network in accordance with the circulation element of the General Plan. Bicycle paths shall be constructed to state standards.

(B) Equestrian and hiking trails may be surfaced with rock or native earth. The trail width shall not be narrower than four feet. The thickness and type of surfacing material, preparation of subbase, and drainage shall be to the satisfaction of the Town Engineer, based on recommendations by the Trails Committee.

(C) The clearance of overhead vegetation over equestrian or bicycle trails shall be a minimum of 12 feet in height. The minimum width of a trail easement outside a public road right-of-way shall be 15 feet. A greater easement width may be required where such easement cross slopes in excess of a 15 percent grade or where such physical factors, such as rock outcroppings, trees, and stream corridors, exist.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

All public utilities shall be placed underground, together with all appurtenances. Utilities should normally be located in the public roads, but when other locations are necessary, the normal easement width shall be 20 feet, unless the utility companies request more or less width. Utilities shall be coordinated to permit the joint use of trenches and easements so as to reduce the disturbance of the natural surroundings. All utility services shall be supplied by the owner or subdivider to each lot.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

The Planning Commission may require the dedication of open space, conservation, or scenic easements within a proposed land division or subdivision for the express purpose of protecting the natural vegetation, terrain, watercourses, historic and cultural resources, scenic vistas, and wildlife and for the purpose of preventing or limiting drainage, erosion, and water quality problems and geologic hazards. If so required, the owner or subdivider shall dedicate the easements on the final map and shall execute a deed to the Town, in a form acceptable to the Town Attorney, which deed shall include such reasonable restrictions as the Planning Commission may impose to carry out the intent of this chapter, the General Plan, or any Specific/Area Plan of the Town.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

(A) Pursuant to Government Code § 66477, and in conformity with the General Plan as adopted, and as may be amended, the Town Council may require as a condition precedent to the approval of a subdivision map the dedication of land for public park and recreational purposes, or the payment of fees in lieu, or a combination of both.

(B) All land to be dedicated for park and recreational purposes shall be found by the Planning Commission to be suitable as to location, size, and topography for park and recreational purposes, which may include any of the following uses:

(1) Neighborhood playgrounds;

(2) Community playfields;

(3) Pedestrian paths, equestrian and hiking trails, and bicycle paths; and

(4) Areas of unusual natural beauty, such as creeks, canyons, hilltops, groves, and the like.

(C) The requirements of this section, upon the approval of the Council, may be satisfied by the provision of areas of permanent open space provided and maintained for the benefit of the subdivision or the public.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

Each parcel, to be served by an individual on-site sewage disposal system, shall be of such size and characteristics that an effective, reliable disposal system can be installed and maintained. Where the rate of water percolation into the earth is satisfactory, septic tanks and drainfields will be permitted pursuant to the standards of the Town and the satisfaction of the Health Officer and Town Engineer. All drainfields shall be tested under wet-weather conditions and shall be capable of 100 percent expansion. Where sanitary sewer service is available within an existing or approved service area, and is authorized by the Town, connection to such system may be required as a condition of land division or subdivision approval.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

(A) Domestic supply. Water supply for domestic uses shall meet the requirements of the Health and Safety Code of the state and the standards of the Health Officer. The water system shall have an operating permit from the local or State Health Department. Minimum pressure in any possible structure shall be maintained by a gravity system or pump pressure operated by the water system. An applicant shall submit maps, drawings, and other pertinent records to demonstrate the system's reliability and ability to adequately serve the land division or subdivision.

(B) Fire protection supply.

(1) The minimum acceptable fire flow and fire hydrant locations/type shall comply with all current Fire District standards required for fire protection.

(2) The water supply system layout, design, and construction shall be approved by the Fire Chief and Town Engineer.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

A geotechnical report shall be prepared, submitted, and approved for every land division or subdivision. The geotechnical report shall include data and recommendations on grading, slopes, trenching, erosion, stability, geologic hazards, drainfield stability, subsurface drainage, road pavement design, and other items necessary for a complete report as specified by the Town. The geotechnical report shall be submitted together with the tentative map and shall encompass all land within the proposed land division or subdivision and any adjacent or nearby land containing geologic characteristics which may affect the proposed land division or subdivision.

(A) An outline of the geotechnical report shall be filed with the concept map and a final report with the tentative map for referencing on the title page of the final map. The final report shall contain a comprehensive geologic and seismic evaluation in addition to the items set forth in this section. Corrective action shall be specified and the conditions for the construction of roads, utilities, and residences specified. The owner or subdivider shall consult with the Town Geologist prior to the preparation of the outline or report in order to obtain the required specific scope.

(B) The soils report portion of the geotechnical report shall include the results of at least one soil boring or excavation at each proposed building site. If the soils report indicates the presence of critically expansive soils, historical landslides, or other soil problems, a more detailed investigation shall be made to recommend corrective action by the owner, subdivider, or developer at the time a structure is built. The specifications for the corrective action shall be included in the report, and a statement noting the preparation of a soils report, together with the date of the report and the name of the engineer making the report, shall appear on the final map.

(C) The requirements of this section are enacted pursuant to the requirements of the Statutes of 1965, Sections 66490 and 66491 of the Subdivision Map Act. All geotechnical reports shall be approved by the Town Geologist and Town Engineer, and all corrective action shall be completed prior to the issuance of a building permit or shall be included in the building plans as required construction.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

All grading work shall be designed based on a geotechnical report with the concurrence of the person preparing the geotechnical report. All cuts shall be two to one or flatter, and all fills shall be two to one or flatter. The slopes shall be contoured in accordance with good landscape practices to provide a natural pleasing appearance, and where a landscape architect or architect is employed, such architect shall specify the shaping. The grading of entire lots shall be prohibited, and only that amount of grading necessary to ensure an adequate residential and accessory use and vehicular access, provide for adequate drainage, or correct geological hazards will be permitted. All cut and fill slopes shall be planted to reduce the potential of soil erosion to the satisfaction of the Planning Director and Architectural and Site Review Board. Grading shall be a balanced cut and fill, and all grading operations shall occur only between April 15 and October 15. All graded areas shall be winterized with planting, netting, and/or erosion control structures by November 1 to the satisfaction of the Town Engineer and Planning Director. An exception to the balance cut and fill requirement may be granted by the Town Engineer and Planning Director upon their reaching a finding that the granting of such exception is consistent with the objectives and other standards of this chapter. The Town Engineer may also grant an exception to the grading period upon reaching similar findings.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

For all land divisions and subdivisions involving grading, erosion control planting shall be included as a minimum. Tree planting may be required by the Planning Commission. The extent of the work shall be specified prior to the approval of the tentative map. All land division or subdivision projects shall have planting plans providing for the stabilization and replanting of all cut and fill slopes, landscaping, and erosion control. Any planting shall require plans and specifications prepared by a landscape architect or other qualified person. The plans shall be reviewed and approved by the Planning Director, based on recommendations from the Architectural and Site Review Board and the Planning Commission prior to the approval of the road construction plans. The planting concept shall blend and harmonize with the native planting. All planting shall be maintained for a period of two years by the owner or subdivider. The Town shall require a maintenance bond pursuant to Section 152.126 of this chapter.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)

(A) The owner or subdivider shall improve, or agree in writing to improve, all public and private roads, pathways, trails, and easements and to install other improvements required by this chapter as are necessary for the benefit of the lot owners in the land division or subdivision and the surrounding community.

(B) Improvement work, including grading, shall not be commenced until improvement plans and specifications have been approved by the Town Engineer. Improvements shall be installed in accordance with the approved plans and specifications to permanent lines and grades to the satisfaction of the Town Engineer. All work shall be completed under his/her supervision and shall be subject to such inspections as he/she deems necessary to protect the interests of the Town. The costs of the inspections shall be borne by the owner or subdivider.

(1) Improvement plans.

(a) The owner or subdivider shall submit to the Town Engineer a complete set of plans and profiles on suitable material, pencil or ink, size 24 inches by 36 inches, to a scale of one-inch equals 40 feet to one inch equals ten feet, with all necessary details and specifications. Improvement plans shall be prepared by a registered civil engineer who shall sign and seal each sheet of the plans. After the approval and signature of the plans by the Town Engineer, three sets of prints and one set of duplicate tracings shall be delivered to the Town Engineer for his/her use.

(b) The owner or subdivider may install such improvements before the final map is recorded. If the work is completed in the absence of an improvement agreement, the owner or subdivider shall use a licensed contractor, supply evidence of Workers' Compensation Insurance, and supply evidence of public liability and property damage insurance, naming the Town as an additional insured to the limits normally required in an improvement agreement. The insurance certificates shall be approved by the Town Attorney prior to the commencement of the work.

(2) Completion. A complete "as built" improvement plan shall be filed as a permanent record of the Town upon the completion of the required improvements. Upon the acceptance of the "as built" plans, the Town Engineer shall recommend formal acceptance by the Council when he/she is satisfied that the improvements have been installed in conformance with the standards of this chapter. After formal acceptance by the Council, a notice of completion will be recorded by the Town Engineer.

(3) Guarantees. The owner or subdivider shall guarantee the completed work and the improvements and shall make or agree to make the necessary repairs or modifications for damages resulting from storms, erosion, or landslides and to correct errors in the design or construction for a minimum of one year after the date of completion, except as otherwise provided in this chapter. The owner or subdivider shall also guarantee the maintenance of all private roads within the land division or subdivision until a majority of the lots have been sold.

(4) Building permits. No building permit shall be issued for any lot until all required improvements have been completed.

(5) Improvement security. The owner or subdivider shall file with the Town Clerk a faithful performance bond, cash deposit, or other improvement security in the amount deemed sufficient by the Town Engineer to cover all costs of the improvements, engineering, inspection fees, inflation, and incidental expenses. The owner or subdivider shall also cover by bond or other improvement security laborers and materialmen in the amount of 100 percent of the amount of the estimated costs of the improvements. Such security shall be one of the following at the option of the owner or subdivider and subject to the approval of the Town.

(a) A bond or bonds by one or more duly authorized corporate sureties;

(b) A cash deposit, either with the Town or a responsible escrow agent or trust company; or

(c) An instrument of credit from one or more financial institutions subject to regulation by the state or federal government pledging that the funds necessary to carry out the act or agreement are on deposit and guaranteed for payment.

(6) Forfeiture of surety. In the event the owner or subdivider shall fail to complete all improvement work, and the Town shall have to complete such work, or if the owner or subdivider shall fail to reimburse the Town for the costs of inspection, engineering fees, and incidental expenses, the Town shall call on the surety for reimbursement or shall appropriate funds for reimbursement from any cash deposit or improvement security. In any event, if the amount of the bond, cash deposit, or improvement security exceeds all the costs and expenses incurred by the Town, the remainder shall be released to the owner or subdivider, and if the amount of the bond or other improvement security is less than the costs and expenses incurred by the Town, the owner or subdivider shall be liable to the Town for the difference.

(7) Release of surety. No extension of time, progress payment from a cash deposit, or release of a surety bond, cash deposit, or improvement security shall be made, except upon certification by the Town Engineer that the work covered by the security has been satisfactorily completed and upon the approval of the Council.

(8) Improvement agreements. In the event the improvements required have not been made at the time the final map is filed with the Council, the owner or subdivider shall execute and file with the Town Clerk an agreement between himself and the Town specifying the period within which he/she shall complete all improvements and work. The agreement shall be in a form prescribed by the Town Attorney and shall be based on improvement plans signed by the Town Engineer. The agreement shall also prescribe that the owner or subdivider shall repair any damage to a public road or any other public or private property or improvement which results from or is incidental to the construction of improvements in the land division or subdivision or that, in lieu of making such repairs, the owner or subdivider shall pay to the affected property owner or to the Town the full cost thereof. The owner or subdivider shall also file with the Town Clerk at the same time a faithful performance bond and labor and materialmen bond or other improvement security as set forth in subsection (5) of this division.

(9) Improvement agreements: extensions of time.

(a) If an owner or subdivider requests an extension of time in which to comply with the requirements of an improvement agreement, the amount of the improvement agreement security will be adjusted to reflect current inflation upon the recommendation of the Town Engineer.

(b) If an owner or subdivider begins grading or any other construction on the property on which improvements are to be constructed as required by an improvement agreement, and is thereafter unable to complete such construction within the time set out therein, and requests an extension of time in which to complete such improvements, the Town will suffer damages, the actual amount of which would be extremely difficult or impractical to ascertain. Therefore, each owner or subdivider entering into a subdivision improvement agreement with the Town shall deposit with the Town cash in an amount to be recommended by the Town Engineer, such amount being a reasonable estimate of the Town's damages, and, upon the granting of an extension of time in which to complete the improvements required by an improvement agreement after the owner or subdivider has begun grading on the property for the required improvements, the Town, at its election, may retain such deposit as its sole right to damages.

(Ord. 2021-617, § 3(Exh. A), effective 3-11-21)