Article 8 — Design Requirements

To ensure that land development shall reflect the best interests of the people of the County, all developments pursuant to the provisions of this chapter and all improvements installed in, over, or under any existing or proposed

right-of-way, easement, or parcel of real property of the County in satisfaction of a condition of a variance or use permit issued pursuant to the zoning regulations (Chapter 2 et seq. of this title), or required by order of the Board made in a proceeding for amending said zoning regulations by changing the boundaries of any zone, or required in connection with the issuance of a building permit, shall conform to the standards of design of this chapter and the County Improvement Standards as set forth by resolution of the Board. (Ord. 1445, eff. August 14, 2014)

(a) If the circulation element of the General Plan shows any street located so that any portion thereof lies within the proposed land development, such portion shall be shown as a street, or part of a street, within such area in the general location shown on the General Plan unless an exception is granted pursuant to the provisions of Article 9 of this chapter.

(b) The location and alignment of streets shall conform to the General Plan and be arranged to produce the most advantageous development of the area in which the development lies. The street pattern shall be designed in accordance with the following standards:

(1) The design and construction of street improvements shall be in accordance with the County Improvement Standards as set forth by resolution of the Board.

(2) In all subdivisions, as defined in the Subdivision Map Act, except subdivisions in planned development zones, each parcel of land shall be served by an improved street.

(3) Where the side, front, or rear lines of any lots abut on a freeway, limited access highway, or arterial, the subdivider may be required to dedicate to the County all rights of vehicular access to and from such lots across the lot line abutting such freeway, limited access highway, or arterial.

(4) Streets which are extensions of existing streets shall continue the center lines of the existing streets, as far as practicable, either in the same direction or by adjustment curves.

(5) Streets within a subdivision entering upon opposite sides of any given street shall have their center lines located directly opposite each other if practicable, or such center line shall be offset as set forth in the County Improvement Standards.

(6) The center lines of streets shall intersect one another as nearly at right angles as practicable, shall not be excessively curved, and shall conform to the County Improvement Standards.

(7) Where a subdivision adjoins unsubdivided land, adequate or necessary streets in the subdivision shall be extended to such adjacent unsubdivided land to provide access, in the event of its future subdivision, and in a manner to provide the most advantageous development of the street pattern in the area.

(8) In the event certain streets or alleys in a subdivision are to be reserved for future public use and they have been approved as to location and width, they shall be indicated on the final map and offered for irrevocable dedication as future streets or future alleys in accordance with Section 66475 of the Subdivision Map Act. Certificates providing that the County may accept the offer to dedicate such easements at any time shall be shown on the final map.

(9) Except in unusual circumstances, a cul-de-sac street in a residential subdivision shall have a circular end with a minimum radius of fifty-three (53) feet on the property line and shall not exceed two hundred fifty (250) feet in length. (10) Minimum and maximum street grades, minimum radii, sight distances, and minimum length of tangents shall conform to the County Improvement Standards.

(11) The grid pattern of new streets shall be oriented to align north/south and east/west, to give a sense of place and direction in new community areas, as well as to maximize solar access.

(12) Access considerations for new private driveways and encroachments shall include the following: will the proposed use have access characteristics different from other permitted land uses; does the proposed access have

inadequate design; will emergency vehicle access be impaired; would the proposed access adversely affect safe operations on the adjoining roadway system; are site distance, visibility, proximity to parking, drainage, turning radius, angle of intersection, vertical alignment, and pavement condition adequate for the proposed use and consistent/ equitable in relation to access requirements for other permitted uses; proximity to other driveways and intersections; and other relevant circumstances identified by the County.

(Ord. 1445, eff. August 14, 2014; as amended by § 2, Ord. 1466, eff. March 24, 2016; as amended by § 2, Ord. 1542, eff. October 14, 2021)

• (a) Blocks shall be designed in accordance with the County Improvement Standards.

• (b) Intersections shall be designed in accordance with the County Improvement Standards.

• (c) Pedestrian ways designed in accordance with the County Improvement Standards may be required:

• (1) To connect dead-end streets;

• (2) To provide access to parks, schools, shopping centers, or similar activities; or

• (3) At other locations where required by the Director of Planning, Public Works and Environmental Services.

• (Ord. 1445, eff. August 14, 2014)

(a) Easements for storm drainage shall be provided as required. Drainage easements shall be designed in accordance with the County Improvement Standards. In the event the subdivision is traversed by any water course, channel, lake, stream, or creek, the subdivider shall provide rights-of-way or easements for storm drainage purposes, conforming substantially with the lines of such water course, channel, lake, stream, or creek, and easements to provide for the necessary maintenance of the channels and incidental structures.

(b) Easements for sewers, water, gas, electricity, cable television and other public utilities shall be provided as required.

(Ord. 1445, eff. August 14, 2014)

(a) Minimum lot sizes shall conform to the standards established by the zoning regulations (Chapter 2 of this title) and the requirements of this chapter.

• (b) All lots shall be suitable for the purposes for which they are intended to be sold, leased, rented, or used.

• (c) Residential lots abutting a limited access way shall normally have access on a frontage road, collector street, or land service street.

(d) Side lot lines shall be perpendicular or radial to the street upon which the lot faces, as far as practicable.

(e) Lots with double frontage shall be avoided except where further subdivision is anticipated or where special conditions exist and where the Commission deems such an arrangement feasible.

(Ord. 1445, eff. August 14, 2014)

(a) Water systems. Where a public sewerage facility is available to the subdivision but a public water supply is not, the Commission may, upon the recommendation of the Director of Planning, Public Works and Environmental Services, require the installation of a public water system as a condition to the approval of a tentative map.

(b) Wells and septic tanks. The construction and maintenance of wells and septic tanks shall meet the applicable standards or laws of the County and the State.

(c) Access to, and areas for, parks, schools, and other public places. Where the subdivision is of such a size that the Commission deems it proper, the Commission may require the subdivider to provide access to, or designate suitable areas for, parks, playgrounds, schools, and other public building sites which may be required for the use of the population in the neighborhood or community.

(d) Preservation of natural features. The Commission may require such measures as will preserve and enhance the scenic values and natural features of the County and the conditions making for excellence of residential, commercial, industrial, agricultural, or recreational development, in accordance with the policies of the General Plan.

(e) Trees. Existing trees shall be preserved within any public way wherever, in the determination of the Commission, such trees are suitably located, healthy, and of desirable variety and where approved grading permits the preservation of such trees. Where required, street trees of an approved type shall be planted in accordance with the County Improvement Standards and Chapter 3 of this title (the Landscape Irrigation Ordinance).

(f) Fire protection facilities. Fire protection facilities, including water supply, fire hydrants, gated connections, and appurtenances to provide adequate fire protection, shall be furnished in accordance with the standards established by the California Fire Code, as adopted in Title 7 of this code, provided, however, such requirements may be modified by the Commission upon recommendation of the fire district of jurisdiction.

(g) Traffic barriers. Permanent type traffic barriers, in accordance with the County Improvement Standards, shall be furnished at the dead end of streets adjacent to undeveloped land until such streets are extended onto the adjacent land.

(h) Street lighting. Street lighting may be required by the Commission when deemed appropriate, and if required, a funding mechanism shall be provided so that benefitting parcels fund the continued operation and maintenance of street lighting.

(i) Failure to provide for facilities. The failure of the subdivider to make provisions for required streets, highways, schools, drainage, and other planned public facilities, or to conform to the zoning regulations (Chapter 2 of this title) shall be reason to disapprove the tentative map.

(Ord. 1445, eff. August 14, 2014)

(a) Prior to the submission of the final map, the subdivider shall file a preliminary soils report with the Chief Building Official.

(b) Such report shall be prepared by a civil or geotechnical engineer who is registered by the State, and it shall be based upon adequate test borings or excavations in the subdivision.

(c) The preliminary soil report may be waived if the Chief Building Official shall determine that, due to the department’s knowledge as to the soil qualities of the subdivision, no preliminary analysis is necessary.

(d) Such determination shall be in writing and shall be made part of the data accompanying the final map.

(e) If the preliminary soil report indicates the presence of critically expansive soils or other soil problems which, if not corrected, would lead to structural defects, a soil investigation of each lot in the subdivision shall be prepared by a civil or geotechnical engineer who is registered by the State.

(f) The soil investigation report shall recommend corrective action which is likely to prevent structural damage to each building proposed to be constructed on the expansive soil.

(g) The report shall be filed with the Chief Building Official.

(h) The Chief Building Official shall approve the soil investigation if he determines that the recommended

corrective action is likely to prevent structural damage to each building to be constructed on each lot in a subdivision.

(i) Appeals from such determinations shall be to the Board of Appeals created by the California Building Code (Chapter 1 of Title 7 of this code) and shall be taken in the manner of other appeals to that Board.

(j) Subsequent building permits shall be conditioned upon the incorporation of the approved, recommended corrective action in the construction of each building.

(Ord. 1445, eff. August 14, 2014)

(a) No improvement shall be installed in, over, or under any existing or proposed right-of way, easement, or parcel of real property of the County until the plans and specifications therefor have been filed, checked, and approved as set forth in this section.

(b) Such plans and specifications shall be filed with the Director of Planning, Public Works and Environmental Services and shall be accompanied by the fees as set forth in Article 11 of this chapter.

• (c) The time of filing, checking, and approving shall be as follows:

• (1) If the improvements are required as a condition to the recordation of a parcel map or final map, the time shall be as set forth in this chapter.

(2) If the improvements are required as a condition of a variance or use permit issued pursuant to the zoning regulations (Chapter 2 of this title), or in connection with the issuance of a building permit, except as otherwise provided, the time shall be prior to the issuance of a building permit for any building or structure on the parcel for which the variance or use permit is granted.

(3) If the improvements are required by order of the Board made in a proceeding for amending the zoning regulations (Chapter 2 of this title) by changing the boundaries of any zone, the time shall be prior to the adoption of the ordinance changing the zone boundaries.

(4) The construction of all improvements pursuant to such approved plans and specifications shall be under the inspection of the Director of Planning, Public Works and Environmental Services; the fees for such inspection shall be as set forth in Article 11 of this chapter.

(Ord. 1445, eff. August 14, 2014)