Chapter 11.44 — SUBDIVISION DESIGN

The purpose of this Chapter is to provide standards for the design of subdivisions, including the design and layout of lots, blocks, and roadways within a subdivision, connections between subdivisions and adjacent uses and developments, and the preservation of natural resources.

(Ord. No. 1624)

The design of all lots in the subdivision including parcel maps shall comply with the following standards:

(1)

Every lot shall contain the minimum lot area for the zone in which it is located.

(2)

Lot lines should maintain a linear configuration without unnecessary jogs and turns to the maximum extent possible. This assists in orderly subdivision design and avoids confusion for future property owners when trying to determine the legal lot limits of their properties.

(3)

Side parcel lines shall be as close as practical to right angles to existing rights-of-way.

(4)

With the exception of small lot designs, condominiums, and non-residential maps (designed as a center, business park or campus) lots shall have a minimum street frontage as stipulated by the zone district and a minimum depth of 70 feet, measured at right angles from the street line, or as near thereto as is practicable. Cul-de-sac and interior "knuckle" lots shall have a minimum frontage of 40 feet.

(5)

For lots less than 330 feet wide (average), the depth of the lot shall be not greater than three times the average width of the parcel. Nor shall such width be greater than such depth unless required for a purpose inherent with the proposed use of the lot, or physical conditions (i.e. mountain, peninsula between two roads) exist warranting such.

(6)

Residential through lots are only permitted where access is restricted along one of the frontages excluding alleys.

(7)

When streets are proposed within the subdivision, all parcels of the subdivision shall be designed to have direct frontage on a street. Tiered or stacked parcels, served by multiple fee strips or easements, shall not be allowed.

(8)

Parcels one acre or smaller in size shall provide both a public sewer service and public water supply. Parcels between one acre and two and one half acres in size shall provide either a public sewer service or public water supply as determined by the Environmental Health Director.

(Ord. No. 1624)

(a)

Block design.

(1)

Block length.

a.

Within valley growth boundary. For new subdivisions within the valley growth boundary, block length is limited to 450 feet. A block length up to 600 feet shall only be allowed when a mid-block pedestrian connection is provided.

b.

Outside valley growth boundary. Blocks shall be not more than 1,400 feet in length. The hearing body may approve variations of the foregoing when it finds that pre-existing improvements or physical or natural features or conditions justify such variations.

(2)

Block width. Blocks shall be of a width to contain two tiers of lots of legal and approved dimensions, except that the decision-making authority may approve variations of the foregoing when it finds that pre-existing improvements or physical or natural features or conditions justify such variations.

(3)

Block pattern, valley growth boundary. New subdivisions within the valley growth boundary shall arrange roads in an interconnected block pattern, so that local pedestrian, bicycle, and automobile traffic do not have to use arterial streets to circulate within the neighborhood.

(b)

Connection to adjacent areas. Streets shall be aligned with existing and planned arterial and collector streets in adjacent quadrants or neighborhoods.

(1)

Frequency of access. Subdivisions shall be connected to adjacent planned development areas and adjacent roadways at a minimum of 600-foot intervals. This minimum interval does not apply to development areas that are adjacent to existing or planned limited-access highways, freeways, or expressways, or other areas where physical constraints would make this level of connectivity infeasible.

(2)

Extension. The subdivision shall provide for planned access to undeveloped property adjoining the subdivision.

(c)

Pedestrian connections. Pedestrian and bicycle ways may be required:

(1)

Through the middle of blocks over 450 feet in length;

(2)

To connect dead-end streets;

(3)

To provide access to parks, schools, shopping centers, or similar facilities; and/or

(4)

To provide access to greenways, trails, or bikeways shown in the General Plan and Bikeway Master Plan.

(d)

Cul-de-sacs and temporary dead-end streets.

(1)

Valley growth boundary. Within the valley growth boundary, the maximum allowable length of a cul-de-sac is 400 feet unless an exception is approved by the hearing body.

(2)

Rural areas. Outside the valley growth boundary, the maximum length of cul-de-sacs or temporary dead-end streets shall not be more than the following:

a.

800 feet for parcels zoned for less than one acre.

b.

1,320 feet for parcels zoned for one acre to 4.99 acres.

c.

2,640 feet for parcels zoned for five acres to 19.99 acres.

d.

5,280 feet for parcels zoned for 20 acres or larger.

(3)

Turnarounds. A hammer head/T may be used in lieu of the standard cul-de-sac with approval of the Public Works Director. In subdivisions where cul-de-sacs or temporary dead-end streets are proposed, offers of dedication of additional rights-of-way may be required to allow for circulatory looped roads, but construction on the additional rights-of-way may be deferred until future development occurs.

a.

Subdivisions outside the valley growth boundary utilizing cul-de-sacs or temporary dead end streets shall construct a turnaround every 1,320 feet.

(e)

Gated developments. Gated residential developments shall be prohibited unless the hearing body makes the following findings:

(1)

Multi-modal connectivity and emergency access to and from surrounding areas will not be significantly impaired.

(2)

Emergency access can be provided consistent with the standards of the relevant fire district.

(Ord. No. 1624)

(a)

Horizontal radius. Minimum centerline curve radius for all roads within subdivisions shall be as follows:

(1)

Arterial and collector roads. As required by Highway Design Manual of the State of California to meet future design speeds.

(2)

Local roads. Minimum center line radius of 200 feet. Waiver of this requirement may be granted by the Public Works Department due to topographic conditions but in no case may the radius be less than 100 feet.

(3)

Cul-de-sacs serving up to four parcels and residential driveways. Topographic conditions shall determine the general pattern of alignment. In no instance shall the center line radius be less than 50 feet.

(b)

Vertical radius. The vertical curve alignment for all classes of roads except driveways and local roads serving up to four parcels shall conform to the design requirements of the Highway Design Manual of the State of California. Vertical curve alignment for driveways and local roads shall be as approved by the Public Works Director.

(c)

Maximum road grade. Roads should be aligned to conform to existing land contours and minimize grading to the extent feasible. The maximum road grade shall be as follows:

(1)

Arterial and collector roads: eight percent.

(2)

Local roads: 12 percent.

(3)

Local roads serving up to four parcels: 15 percent; however paving will be required when grade exceeds 12 percent.

(4)

Exceptions. The vertical grade requirements for arterial, collector and local roads may be partially waived by the Director of Public Works for good cause, but in no case shall such waivers exceed three percent. In such cases additional road structural requirements may be imposed, such as the use of asphalt concrete instead of gravel.

(d)

Driveways. Driveways shall be constructed in conformance with Yuba County Standards and Specifications and fire safe standards to access the home site within each parcel prior to the issuance of the final certificate of occupancy.

(Ord. No. 1624)

(a)

Subdivisions shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision. Examples of passive or natural heating opportunities in subdivision design include design of lot size and configuration to permit orientation of a structure in an east-west alignment for southern exposure.

(b)

Examples of passive or natural cooling opportunities include design of lot size and configuration to permit orientation of a structure to take advantage of shade or prevailing breezes.

(c)

Consideration shall be given to local climate, contour, and configuration of the parcel to be divided, and to other design and improvement requirements, and such provision shall not result in reducing allowable densities or the percentage of a lot which may be occupied by a building or structure.

(d)

The requirements of this Section do not apply to condominium projects that consist of the subdivision of airspace in an existing building when no new structures are added.

(e)

For the purposes of this Section, "feasible" means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social and technological factors.

(Ord. No. 1624)

(a)

Resource protection. Sensitive habitat areas, archeological resources, and designated and potential historic resources shall be shown and identified on all tentative maps, and on any improvement and landscape plans. Such features shall be preserved as required by the Development Review Committee or Planning Commission as part of tentative map approval.

(b)

Existing trees.

(1)

All existing oak trees that have a diameter at breast height (DBH) of six inches or greater and all other trees that have a DBH of 30 inches or greater shall be shown on the tentative map or tentative parcel map with a notation as to the size, species and dripline. All trees proposed for removal shall be clearly designated.

(2)

Existing trees may be required to be preserved. In cases in which tree preservation is required, all grading and necessary tree trimming shall be conducted under the supervision of a certified arborist or registered forester reviewed and approved by the Community Development and Services Agency.

(3)

Trees within a proposed public right-of-way shall be removed only for good cause to protect the public safety or to allow the installation of adequate public facilities as may be approved by the Public Works Director.

(Ord. No. 1624)

(a)

Purpose. The purpose of the agricultural buffer requirement is to provide for the long-term viability of agricultural operations and minimize potential conflicts between agricultural uses and new, non-agricultural development and uses.

(b)

Where required. Agricultural buffers are required for new subdivisions at the edges of a rural community boundary or the valley growth boundary where they are adjacent to any agricultural district or property line of any lot used for agriculture purposes except as provided below.

(1)

Agricultural buffers are not required in areas adjacent to planned urban development shown on the General Plan Land Use Diagram.

(2)

Agricultural buffers are not required for subdivisions, or portions thereof, adjacent to existing rural residential development on parcels of five acres or less.

(c)

Buffer requirement. The size of the buffer shall be a minimum of 50 feet and may be up to 500 feet depending on crop type, agricultural practices, topography, prevalent wind and other relevant factors as determined by the Agricultural Commissioner. The buffer shall be provided and maintained on the site of the proposed subdivision.

(d)

Buffer location. The agricultural buffer shall be located:

(1)

On the property on which the subdivision is proposed.

(2)

Adjacent to the common lot line between the site of the proposed subdivision and the adjacent agriculture district or use.

(3)

Where a roadway lies between the site of the proposed subdivision and the adjacent agriculturally zoned lot, the buffer shall be located adjacent to the right-of-way, and its width may be reduced by the width of the roadway.

(e)

Use of buffers. The agricultural buffer shall incorporate vegetative or other physical barriers as determined necessary to minimize potential land use conflicts. Agricultural buffers should not be used for dwellings, structures designed for human occupancy or outdoor areas designed for intensive human use. Agricultural buffers may accommodate drainage, trails, roads, other facilities or infrastructure, community gardens, native landscaping, and other uses that would be compatible with ongoing agricultural operations and provide valuable services or amenities.

(f)

Buffer management plan. Agricultural buffers shall be maintained in accordance with a buffer management plan acceptable to and approved by the County. Such plans shall, at a minimum, address the following:

(1)

A description of site conditions such as vegetation and habitat type, natural and man-made features, and allowable uses;

(2)

Grass and brush clearing for fire fuel management, as required by site conditions and maintenance of any landscaping;

(3)

Erosion control;

(4)

Any drainage facilities, including ditches and detention basins or other infrastructure improvements including but not limited to trails, roads, or recreational amenities;

(5)

Fencing if required for the protection of resources; and

(6)

Other natural resource management activities and uses if applicable. Buffer management plans shall include provisions for long-term maintenance of improvements and facilities that will not result in a fiscal impact on the County.

(Ord. No. 1624)

(a)

Purpose. The rural lands of the County contain numerous resources that are critical to the character, health, safety, well-being, and viability of Yuba County, including its environment and residents. The value of rural land is recognized by the County in the General Plan, which aims to protect and preserve the resources and character of these lands. When land is subdivided, impacts occur directly to the lands and to the surrounding area. In rural lands, these impacts can have significant ramifications to the region's resources and, therefore, these lands must be planned carefully. Rural lands also tend to have the greatest risk of wildfires, and as such, human safety and defensibility should be a key focus of any subdivision. To address these concerns, the County has a number of regulations that relate to subdivisions within areas designated in the General Plan as Rural Communities and Natural Resources. Additionally, there are numerous other local and State regulations that must be complied with for the subdivision of land to be approved.

In addition to the Subdivision standards addressed in Sections 11.44.020 through 11.44.070, rural parcel maps and subdivisions shall comply with the rural lot design requirements listed below.

(b)

Resource inventory mapping. The County requires submittal of a resource inventory map for parcel map and subdivision tract map applications located outside of the valley growth boundary. The resource inventory map identifies the project site's natural features and other physical characteristics and constraints. The purpose of the resource inventory is to ensure the subdivision design takes into account the site's significant resources and to evaluate the subdivision's impacts on those resources. It is advised that this map be prepared early in the planning process since the resources identified are fundamental to the location of building pads and overall design of the map. The County will not deem an application complete until a complete and accurate resource inventory map has been submitted. The Resource Inventory Map is required to include the following and may consist of one single exhibit or a group of exhibits:

(1)

Steep slopes (those slopes equal to or greater than 25 percent grade).

(2)

All existing buildings and structures on the land.

(3)

Any known historic mining uses.

(4)

All encumbrances (easements, covenants, etc.).

(5)

Hydrologic characteristics (water courses, flow direction, storm drains, areas subject to inundation).

(6)

Biological resources map (prepared by a qualified consultant pursuant to County guidelines) or land cover on site (oak woodlands, grassland, oak savannah, wetlands, riparian areas, etc.). Biological mapping requirements are available at the CDSA public counter or can be viewed on the CDSA website.

(7)

Cultural resources. If the project area is identified as moderate to high sensitivity for prehistoric resources on the Yuba County Prehistoric Resource Sensitivity Map (General Plan Exhibit NR-6) a pedestrian survey shall be conducted and avoidance areas identified on the resource inventory map. Based on the findings of the pedestrian survey, additional technical studies may be required.

Note: All maps and overlays should be drawn to scale. An example of a resource inventory map prepared following this guidance is provided as Figure 11.44.080(b).

Figure 11.44.080(b): Resource Inventory Map

==> picture [463 x 368] intentionally omitted <==

(c)

Locating housing sites/building envelopes. The number of housing sites shall be consistent with the density for the zone district and the intended use of the land. Subdividers that wish to accommodate accessory structures and uses to a primary residence should seek out large enough building envelopes to accommodate the additional uses. Building envelopes may also be used to reduce the study area for cultural, biological, or other environmental analysis. Additional requirements include:

(1)

Locate the development in areas that avoid impacts to environmental and cultural resources. Compliance with this requirement will largely be achieved through the process of identifying areas for avoidance identified in the resource inventory map(s).

(2)

Locate and design the development in a manner that maximizes defensibility from wildland fires and accommodates all necessary fuel modification on-site. Homes and other habitable structures require areas where the vegetation can be managed in a way to reduce the fire risk to the home. These areas are referred to as fuel modification zones. These areas typically extend 30—100 feet from the structure. Defensibility is also improved by locating structures and/or home sites closer together, eliminating open space/fuel loads between homes, setting back homes from slopes, woodlands or other areas of increased fire intensity.

(3)

Minor modifications to the location of approved building envelopes may be approved by the Planning Director upon determination that the change is in substantial conformance with the tentative map approval and environmental document prepared for the project. Changes not deemed to be in substantial conformance will require approval of a tentative map modification by the Development Review Committee or in instances where the map has been recorded, preparation and adoption of an environmental assessment to address any impacts the change in the building envelop may have on the environment.

Note: All maps should be drawn to scale. An example of a Building Envelope Map prepared following this guidance is provided as Figure 11.44.080(c).

Figure 11.44.080(c): Locating Housing Sites/Building Envelopes

==> picture [463 x 323] intentionally omitted <==

(d)

Projects within the moderate, high, and very high state responsibility area (SRA). Additional submittal requirements pursuant to the Fire Risk Chapter in the General Plan Health and Safety Element (adopted September 2021):

(1)

Policy HS2.10: New developments shall provide access that will allow safe evacuation and movement of firefighting equipment during a wildfire—specifically, each new development shall not receive planning approval without having a minimum of two entry/exit points. Evacuation routes shall have the capacity to accommodate traffic in relation to the population served.

(2)

Policy HS 2.20: The County will require all new development occurring within the State Responsibility Area to prepare and submit a fire protection plan to assess and mitigate fire risks in these areas. The plan should include; 1) risk analysis; 2) fire response capabilities assessment; 3) fire safety requirements (i.e., defensible space, infrastructure, and building ignition resistance); 4) mitigation measures and design considerations for nonconforming fuel modification; 5) wildfire education strategies; and 6) plan maintenance and limitations.

(e)

Access easements. Where development is allowed pursuant to this Section and due to existing development or other site constraints access from a public or private roadway is not feasible, access easements shall be provided as specified below.

(1)

Access to no more than two rear parcels shall be over a strip of land having a width of not less than 30 feet held in fee or easement and shall be separated from the access for the front parcel.

(2)

The number of parcels served by the above easements include all parcels, both on site and off site, located along the length of the easement that depend upon the easement for access whether those parcels are improved or unimproved.

(3)

Tiered or stacked parcels, served by multiple fee strips or easements, shall not be allowed.

(Ord. No. 1624)

In addition to the subdivision standards addressed in Sections 11.44.020 through 11.44.070, parcel maps and subdivisions within the valley growth boundary shall comply with all the requirements and development standards of the Development Code, including base zoning district regulations, and any applicable design guidelines.

(Ord. No. 1556; Ord. No. 1613; Ord. No. 1624)

In-fill development is allowed in the RS, RM, and RH districts, where the configuration of the property prior to division does not permit division in accordance with the minimum lot dimensions and street frontage requirements of the base district standards, provided the lots after subdivision meet the minimum lot size required under the provisions of the applicable zone.

(1)

Access easements. Where infill development is allowed pursuant to this Section and due to existing development or other site constraints, access from a public roadway is not feasible, access easements shall be provided as specified below:

a.

Access to a single rear parcel for a single or two-unit dwelling (flag lot) shall be over a strip of land having a width of not less than 15 feet held in fee or easement by such rear parcel.

b.

Access serving two or more parcels or a multi-unit dwelling shall be served by a non-exclusive easement for road and utility purposes having a width of not less than 30 feet.

c.

The number of parcels served by the above easements include all parcels, both on site and off site, located along the length of the easement that depend upon the easement for access whether those parcels are improved or unimproved.

d.

Access easements for in-fill developments shall not be offered for dedication or deeded to the County.

(Ord. No. 1624)

Any of the subdivision standards imposed by this Chapter or resolutions adopted thereto may be waived by the hearing body if the hearing body finds that an alternative design substantially conforms to the intent of the standards of this Chapter and to the General Plan.

(1)

Upon approval of a planned unit development, any variation from subdivision or improvement standards that is explicitly shown within the PUD plan or any conditions of approval shall be deemed a waiver of that standard.

(2)

Upon approval of a specific plan or amendment adding a specific plan zoning district, any variation from subdivision or improvement standards that are explicitly shown or specified within the specific plan or specific plan zoning district, shall be deemed a waiver of that standard by the Board of Supervisors.

(3)

Whenever, in the opinion of the Development Review Committee or Planning Commission, the land involved in a subdivision is of such size or shape, or is affected by topographical location or condition so that it is impossible or infeasible for the subdivider to conform fully with this division, the Development Review Committee or Planning Commission may consider such modification from its requirements as is reasonably necessary. No modification shall be approved without a specific finding by the Development Review Committee or Planning Commission stating the exact reason making the strict letter of this division impossible or infeasible to observe, and a further finding that the modification is in conformity with the intent and purpose of the Subdivision Map Act and this division.

a.

A request for modification or waiver shall be filed with the subdivision application. The application shall state in writing the nature of the waiver requested and explain why the findings necessary to grant the waiver are

satisfied.

b.

A decision to grant a waiver or modification shall be based on the following findings:

1.

The waiver or modification is necessary due to the physical characteristics of the property, irregular property boundaries, or other unusual circumstance. Or the waiver or modification will allow for the protection of natural and/or cultural resources. In no case shall a waiver to parcel size exceed five percent of the minimum parcel size required by the zone district.

2.

There are no alternatives to the requested waiver or modification that could provide an equivalent level of benefit to the applicant with less potential detriment to surrounding owners and occupants or to the general public.

3.

The granting of the requested waiver or modification would not be detrimental to the health or safety of the public or occupants of the property or result in a change in land use or density that would be inconsistent with the requirements of this Code.

(Ord. No. 1624)