A. 
Subdivision design and improvements required are as set out in this chapter and in Zoning (Title 17), Waterford Improvement Standards and other policy and Municipal Code provisions of the city. These design requirements shall be considered by the planning director, planning commission and city council as set forth in this title.
B. 
The subdivider, as a condition of approval of the final or parcel map shall, consistent with Map Act Sections 66411.1 and 66462.5, improve or agree and guarantee to improve all land either within or outside the subdivision to be used for public or private streets, alleys, pedestrian ways, easements or other improvements in compliance with this title.
(Ord. 08-01 §1, 2008)
A. 
Concepts of "new urbanism" or "traditional neighborhood development" are encouraged through the design of subdivisions by the city of Waterford. These development approaches promote sustainable development in the city of Waterford through:
1. 
Creating more efficient land use, minimizing agricultural land lost to urban development;
2. 
Promoting compact and pedestrian-friendly neighborhoods;
3. 
Promoting a mixture of higher density uses surrounding activity centers;
4. 
Providing higher density residential uses adjacent to or surrounding retail, recreational, and governmental uses that promotes the effective delivery of urban services;
5. 
Provides a physical design that will reduce the number of vehicle trips generated by the new development; and
6. 
Provides a mixture of housing types that will result in neighborhoods of diverse economic background, rather than segregating different economic groups in isolated neighborhoods.
B. 
The design of subdivision maps shall, to the maximum extent practical, incorporate new urban style development and take into account design consideration that includes, at a minimum, the following:
1. 
Masonry walls at appropriate locations to suppress noise and to provide barriers from transportation routes;
2. 
Appropriate landscaping of common open areas or public rights of way at appropriate locations;
3. 
The use of neighborhood/subdivision identification monuments at the entrances to subdivisions;
4. 
Promote pedestrian friendly development through improved pedestrian and bicycle easements to provide access to public facilities such as schools and parks;
5. 
The piping of all irrigation or drainage facilities, which are not to be abandoned within, or abutting the boundary or, the subdivision;
6. 
The removal or abandonment of all underground structures such as septic tanks or gas tanks to the satisfaction of Stanislaus County department of environmental resources and the city engineer;
7. 
Appropriate street designs that discourage nonlocal residential traffic on residential streets and reduce traffic speeds within residential areas;
8. 
Residential "traffic calming" techniques that promote street patterns that are developed along a "grid" design or concentric "grid" that provide neighborhood access and discourage "through" traffic in residential areas;
9. 
Narrow tree-lined streets with pedestrian amenities and designs that facilitate non-vehicular access to service centers, recreation and schools;
10. 
Reduced private "yard" space and larger "communal" open-space areas that encourage neighborhood interaction;
11. 
Narrow front yard areas with alley access to garages and carports;
12. 
Mixed residential densities within each distinct neighborhood that accommodates a variety of housing needs.
C. 
The completion of any other improvements as the planning commission may deem advisable given the particular circumstances of the land proposed for subdivision.
D. 
In determining the necessity for such improvements, the planning commission shall balance the public interest of providing desirable living environments against the private loss to the developer and the concomitant increase in housing costs to the consumer.
(Ord. 08-01 §1, 2008)
All lots shall have a minimum thirty-five feet of street frontage hereinafter set out unless otherwise established within the applicable zoning district within which the subdivision is proposed. If the review body determines that a flag lot is necessary for the reasonable development of a parcel, the minimum width of the portion of the flag lot that provides access to the buildable portion of the lot shall have a minimum pavement width of sixteen feet and a length not exceeding ninety feet.
(Ord. 08-01 §1, 2008)
Block length shall not exceed five hundred feet unless existing conditions warrant an exception. Long blocks along major thoroughfares and highways are desirable to reduce the number of intersections. Block width shall be of sufficient width to permit the platting of two tiers of lots of normal depth. The lengths, widths and shapes of blocks shall comply with the following general standards:
A. 
Convenient pedestrian access, vehicular circulation, traffic control and safety of street traffic, as outlined in the circulation element of the general plan;
B. 
Lot specifications, as outlined in this chapter, the general plan and or applicable city adopted specific plan; and
C. 
Limitations and opportunities of existing topography, terrain features such as water ways and drainage, and overall property configuration.
(Ord. 08-01 §1, 2008)
The design, size, shape and orientation of each lot, which provides for a suitable building site, shall be appropriate to its location and type of development contemplated. The following standards shall apply:
A. 
The lot lines of all lots, so far as practical, shall be at approximately right angles to the fronting street, or approximately radial to the center of the curvature, if the street is curved. Sidelines of each lot shall be approximately radial to the center of the curvature of a cul-de-sac, where applicable;
B. 
All lots shall be suitable for the purpose for which they are intended. Land subject to flooding or deemed by the planning commission to be uninhabitable shall not be platted for residential occupancy. Areas subject to flooding, as defined by the most current flood hazard maps for the city, shall be noted on the final map with "Subject to Flooding";
C. 
All subdivision designs shall attempt to achieve a variety of lot sizes in order to accommodate a full range of housing styles, sizes and price ranges in conformance with the housing element of the Waterford general plan. It shall be expected that a greater variance in lot sizes will exist in larger subdivisions consisting of twenty-five lots or more. The integration of housing for all sectors of the community within all areas of the city, and to avoid development patterns which result in large sectors of the city which are immediately identifiable as "low income" or "upper income";
D. 
No lot shall be divided by a city or special district boundary line. Division of the lot by a tax code boundary shall be avoided;
E. 
Corner lots for residential use shall have extra width and size to permit appropriate building setback from both streets and potential development as duplex units;
F. 
Through lots and reverse corner lots shall be avoided were possible;
G. 
All lots that front on a designated arterial street or a state highway shall have an additional ten feet of depth from the arterial or highway which shall be included as part of the landscape maintenance district;
H. 
No remnants of property, with the exception of one-foot control lots and approved nonbuildable sites, shall be created which do not conform to lot requirements or which are not required for public or private utility, open space or parkland purposes;
I. 
All lots shall conform to the requirements contained in this code.
(Ord. 08-01 §1, 2008)
Each lot located on the exterior boundary of the subdivision shall have a wall or fence adequate to prevent access between the lot and adjacent properties subject to the approval of planning director and in compliance with this Municipal Code.
(Ord. 08-01 §1, 2008)
A. 
A subdivider, as a condition of approval of a tentative map, for a subdivision located within an area subject to high traffic noise levels shall comply with the following standards consistent with the general plan and this Municipal Code:
1. 
Noise Attenuation Considerations. In general, three basic techniques provide noise attenuation:
a. 
Barriers and Earth Berm. The least desirable method of noise attenuation is a noise barrier or wall. Improper design can result in an increase in noise deflection thereby making the roadway undesirable to pedestrians and other forms of nonmotorized transportation.
Diffracted path, transmitted path, and reflected path are the redistribution of the sound energy when a barrier is introduced between the source of the noise and the receiver. If no barrier exists between the noise source and adjoining areas, the sound will travel in a direct path from the source, diminishing only with distance. But, if a barrier is introduced, some attenuation is possible at shorter distances.
The amount of sound that "passes through" a barrier (barrier transmission) depends upon the barrier material weight and stiffness, and the holes or openings in the barrier. In the case of the latter ones, any openings or holes may seriously degrade the noise reduction since the sound pressure increases upon striking the barrier wall, and this results in an amplification of the transmitted sound. Materials that provide good sound absorption are concrete, masonry, brick, and granite, among others.
b. 
Site and Improvement Design. Site and structure design techniques are preferred means to minimize noise impacts on noise sensitive uses. Techniques such as building placement, increased landscaped setbacks, orientation of noise-tolerant components (i.e., parking, utility areas, maintenance facilities) between the noise source and the receptor, and the use of a combination of noise barriers and landscaped berms, etc., are the most effective means of reducing noise impacts.
Builders and designers should consider alternative architectural designs as a means of meeting noise reduction requirements, such as use of noise tolerant rooms (kitchen, garages, bathrooms) to shield other noise sensitive rooms or areas (living rooms, bedrooms).
i. 
Locate bedrooms away from major roadways;
ii. 
For building façades, use architectural design techniques and materials that will help shield noise;
iii. 
Avoid balconies or operable windows facing major travel routes.
c. 
Acoustical Construction. Acoustical construction reduces the interior noise level of a building, but would not reduce exterior noise levels. Acoustical construction is recommended when barriers or site design cannot provide all the attenuation necessary. Acoustical construction techniques include use of double or sound wall placement, double pain windows, sound insulation that absorbs noise.
2. 
General Design Considerations.
a. 
Sound walls should be made of materials which have a good sound absorption rate.
b. 
A combination of sound wall and an earth mound or berm should be utilized along road ways to provide landscape areas and improved noise attenuation.
c. 
Landscaping shall be included in all wall designs to improve the visual impacts of a wall, reduce potential for graffiti and reduce noise reflection.
d. 
Wall design should avoid design that provide a flat even alignment and smooth surface to improve acoustic reflection and visual impacts.
B. 
Noise Standards. On the basis of noise design studies conducted for the proposed subdivision, and with special design and noise attenuation as may be required to be implemented, the development can be reasonably expected to conform to the following noise standards as set forth in the Waterford general plan.
Table 16.03.1
Allowable Noise Standards
Measured in Ldn (dBA)
Land Use Category
Maximum Exterior
Maximum Interior*
Acceptable
Conditionally Acceptable
Residential
60
70
45
Live/Work
65
75
50
Hotel/Motel
65
75
50
Office
67
77
55
Other Commercial
70
80
60
Industrial/ Agriculture
70
80
60
Schools, Libraries, Theaters, Churches, Nursing Homes
60
70
45
Parks and Playfields
65
70
NA
Golf Courses, Riding Stables, Cemeteries
70
75
NA
*
It is preferred that the interior noise standard be attained with open windows. However, where the interior noise standard is attainable only with closed windows and doors, mechanical ventilation shall be required.
Table 16.03.2
Noise Standards for Stationary Noise Sources
Duration
Maximum Allowable Noise
Day
(7.00 a.m. to 10.00 p.m.)
Night
(10.00 p.m. to 7.00 a.m.)
Hourly Leq in dB 1,2
50
45
Maximum Level in dB 1,2
70
65
Maximum Impulsive Noise in dB 1,3
65
60
1.
As determined at the property line of the receiver. When determining the effectiveness of noise mitigation measures, the standards may be applied on the receptor side of noise barriers or other property-line noise mitigation measures.
2.
Sound level measurements shall be made with slow meter response.
3.
Sound level measurements shall be made with fast meter response.
(Ord. 08-01 §1, 2008)
The design of a subdivision shall provide, to the maximum extent feasible, for future passive or natural heating or cooling opportunities and the use of solar energy generation, pursuant to Map Act Section 66473.1.
(Ord. 08-01 §1, 2008)
The design of a subdivision shall provide one or more appropriate cable television and telecommunication systems an opportunity to construct, install and maintain any necessary equipment, pursuant to Map Act Section 66473.3. Conduits and man-vaults shall be dedicated to the city. This section is not intended to require free access to a subdivision, but to allow a cable and telecommunication franchises the opportunity to negotiate for providing service.
(Ord. 08-01 §1, 2008)
Except as otherwise provided in this title, sidewalks shall be provided for all lots included in the subdivision. The sidewalks shall be of such width as may be required by the Waterford improvement standards, but in no case less than five feet in width. Larger sidewalks may be required in some commercial and industrial districts. Considerations in design are to be given for handicapped persons and senior citizens ease of access and convenience. In addition, the following shall apply:
A. 
Required sidewalk widths may include street signs, lights, fire hydrants, etc. These sidewalks should be located adjacent to the curb. However, in no instance may the clear path of travel be reduced to less than four feet;
B. 
Meandering sidewalks, where used, shall be five feet in width and shall not include street signs, lights, etc.;
C. 
Sidewalks constructed of alternative paving materials as approved by the city engineer, shall have smooth surfaces to ensure pedestrian safe asphalt shall not be used as an alternative paving material; and
D. 
Undulating or uneven sidewalk height is not permitted.
(Ord. 08-01 §1, 2008)
The street and highway design shall conform both in width and alignment to any master plan of streets and highways, general plan circulation element or city improvement standards, approved by the city council, and the right-of-way for any such street or highway, including utility easements, sidewalks, etc., shall be indicated on such master plan shall and dedicated offered for dedication to the city of Waterford.
The following general conditions of design shall apply:
A. 
The street system in the proposed subdivision shall relate functionally to the existing streets in the area adjoining the subdivision.
B. 
The center lines of all streets wherever practicable shall be the continuation of the center lines of existing streets, or shall be off-set a minimum of one hundred feet centerline to centerline for local streets. A greater distance shall be established for larger streets as determined by the city engineer.
C. 
Street intersections shall be required to be as near to a right angle as is practicable.
D. 
Dead-End Streets or Cul-De-Sacs. Where necessary to give access or to permit a satisfactory future subdivision of adjoining land, streets shall extend to the boundary of the property and the resulting dead-end streets may be approved without a turnaround when such streets are less than one hundred and fifty feet in length unless otherwise approved by the fire marshal. In all other cases a turn-around having a minimum radius of forty feet or a comparable area in another form shall be required separated to the depth of one lot from the exterior boundary line or other topographical feature of the subdivision.
E. 
Curve Radius. The center line curve radius of all streets and highways shall conform to accepted engineering standards of design and shall be subject to the approval of the city engineer.
F. 
Grades. No streets or highways shall have a grade of more than two percent except when approved by the city engineer.
G. 
Street Names. All street names shall be as approved by the planning commission. Duplication of existing names within the county of Stanislaus will not be allowed unless the streets are obviously in alignment with existing streets and likely at some time to be a continuation of the other street.
H. 
Part Width Streets. Part width streets shall be dedicated and improved in accordance with the requirements of the city engineer in conformance with the standards established in the circulation element of the general plan or a specific plan. A part width street shall be located along and adjacent to a boundary of the subdivision. The words "Part Width Street" shall be lettered on the map following the name of such streets.
I. 
Street Design. The design and layout of all required streets shall comply with the following standards/requirements:
1. 
In compliance with the circulation element and all other related provisions of the general plan or any applicable specific plan and the city of Waterford improvement standards; and
2. 
Direct driveway access shall be avoided when possible from arterials and collector streets as identified in the circulation element. Circular driveways or turnarounds shall be provided when direct access is unavoidable.
(Ord. 08-01 §1, 2008)
All subdivisions shall abut upon or have an approved access to a public street. In addition, the following standards shall apply:
A. 
Each lot or unit within the subdivision shall have approved direct access to a public or private street;
B. 
Street layout shall be designed to provide for future access to, and shall not impose undue hardship upon, property adjoining the subdivision;
C. 
No new direct driveway access from individual residential lots onto divided major arterials, major arterials or minor arterials shall be permitted, unless approved by the planning commission upon recommendation of the director and city engineer;
D. 
In the case of private streets, the subdivider shall provide an appropriate method for permanent maintenance subject to approval of the city engineer and the city attorney;
E. 
Reserve strips, or non-access at the end of any street or at the exterior bound of the subdivision, shall be dedicated unconditionally to the city, when required; and
F. 
A tentative tract or parcel map shall provide for at least two different standard routes for ingress and egress. A standard route is a road which is dedicated to the city, has a minimum paved width of at least eighteen feet, and a clear path of travel of at least twenty feet.
(Ord. 08-01 §1, 2008)
Alleys shall be not less than thirty feet in easement width with a minimum of sixteen feet of paved surface width with an additional four feet of unobstructed area on either side of the paved area. Where two alleys intersect, eighteen-foot corner cutoffs measured along the property lines from the point of intersection shall be provided.
(Ord. 08-01 §1, 2008)
A. 
Street medians and median islands shall be designed into streets designed as "arterials" or "major collectors" or higher in functional classification for the purpose of limiting cross traffic movements and reducing roadway capacity.
B. 
Median islands shall be installed as a condition of approval of a tentative map at appropriate locations and/or consistent with city general plan and specific plan policies and in compliance with city standards in effect at the time of issuance of a construction permit.
(Ord. 08-01 §1, 2008)
When the stormwater plan for a project requires the construction of a storm water detention basin to serve a residential use, the basin shall be designed to be used as an open space or recreation area element of the development with shallow sloping sides, landscaping, grass and the ability to be used for public purposes as a secondary use. In no event is the development of a deep, steep sided and fenced detention basin an acceptable solution to storm water system design.
(Ord. 08-01 §1, 2008)
When the front of any lot proposed for commercial usage fronts on a major thoroughfare or any lot fronts on a state highway, the planning commission may require the dedication and improvement of a service road for use as off-street parking and provide ingress to and egress from such lots.
(Ord. 08-01 §1, 2008)
In addition to all other requirements herein:
A. 
Improvement work shall not be commenced until plans for such work have been submitted to and approved by the city engineer;
B. 
All improvements shall be constructed under the inspection of, and to the satisfaction of the city engineer;
C. 
Cost of inspection shall be borne by the subdivider.
(Ord. 08-01 §1, 2008)
It is realized there are certain parcels of land of such dimensions, subject to such title restrictions, so affected by physical conditions, and/or devoted to such uses that it is impossible for the subdivider to conform to all of the provisions of this chapter when subdividing property. The commission may grant variances from the provisions of this chapter when findings can be made that all the following conditions exist if the variance is approved:
A. 
That the 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;
B. 
That special circumstances applicable to the subject property, including size, shape, topography, location, or surroundings, the strict literal application of the provisions of this chapter are found to deprive the subject property of privileges enjoyed by other properties in the vicinity;
C. 
Under the circumstances of any particular case, the requested variance, rather than the sections at issue in this chapter, actually carries out the spirit and intent of the provisions of this chapter;
D. 
In the determination of the planning commission, the overall project will be substantially improved for the benefit of the city and the future occupants of the development as a result of granting a variance to the established city standard; and
E. 
The granting of the requested variance serves a greater purpose than simply making a development possible where the strict adherence to city standards would make the proposed development impossible or impractical.
(Ord. 08-01 §1, 2008)