This chapter establishes standards for the design and layout
of subdivisions, and the design, construction or installation of public
improvements within subdivisions. The purpose of these standards is
to ensure, through careful site evaluation and design, the creation
of new usable parcels that are consistent with the general plan and
any applicable specific plan.
(Ord. 1308 § 5, 2000)
The requirements of this chapter apply to subdivisions, and
applicable requirements of this title, as follows:
(1)
Extent of Required Improvements. All subdivisions shall provide the
improvements required by this chapter, and any additional improvements
required by conditions of approval.
(2)
Applicable Design Standards—Timing of Installation. The subdivider
shall construct all on- and off-site improvements according to standards
approved by the city engineer. No final or parcel map shall be presented
for approval until the subdivider either completes the required improvements,
or enters into an agreement with the city for the work.
(3)
Subdivision Improvement Standards—Conditions of Approval. The applicable subdivision improvement and dedication requirements of this chapter and any other improvements and dedications required by the review authority in compliance with Section 21.70.070 (Tentative map approval or disapproval) of this title, shall be described in conditions of approval adopted for each approved Tentative Map (Section 21.70.080). The design, construction or installation of all subdivision improvements shall comply with the requirements of the city engineer.
(4)
Conflicting Provisions. In the event of any conflict between the
provisions of this chapter and other provisions of this title, or
other provisions of this code, the most restrictive provisions shall
control. In the event of any conflict between the provisions of this
chapter and the Map Act, the Map Act shall control.
(5)
Extent of Improvements Required—Four or Fewer Parcels. As required
by Map Act Section 66411.1, improvements required for subdivisions
of four or fewer parcels shall be limited to the dedication of rights-of-way,
easements and the construction of reasonable offsite and onsite improvements
for the parcels being created.
(6)
Oversizing of Improvements. At the discretion of the review authority, improvements required to be installed by the subdivider for the benefit of the subdivision may also be required to provide supplemental size, capacity, number or length for the benefit of property not within the subdivision, and may be required to be dedicated to the city, in compliance with Article 6, Chapter 4 of the Map Act. In the event that oversizing is required, the city shall comply with all applicable provisions of Map Act Sections 66485 et seq., including the reimbursement provisions of Map Act Section 66486.
(Ord. 1308 § 5, 2000)
Proposed subdivisions shall be designed to provide adequate
access from each new parcel to a city street, in compliance with this
section.
(1)
General Access and Circulation Requirements. The subdivider shall
provide a comprehensive street system, designed and constructed in
compliance with this section the city's improvement standards, and
with the circulation element of the general plan.
(A)
Street design shall provide for safe vehicular operation at a specified
design speed to the satisfaction of the city engineer.
(B)
Public streets shall be required when:
(i)
The street is shown as an arterial or collector in the circulation
element of the general plan, or any other specific or precise plan;
(ii)
The street will be used by the general public as a through access
route; or
(iii)
A public street is necessary for special needs including bus
routes, public service access, bicycle routes and pedestrian access.
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Private streets are allowed only in compliance with subsection
(6) of this section.
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(2)
Alternative Standards. The review authority may consider and approve
proposed access and street design solutions that differ from the provisions
of this section, and the city's improvement standards where deemed
necessary to properly address the characteristics of adjacent land
uses and/or anticipated traffic volumes or to maintain neighborhood
character.
(3)
Access to Subdivision. Every subdivision shall be designed to have
access to a city street. Access shall be provided by:
(A)
The subdivision abutting a city street, where the length of the subdivision
along the street, the street right-of-way and the width of the right-of-way
will accommodate the construction of all road improvements required
by this section; or
(B)
The subdivision being connected to a city street by a non-exclusive
right-of-way easement for street, utility and appurtenant drainage
facilities purposes, where the easement shall be:
(4)
Access to New Parcels. Parcels within a proposed subdivision shall
be provided access as follows.
(A)
City Street Access Required. Each parcel within a proposed subdivision
shall be provided access by being located on an existing city street
or a new city street designed and improved in compliance with subsection
(3) of this section, or to a private street if allowed by subsection
(6) of this section. If a subdivision block has more than twenty homes
or a length of more than five hundred feet, it shall be accessed by
two or more streets. Exception: The city council may approve a large
subdivision with only one access street if there is on record at the
time of approval of a final map, a precise plan indicating a future
street extension that will permit a second street to the subdivision.
(B)
Frontage Roads. When lots are proposed to front on a major arterial
or state highway, the review authority may require the subdivider
to dedicate and improve a service or frontage road separate from the
arterial or highway.
(5)
Design and Improvement of Proposed Streets. New streets proposed
or required within a new subdivision or adjacent to a new subdivision
shall be located and designed as follows, and in compliance with the
city's improvement standards.
(A)
Alignment—Intersections—Curves. The alignment of streets
shown on a tentative map shall be:
(i)
Consistent with the circulation element of the general plan, where
applicable;
(ii)
Located to be in alignment with existing adjacent streets by
continuation of their centerlines, or by adjustments by curves; and
(iii)
Located so that all streets intersect at an angle as near to
ninety degrees as feasible.
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The centerline curve radii of all proposed streets shall be
subject to approval by the city engineer.
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(B)
Right-of-Way and Surfaced Width. The width of the right-of-way and
improved surface of streets shown on a tentative map shall be as provided
by Table 6-1, except where other standards are approved by the city
engineer.
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TABLE 6-1
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REQUIRED STREET WIDTHS
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Street Type
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Minimum Right-of-Way Width
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Minimum Paved Travel Way
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Arterial
Major Highway
Secondary Highway
Primary
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120 feet
80 feet
100 feet
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6 lanes/divided highway
4 lanes/divided highway
4 lanes/divided highway
Minimum centerline radius 1,200 ft.
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Local
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60 feet
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34 to 36 ft. roadway
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Industrial
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80 feet
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60 ft. roadway
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(C)
Corners. All block corners and "T" alley intersections shall be rounded
or cut off as approved by the city engineer. At the intersections
of local streets, the corner property line radius shall be designed
so that it does not reduce the parkway width of the street or highway
below city standard when using a minimum curb radius of twenty-five
feet.
(D)
Access to Unsubdivided Property. When a proposed subdivision abuts
vacant land that is designated by the general plan for future subdivision
and development, the review authority may require that streets to
be constructed with the proposed subdivision be extended to the boundary
of the property to provide access to the future development.
(E)
Improvements to Existing Streets. When an existing city street provides
access to, passes through, or is contiguous with a proposed subdivision,
the review authority may require dedication of additional right-of-way
and/or improvements in compliance with the general plan, if it determines
that the proposed subdivision will create the need for the improvements.
(F)
Cul-De-Sac Streets. Cul-de-sac streets shall have a sixty foot right-of-way,
improved with a thirty-four-foot or thirty-six-foot roadway, as determined
by the city engineer. The centerline radius shall be a minimum of
two hundred fifty feet. The length of street from a centerline intersection
to a radius point of a culde-sac shall not be more than five hundred
feet. The minimum terminal curb radius shall be designed so that the
parkway strip will not be reduced. Exception: Cul-de-sac streets complying
with the length restriction herein may have fifty-six feet of right-of-way
and thirty-six feet of improved roadway.
(G)
Service Road. A service road shall be separated from an arterial
highway by a raised median strip. The service road shall provide the
primary means of vehicular access to abutting properties.
(H)
Partial Width Streets. Any land intended to be a part of the ultimate
width of a street, which is adjacent to the boundary of any lot or
subdivision shall have a width of one-half of the ultimate street
width as determined by the city engineer, plus one eight-foot lane.
The approval of any final map indicating a partial street along a
parcel boundary shall not be granted unless the council approves a
precise plan for the project.
(I)
Paving. All streets shall be graded and paved to the lines and grades
approved by the city engineer, in accordance with any applicable geotechnical
report, and in compliance with the city's improvement standards and
specifications.
(J)
Curbs and Sidewalks. Concrete curbs and sidewalks shall be constructed
upon all streets in compliance with the city's improvement standards
and specifications. The location of sidewalks shall conform to that
of adjacent areas and shall be at the discretion of the review authority.
(6)
Private Roads. Private roads are allowed as provided in this section.
Private roads shall not be permitted except where the commission determines
that a private street system will adequately serve the proposed subdivision,
will not be a substantial detriment to adjoining properties and will
not disrupt or prevent the establishment of an orderly circulation
system in the vicinity of the subdivision.
(A)
Maintenance Requirements. Provisions satisfactory to the city engineer
and city attorney shall be made for lot owners association or other
organization to assume responsibility for the maintenance of private
roads and ownership of the street right-of-ways of any subdivision.
(B)
Design and Improvement Standards. Private roads shall be designed
and improved as set forth in subsections (2) and (3) of this section.
(C)
Security and Conditions. The commission and/or council may require
any guarantees and conditions it deems necessary to carry out the
provisions of this title pertaining to private roads. Private roads
and easements providing access to parcels within a subdivision shall
be located and shown on the parcel or final map.
(D)
Offer of Dedication. All proposed private roads shall be subject
to irrevocable offers of dedication to the city on the applicable
parcel or final map, or separate instrument submitted to the city
along with the parcel or final map.
(7)
Alternative Circulation Systems. Proposed subdivisions shall be designed
to provide rights-of-way for pedestrian paths, bikeways and multiple
use trails consistent with the circulation element of the general
plan and/or other applicable general plan provisions.
(Ord. 1308 § 5, 2000)
The subdivider shall install resilient wedge seat valves, extensions
and risers extending thirty inches above the finished grade of the
gutter for fire hydrants, of sizes and at locations approved by the
fire chief and city engineer.
(Ord. 1308 § 5, 2000)
Prior to the issuance of building permits, a grading plan prepared
and signed by a registered civil engineer shall be submitted to the
city engineer. Grading plans shall show the elevations of the natural
ground at all lot corners, the finished grade at corners, the finished
pad elevation, finished floor elevations, rates and directions of
all drainage swales and finished sidewalk elevations at all front
lot lines and existing topographic elevations and drainage direction
one hundred feet outside the boundary of proposed project area and/or
map.
(1)
Minimum Slopes. The minimum rate of grade of all drainage swales
on lots shall be one-half of one percent.
(2)
Pad Elevation—Residential. All building sites shall comply
with Federal Emergency Management Agency (FEMA) flood zone requirements,
and the following standards. In the event of any conflict between
the following requirements and FEMA requirements, the FEMA requirements
shall control.
(A)
The building pad elevation of residential lots shall be established
at a minimum of ten inches above the design sidewalk elevation at
the low side of the lot.
(B)
The finished floor elevation of slab floor houses shall be a minimum
of sixteen inches above the sidewalk elevation.
(C)
The pad elevation of all residential lots shall be established at
least one foot above the design water surface in an adjacent storm
drain channel or the ponded surface in an adjacent sump for collection
of storm drain waters. An exception may be permitted in the case of
a tract served by a storm drain pump station.
(3)
Drainage Scheme. No inter-lot or cross drainage shall be permitted.
All lots shall drain their own water to the public street, public
drainage facility or natural drainage course without passing through
or across an adjacent lot. No lot shall drain water over the bank
of a flood control channel.
(4)
Grading Exceptions. Specific exceptions to the above requirements
may be authorized at the discretion of the city engineer. Exceptions
are considered to be the case of an individual lot or at most a tier
of lots and are not to be construed as extending to an entire subdivision.
(5)
As-Built Grading Plan. Upon completion of grading operations the
owner shall furnish to the city engineer two prints and a digital
submittal of an as-built grading plan prepared by the owner's engineer.
In case no grading plan had been prepared and no grading permit had
been granted, the subdivider shall furnish to the city engineer two
prints of a map signed by the owner's engineer and certifying that
no fills had been made on the lots or else two prints of a map prepared
by the owner's engineer showing the location and depth of all compacted
or uncompacted fills that had been made.
(Ord. 1308 § 5, 2000)
New subdivisions shall be designed so that all proposed grading
incorporates appropriate erosion and sediment control measures in
compliance with applicable city and National Pollution Discharge Elimination
System (NPDES) requirements.
(Ord. 1308 § 5, 2000)
The subdivider shall install monuments in compliance with Chapter 21.82 (Surveys and Monuments) of this title, and the Map Act.
(Ord. 1308 § 5, 2000)
The size, shape and arrangement of proposed parcels shall comply
with this section, or with any general plan policy, applicable specific
plan requirement, other title provisions, or other municipal code
provisions applicable to a proposed subdivision.
(1)
Parcel Area. The minimum area for new parcels shall be as required by Chapters 21.04 through 21.14 of this title, except that the minimum lot area requirements of these chapters shall not apply to condominiums and condominium conversions, planned developments, townhouses, zero lot line and similar projects, but shall apply to the creation of the original parcel or parcels that are the location of the common interest development.
(Ord. 1308 § 5, 2000)
Each approved parcel shall be provided connections to public utilities, including electricity, gas, water, sewer and telecommunications services, which shall be installed as part of the subdivision improvements as provided by this section, and by Sections 21.68.120 (Sewage disposal) and 21.68.150 (Water supply) of this chapter.
(1)
Underground Utilities Required. Utilities in new subdivisions shall
be installed underground, as follows. These requirements do not apply
to utility lines which do not serve the area being subdivided.
(A)
When Undergrounding Is Required. All existing and proposed utility
distribution facilities (including electric, telecommunications and
cable television lines) installed in and for the purpose of supplying
service to any subdivision shall be installed underground. Equipment
appurtenant to underground facilities, including surface mounted transformers,
pedestal mounted terminal boxes and meter cabinets and concealed ducts,
shall also be underground, unless otherwise approved by the review
authority based on the recommendations of the city engineer.
The subdivider is responsible for complying with the requirements
of this section and shall make the necessary arrangements with the
affected utility companies for facility installation. The review authority
may waive the requirements of this section if topographical/ soil
or any other conditions make underground installation unreasonable
or impractical.
(B)
Location of Installation. Underground utility lines may be installed
within street rights-of-way or along a lot line, subject to appropriate
easements being provided if necessary. When installed within street
rights-of-way, their location and method of installation, insofar
as it affects other improvements within the street right-of-way, shall
be subject to the approval of the city engineer.
(2)
Utility Easements—Minimum Width. The minimum width of easements
for public or private utilities, sanitary sewers or water distribution
systems shall be determined by the review authority based on the recommendations
of the city engineer for city facilities, and the recommendations
of the applicable utility company, for public or private utilities.
(3)
Overhead Lines. When overhead utility lines are approved by the review
authority, easements shall be located at the rear of lots where practical,
and along the side of lots where necessary. Where practical, the poles
supporting overhead lines shall not be installed within any street,
alley or easement designated exclusively for drainage purposes.
(4)
Timing of Installation. All underground utilities, water lines, sanitary
sewers and storm drains installed in streets, shall be constructed
before the streets are surfaced. Connections to all underground utilities,
water lines and sanitary sewers shall be laid to sufficient lengths
to avoid the need for disturbing the street improvements when service
connections are made.
(Ord. 1308 § 5, 2000)
Each parcel within an approved subdivision shall be provided
a connection to the city's sewage collection, treatment and disposal
system, in compliance with the city's improvement standards and specifications.
(Ord. 1308 § 5, 2000)
All proposed subdivisions shall provide street lighting facilities designed and constructed in compliance with the city's improvement standards and specifications. The subdivider shall also pay the street light maintenance and energy fee required by Section 21.78.040 of this title.
(Ord. 1308 § 5, 2000)
Storm water runoff from the subdivision shall be collected and
conveyed by an approved storm drain system. The storm drain system
shall be designed for ultimate development of the drainage area. The
storm drain system shall provide for the protection of abutting and
off-site properties that would be adversely affected by any increase
in runoff attributed to the development; off-site storm drain improvements
may be required to satisfy this requirement. Any easement for drainage
or flood control shall be improved as specified by the city engineer.
(Ord. 1308 § 5, 2000)
Each approved parcel shall be served by the city's water system.
(Ord. 1308 § 5, 2000)
