Except where modified by the planning commission as provided in Chapter 19.48 of this code, or as allowed under Section 18.84.020 of this code, each map and subdivision shall conform with the standards set forth in this chapter.
(Prior code § 2-3.38)
Subdivisions shall result in lots which can be built upon. No
subdivision shall create lots impractical to improvement due to steepness
of terrain, location of watercourses, or other natural physical conditions.
(Prior code § 2-3.39)
All lots or parcels created by the subdivision of land shall
have access to a public street of the standards as required in this
chapter. Private streets will not be permitted.
(Prior code § 2-3.40)
A.
The
subdivision design shall conform to the pattern of thoroughfares designated
in the general plan and to any future street rights-of-way designated
by the city council. Unless so designated, all streets shall be classified
by the planning commission at the time of approval of the tentative
map, according to one of the classifications established in the following
table. All streets and thoroughfares shall be plotted according to
the minimum standards shown in the table and in Attachment No. 1 of
the ordinance codified in this chapter. Narrower street widths may
be allowed where the subdivider can demonstrate to the satisfaction
of the planning commission that they are justified due to topography
or the small number of lots served and the probable future traffic
requirements. Increased widths may be required where streets serve
high-density land uses or where probable traffic conditions warrant.
|
Classification
|
Right-of-way Width (feet)
|
|---|---|
|
Parkway
|
120
|
|
Major thoroughfare
|
104
|
|
Major thoroughfare with frontage road (Type A)
|
166
|
|
Major thoroughfare with frontage road (Type B)
|
156
|
|
Secondary thoroughfare
|
84
|
|
Secondary, thoroughfare with frontage road (Type A)
|
146
|
|
Secondary thoroughfare with frontage road (Type B)
|
136
|
|
Industrial thoroughfare (divided)
|
108
|
|
Industrial thoroughfare (undivided)
|
88
|
|
Industrial or commercial service street
|
64
|
|
Residential collector (Type A)
|
60
|
|
Residential collector (Type B)
|
50
|
|
Minor residential street (Type A)
|
56
|
|
Minor residential street (Type B)
|
46
|
|
Cul-de-sac (under 300′ long) (Type A)
|
52
|
|
Cul-de-sac (under 300′ long) (Type B)
|
42
|
|
Alley
|
30
|
B.
Cul-de-sacs
shall terminate in a circular turnaround with a minimum right-of-way
diameter of 100 feet and a minimum pavement diameter of 80 feet, except
that cul-de-sacs with a Type B street section may have a minimum pavement
diameter of 80 feet. A cul-de-sac shall not have a greater length
than 500 feet. See Attachment No. 1 of Or-dinance No. 358 for detailed
street geometrics.
(Prior code § 2-3.41)
The developer of property abutting any existing or proposed
street or thoroughfare shall be required to improve the street in
accordance with the following schedules:
A.
The
developer shall grant to the city all required rights-of-way and easements
necessary for the installation of streets, utilities and public facilities;
provided, however, that in no case shall the developer's maximum
obligation for the street or thoroughfare under consideration be deemed
to exceed one-half of the total width required to widen the street
or thoroughfare from the right-of-way width existing as of the date
of adoption of Ordinance No. 358 (March 4, 1963). Should the required
right-of-way exceed the developer's maximum obligation as set
forth in this section, the city shall, after negotiating with the
developer the cost factor of such excess right-of-way, make suitable
arrangements relating to the excess right-of-way. Such arrangements
may include payment by the city for the excess right-of-way, reduction
of required pavement width on an estimated cost basis or other appropriate
arrangements.
B.
Curb,
Gutter and Sidewalk. The developer shall construct all curb, gutter
and sidewalk along all street frontages of property being developed
and including streets with back-up lots, and the curb and gutter on
both sides of the divider strip separating the frontage road from
the thoroughfare.
C.
Paving.
1.
The
developer shall construct pavement widths in conformance with the
following:
a.
Residential collector, minor residential, cul-de-sac—from the
curb to the centerline of the street;
b.
Frontage roads—the entire width between the curbs;
c.
All other streets and thoroughfares adjacent to residential uses—20
feet maximum measured from the curb;
d.
Industrial or commercial service street—from the curb to centerline
of the street;
e.
All other streets and thoroughfares adjacent to industrial uses—22
feet maximum measured from the curb;
f.
All other streets and thoroughfares adjacent to commercial uses—32
feet maximum measured from the curb.
2.
In
applying the maximum obligations where the property to be developed
abuts an existing public street, the developer shall be given credit
for the width of any paving existing as of the date of adoption of
Ordinance No. 358 (March 4, 1963); provided, the existing paving is
adequate for the intended use in the opinion of the city engineer;
and provided further, that the resultant paved roadway shall not create
a drainage problem or traffic hazard, in the opinion of the city engineer.
Where a new thoroughfare with frontage roads is created in a subdivision
and the developer is not normally required to pave beyond the frontage
road, the frontage road pavement shall be designed and constructed
by the developer to carry the thoroughfare traffic on an interim basis
until the thoroughfare portion of the road is completed, or the developer
shall construct a sufficient width of the thoroughfare in order to
carry the traffic.
3.
When
a new partial street is created on a boundary of a subdivision, the
developer will be responsible for dedication and improvement as follows:
a.
Dedication. One-half of the ultimate right-of-way or a width adequate
to provide 30 feet of pavement measured from the face of the curb,
whichever is greater;
b.
Improvement. Permanent improvement to the centerline of the ultimate
right-of-way plus sufficient temporary surfacing to create a total
paved width of 30 feet measured from the face of the curb.
(Prior code § 2-3.43)
The street pattern in the subdivision shall allow the most advantageous
development of adjoining areas and the entire neighborhood or district.
The following principles shall be observed:
A.
Streets
shall be continuous and in alignment with existing, planned or platted
streets with which they are to connect. The centerlines of opposing
streets entering upon a cross street and not in alignment shall be
offset at least 125 feet on minor streets and 300 feet on all other
streets.
B.
Streets
shall be extended to the boundary lines of the land to be subdivided,
unless prevented by topography, cul-de-sac street pattern, or other
physical conditions.
C.
In
the case of stub-end streets extending to the boundary of the property,
a one-foot strip the width of the street right-of-way shall be deeded
to the city at the end of the stub-end street, and improvements of
the strip shall be suspended, pending the extension of the street
into adjacent property. A temporary turnaround or a temporary connection
to another street may be required of the subdivider, if considered
necessary by the planning commission.
D.
Streets
shall intersect one another as nearly at right angles as good design
permits.
E.
Excessively long straight residential streets, conducive to high speed traffic shall be prohibited. Minor residential streets and alleys, as defined in Section 19.36.050, shall not be utilized unless recommended by the review board and approved by the planning commission.
F.
Alleys
shall not be permitted in residential subdivisions, but may be required
in nonresidential subdivisions.
G.
Where
cul-de-sacs are planned, pedestrian and bicycle paths connecting the
end of the cul-de-sac to other streets, paths, school routes, or neighborhood
activity centers shall be provided unless infeasible in the determination
of the community development director or designee.
(Prior code § 2-3.43; Ord. 2095 § 2, 2014)
Subdivision design adjacent to thoroughfares shall conform to
the general plan, as determined by the planning commission. The following
principles shall be observed:
A.
Street
design shall make adjacent residential lots desirable by cushioning
the impact of heavy traffic and shall minimize cross traffic on thoroughfares.
B.
Intersecting
streets along thoroughfares shall be restricted. Wherever practicable,
such intersections shall be spaced not less than 1,320 feet on center.
The planning commission may, at the time of approval of the tentative
map, require sufficient flaring of the rights-of-way of thoroughfares
at intersections to allow the construction of traffic stacking lanes
as designated by the city engineer.
C.
Public
service easements when required in front yards in residential developments
may be used for either landscaping or utility purposes, or both, upon
approval of the planning commission.
D.
Frontage
roads shall enter thoroughfares by bulb-type intersections capable
of stacking at least four cars between the frontage road and the thoroughfare.
E.
Where
frontage roads are not required, residential lots adjacent to the
thoroughfares normally will be required to be served by a residential
collector street paralleling the thoroughfare at a lot depth of not
less than 120 feet therefrom, or by a series of cul-de-sacs or loop
streets extending towards the thoroughfare from a collector street
no more than 600 feet therefrom. In such cases a wall or fence of
a design approved by the planning commission shall be required within
the right-of-way at the rear of properties adjacent to the thoroughfare.
Permanent landscaping subject to the approval of the planning commission
shall be installed between the fence and the thoroughfare curb.
F.
When
the rear of any lot borders any thoroughfare, the city may require
the subdivider to execute and deliver to the city an instrument, deemed
sufficient by the city attorney, prohibiting the right of ingress
and egress from the thoroughfare to the lot.
(Prior code § 2-3.44)
Grades, curves and sight distances shall be subject to approval
by the city engineer, to insure proper drainage or safety for vehicles
and pedestrians. The following principles and minimum standards shall
be observed:
A.
Grades of streets shall not be less than three-tenths of one percent, nor greater than 15 percent, except as modified by Section 19.36.140 of this chapter.
B.
At
street intersections, property line and curb corners shall be rounded
by arcs, such that the curb radius shall be not less than 20 feet
for streets up to collector in capacity. For intersections with arterials,
the radius shall be required by the city engineer.
C.
The
radii of curvature shall not normally be less than 400 feet on the
centerline of thoroughfares and less than 100 feet on the centerline
of collector or minor residential streets.
(Prior code § 2-3.45)
The following principles and standards shall apply to the design
and installation of curbs, sidewalks and pedestrian ways:
A.
Vertical
curbs and gutters shall be required in all subdivisions.
B.
Sidewalks
shall be required on both sides of the street in any subdivision or
portion thereof having any lot with an area of less than one-half
acre.
C.
The
requirement for sidewalks may be omitted, at the discretion of the
planning commission, in a subdivision or section thereof in which
all lots have an area of one-half acre or more.
D.
When
required for access to schools, playgrounds, shopping centers, transportation
facilities, other community facilities, or for unusually long blocks,
the planning commission may require pedestrian ways not less than
10 feet in width.
E.
Sidewalks
shall be located within the street right-of-way at the dedicated boundary
of the street.
(Prior code § 2-3.46)
Street trees, in an amount as determined by the city engineer,
shall be provided by the subdivider in all subdivisions on both sides
of the street, either within the street right-of-way or within a dedicated
public service easement, not less than eight feet wide adjacent to
the street. Street trees shall be selected, installed and maintained
in accordance with city ordinances or regulations.
(Prior code § 2-3.47)
Public service easements, not less than 10 feet in width, shall
be provided within the subdivision where required for public utility
purposes. Modification of the easement width requirement may be made
only when approved by both the planning commission and public utility
concerned.
(Prior code § 2-3.49)
Blocks shall have sufficient width for an ultimate layout of two tiers of lots therein of the size required by the provisions of this chapter or Title 18 of this code, unless the surrounding layout or lines of ownership justify or require a variation from this requirement.
(Prior code § 2-3.50)
Blocks shall not normally exceed 2,000 feet in length between
street lines, except in hillside developments or where subdivisions
containing parcels of one-half acre or larger justify or require a
variation from this requirement. In any block over 900 feet in length,
the planning commission may require that a paved and adequately identified
crosswalk or pedestrian way, not less than 10 feet in width, be provided
near the center and entirely across such block.
(Prior code § 2-4.00)
The size, shape and orientation of lots shall be appropriate
to the location of the proposed subdivision and to the type of development
contemplated. The following principles and standards shall be observed:
A.
The
minimum area and dimensions of all lots shall conform to the requirements
of Title 18 of this code for the district in which the subdivision
of land is located.
B.
The
side line of all lots, so far as possible, shall be at right angles
to the street which the lot faces, or approximately radial to the
center of curvature, if such street is curved. Side lines of lots
shall be approximately radial to the center of curvature of a cul-de-sac
on which the lot faces.
C.
No
lot shall have a street frontage less than 35 feet.
D.
No
lot shall have a width less than 45 feet at the building setback line.
E.
Corner
lots for residential use shall be platted wider than interior lots
in order to permit conformance with the required street side yard
requirements of Title 18 of this code.
F.
No
lot shall have a depth of less than 100 feet. Where the rear of a
lot is adjacent to a playground, shopping center, industrial tract
or other similar nonresidential use, or to the right-of-way of a freeway,
railroad or thoroughfare, the depth shall be increased to a minimum
of 120 feet.
G.
No
lot shall be divided by a city boundary line.
H.
A lot
depth in excess of twice the width shall be avoided whenever possible,
and a lot depth in excess of three times the width shall not be permitted.
I.
No
remnants of property shall be left in the subdivision which do not
conform to lot requirements or are not required for a private, public
utility or other public purpose.
(Prior code § 2-4.01)
The subdivider shall reserve sites, appropriate in area and location, for necessary and desirable residential facilities such as public schools, parks and playgrounds and shopping centers. Such sites shall be located in accordance with the principles and standards of this chapter, Title 18, the general plan, and annexation policies of the city. If not dedicated to the public by the subdivider, such sites shall be reserved by the subdivider for a period of not less than one year pending purchase.
(Prior code § 2-4.03)
The neighborhood facilities needed shall be determined on the
basis of the estimated number of families in the area to be served
by the facilities.
(Prior code § 2-4.04)
Service areas determining the need for residential facilities
at the district or community level are subject to special determination,
based on the general plan. The planning neighborhood will normally
provide the basis for estimating the number of families to be served
by facilities at the local level. A planning neighborhood may be identified
by the following characteristics:
A.
It
is bounded by major thoroughfares or other substantial land use or
natural barriers to pedestrian traffic.
B.
It
is usually not over a mile in extent in any direction.
C.
It
contains a minimum of 500 families.
(Prior code § 2-4.05)
The following principles and standards are intended to serve
as a general guide in determining the residential facilities for which
sites normally will be required:
A.
An
elementary school site of approximately 10 acres will be required
for each 600 families, more or less. Such school site shall be central
to the population to be served and shall not be located on a major
thoroughfare.
B.
Whenever
possible, playground and neighborhood recreation areas shall be developed
in conjunction with elementary school sites. A park site, if required,
shall not normally be less than five acres in area, and such sites
shall specifically include areas with natural advantages for park
development.
C.
A site
of approximately four to six acres including off-street parking and
landscaping will normally be required for a local shopping center
to serve a population of about 1,500 to 2,000 families.
(Prior code § 2-4.06)
The street and lot layout of a nonresidential subdivision shall
be appropriate to the land use for which the subdivision is proposed,
and shall conform to the proposed land use and standards established
in the general plan and required in Title 18 of this code.
(Prior code § 2-4.07)
Nonresidential subdivisions shall include industrial tracts,
and may include neighborhood, community and central business district
commercial tracts.
(Prior code § 2-4.08)
The subdivider shall demonstrate to the satisfaction of the
planning commission that the street parcel and block pattern proposed
is specifically adapted to the uses anticipated and takes into account
other uses in the vicinity. The following principles and standards
shall be observed:
A.
Proposed
industrial parcels shall be suitable in area and dimensions to the
types of industrial development anticipated.
B.
Street
rights-of-way and pavement shall be adequate to accommodate the type
and volume of traffic anticipated to be generated thereon.
C.
Special
requirements may be imposed by the city with respect to street, curb,
gutter and sidewalk design and construction.
D.
Special
requirements may be imposed by the city with respect to the installation
of public utilities, including water, sewer and stormwater drainage.
E.
Residential
areas shall be protected from potential nuisance by including extra
depth in parcels backing up on existing or potential residential development
and providing a permanently landscaped buffer strip when necessary.
F.
Streets
carrying nonresidential traffic shall not normally be extended to
the boundaries of adjacent existing or potential residential areas
or connected to streets intended for predominantly residential traffic.
G.
Subdivisions
for proposed commercial development shall specifically designate all
areas proposed for vehicular circulation and parking, for pedestrian
circulation, and for buffer strips and other landscaping.
(Prior code § 2-4.09)
A.
Nothing contained in this chapter shall be construed as precluding the approval of planned unit developments as provided in Title 18 of this code. A tentative map, which may also constitute the exhibit that must accompany any necessary zoning action, shall be prepared in the form specified in this title, with the additions or revisions to the normal form which may be deemed necessary by the review board. Each tentative map shall designate the type of planned unit which is contemplated in accordance with one of the following designations:
1.
Planned Unit Development—Type I. A Type I planned unit development is one which may be considered a planned unit in keeping with the spirit and intent of the zoning ordinance, but one wherein the outstanding characteristic, when compared to a conventional subdivision, is merely the mixture of various land uses and densities within the boundaries of the subdivision. It is not intended that a Type I planned unit development will be in conflict with this title, and consideration of any departure from the conventional must include adherence to the applicable provisions of Title 18 and Chapter 19.32 of this title.
2.
Planned
Unit Development—Type II. It is intended that a Type II planned
unit development be a more radical departure from the conventional
subdivision. While the burden of the proposal for a Type II planned
unit development is placed upon the subdivider in terms of establishing
new concepts, it is suggested that he or she make every effort to
coordinate closely the development of a proposal with the city staff
and the review board prior to the filing of a tentative map, in order
that such map may be basically in agreement with the views of the
city prior to the preparation of a tentative map to the detail required
in this title. In order to provide examples of, but not limit the
possible methods of varying from the norm in a Type II development,
the following list is intended to represent items which may vary in
context from the requirements regarding these items as stated in this
chapter:
B.
The basic criteria which will govern the applicability of the Type I and Type II unit development provisions of this chapter in residential areas is that of average population density. The average population density of a planned unit development will be no higher than that which could be obtained under the general plan and the specific zoning of the property. However, this density may be increased in certain portions of a subdivision, provided there are sufficient areas utilized for parks and other open spaces, large lots and other amenities, in order to allow the total development to conform to the average density requirement. Consideration of any departure from the requirements of this chapter regarding Type II planned unit developments must include adherence to the applicable provisions of Title 18 and Chapter 19.32 of this title.
(Prior code § 2-4.10)
