A.
The
street and highway design shall conform in width, section and alignment
to the general plan, the select system of roads, and the specific
plans adopted by the board. Rights-of-way shall be dedicated where
required to conform to these plans.
B.
Improvements
shall be made to conform with the latest county improvement standards
adopted by the board.
C.
The
street and highway design shall conform to any proceedings affecting
the subdivision which may be initiated by other legally constituted
bodies of the county, cities, or state.
(Prior code §9-40(a); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986; Ord. CS 684 §2, 1998)
Centerlines of all streets, wherever practicable, shall be the
continuation of centerlines of existing streets or shall be offset
by at least one hundred feet at intersections.
(Prior code §9-40(b); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
Street names shall be as approved by the commission, and the
tentative maps as approved, shall not show a name which is the same
or so similar as to be confused with any other street name in the
county. However, where the commission determines that two disconnecting
roads shall ultimately connect as one, the same name shall be used
for individual sections.
(Prior code 9-40(f); Ord.
NS 1061 §2, 1981; Ord. CS 179 §1, 1986)
Alleys may be required in residential districts where overhead
utilities are to be installed.
A.
Alleys
between R and C, M or H-1 districts, when required, or alleys in C,
M, or H-1 districts shall be thirty feet in width.
B.
Alleys
in R district shall be twenty feet wide; however, when an alley is
adjacent to a subdivision boundary, and the adjacent land is undeveloped
or unsubdivided, the commission may permit a part-width alley of not
less than fourteen feet in width. Alleys of less than full width shall
be labeled "part-width alley."
C.
Alley
intersection shall be provided with a minimum ten-foot corner cutoff,
measured along the lot lines from the point of intersection.
(Prior code §9-40(i); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
Whenever a parcel is first subdivided into lots of such size
that they can be further subdivided and conform to all requirements
of this title, the design shall be of such form as to provide for
the future opening of additional streets and appropriate restrictions
shall be placed on the subdivision to prevent construction of further
divisions which would prevent development according to this plan.
(Prior code §9-40 (j)(1); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
Block lengths shall not exceed one thousand one hundred feet
unless the commission finds exceptional conditions to justify such
design.
(Prior code §9-40(j)(2); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
Block width shall be sufficient to permit the platting of lots
to a normal depth and double-frontage lots shall not be permitted
unless the commission finds exceptional conditions to justify such
design.
(Prior code §9-40(j)(3); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
A.
Minimum
lot frontage for interior residential lots shall be fifty-five feet
and corner lots sixty-five feet, unless a greater frontage is required
by the zone district. Minimum lot frontage on cul-de-sac lots shall
be measured at the building setback line. The minimum depth shall
be eighty feet and the sidelines of all lots shall be at right angles
to the street on which they front, wherever possible.
B.
Minimum lot width or depth may be less than required in subsection A of this section; provided it is demonstrated to the satisfaction of the department when the tentative parcel or subdivision map is submitted that the lot(s):
1.
Can
be used for its intended purposes;
2.
Will
meet building setback requirements;
3.
Will
not be detrimental to the public welfare nor injurious to other property
in the neighborhood of the proposed subdivision; and
4.
Will
be consistent with the potential subdivision of the total property
as well as any approved adjacent city zoning and development plans.
(Prior code §9-40(j)(4); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
All lots shall be suitable for the purpose for which they are
intended to be sold. Areas which are unsuited for building purposes
by reason of unusual geological formation, topography, unstable soil
erosion, seepage, or periodic flooding, shall not be subdivided for
residential use.
(Prior code §9-40(j)(5); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
When a proposed subdivision abuts an arterial street or state
highway, the commission may require the subdivider to dedicate and
improve a frontage road for access to all lots fronting on the street
or highway or require that all lots be backed up to the arterial street
or highway with access prevented by a prescribed barrier.
(Prior code §9-40(j)(6); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
A.
The
depth of lots shall not exceed the road frontage by more than three
times where the total frontage is less than three hundred feet, nor
more than four times where the total frontage is three hundred feet
or more. On non-rectangular lots, the director shall determine the
depth of the lot for compliance with the width to depth ratio. Where
lots are not rectangularly shaped and any parcel being created is
of sufficient area to be further subdivided, the subdivider may be
required to provide such reservations or dedications for future roads
of not less than fifty feet in width running to the benefit of the
general public, and such other requirements as may be considered reasonable
and appropriate to safeguard the orderly development of the property;
or
B.
The width to depth ratio on rectangular or nonrectangular parcels may be greater than required in subsection A of this section, provided it is demonstrated to the satisfaction of the department when the tentative parcel or subdivision map is submitted, the resulting parcel(s):
1.
Can
be used for its intended purpose;
2.
Will
not be detrimental to the continued agricultural use of said parcel(s)
when designated as agricultural on the land use element of the general
plan;
3.
Is/are
consistent with the potential subdivision of the total property as
well as any approved city zoning and development plans;
4.
Will not be detrimental to the public welfare nor injurious to other property in the neighborhood of the proposed subdivision. Where parcels exceed the width to depth ratio and any parcel being created is of sufficient area to be further subdivided the subdivider may be required to provide such reservations or dedications for future roads of not less than fifty feet in width running to the benefit of the general public, and such other requirements as may be considered reasonable and appropriate to safeguard the orderly development of the property. If the department determines that the map is not satisfactory and the applicant wishes to pursue the submitted map, the applicant shall apply for an exception as set forth in Chapter 20.64.
(Prior code §9-40(j)(7); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
All lots or parcels being created must front with access on
a county road, city street, or state highway if less than twenty acres
in gross area except where the land consists of a parcel or parcels
having approved access to a public street or highway which comprises
part of a tract of land zoned for industrial development, and which
has the approval of the commission as to street alignment and width.
The commission may approve a tentative parcel or subdivision map when
all of the parcels being created are twenty acres or more in gross
area and each has an approved access to a public-maintained highway.
(Prior code §9-40(j)(8); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
No portion of any parcel shall be excluded from the boundaries
of a subdivision for the purpose of avoiding the dedication or improvement
of any street or for avoiding the improvements of any street drainage,
flood control, water, or sanitary system.
(Prior code §9-40(k); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
Building setback lines shall be indicated by a dashed line on
the tentative and final map, and shall conform to the requirements
of Title 21.
(Prior code §90-40(l); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
A.
The
subdivider shall grant right-of-way for road widening to conform to
the general plan, the select systems of highways, specific plans adopted
by the board and adopted county standards.
B.
Where
streets are less than sixty feet in right-of-way width, the commission
may require dedication of an easement of ten feet in width, on each
side of the street, for utilities and street trees.
C.
Easements
for roads or streets, paths, stormwater drainage, sanitary sewers,
utilities, or other public use, shall be dedicated to the public for
future acceptance and use.
D.
The
subdivider shall, subject to riparian rights, dedicate rights-of-way
for storm drainage conforming substantially to the lines of natural
watercourse that may traverse the subdivision or, at the option of
the subdivider, provide by dedication of further and sufficient easements
and/or construction, an alternate alignment to dispose of surface
and stormwater.
(Prior code §9-40(m); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986; Ord. CS 1080 §1, 2010)
A.
All
lots of a subdivision shall be connected to a public water system
and a sanitary sewer whenever available. Sanitary sewers and public
water systems are considered as being available whenever a system
is located within two thousand six hundred forty feet of any part
of the property being subdivided, and the proposed subdivision lies
within a sanitary sewer or water service area adopted by the governing
board of the system. Installation of sanitary sewers and water systems
shall include all appurtenances and service liens to the boundary
of every lot in the subdivision. Proposed subdivisions of five or
more parcels, all of which are located more than two thousand six
hundred forty feet from an existing sewer or water line, but within
an officially adopted sanitary sewer or public water service area,
shall either extend the existing sanitary sewers and water lines to
the subdivision and each of its lots or parcels, or shall install
dry sewers and water lines, complete with service laterals, to the
boundary of every lot or parcel.
B.
In
the case of subdivisions of four or less parcels, all located more
than one hundred feet from an existing sanitary sewer or water line;
the commission may permit the signing of an agreement for installation
and connection to sanitary sewers and water at a future date when
directed to do so by the board.
C.
Subdivisions
not within an officially adopted sanitary sewer or water service area
may provide for a system through the formation of an appropriate district.
The design of such system shall be subject to the approval of the
county director of environmental resources and the director.
D.
Septic
tanks may be authorized to be used only for the period anticipated
before sanitary sewers will be available to the subdivision, and when
the soil conditions, percolation qualities, stormwater conditions,
topography and water tables are determined by the county director
of environmental resources to be suitable for sewage disposal by this
method. When septic tanks are to be used, the minimum parcel area
permitted shall be as established in Title 21.
(Prior code §9-40(n); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
It is unlawful to construct any improvement which requires a
building permit, which fronts on the unimproved side of a part-width
street or within the required setback from a projection thereof, until
the required widening, improvement, or extension has been completed
and accepted by the board.
(Prior code §9-40(o); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
Any subdivider who develops or completes the development of one or more subdivisions in one or more school districts maintaining an elementary school shall be required to dedicate to the school district or districts, within which such subdivisions are to be located, such land as the board deems necessary to assure the residents of the subdivision adequate public school service subject to the provisions of Section 66478, Article 3, Chapter 4 of the Government Code.
(Prior code §9-40(p); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
Whenever the county by ordinance has adopted a drainage or sanitary
sewer plan for a particular drainage or sanitary sewer service area,
pursuant to Section 66483 of the Government Code, each subdivider
filing a subdivision map or parcel map for the division of land, any
part of which is located within the boundaries of such a drainage
or sanitary sewer area, shall pay to the county at the time of filing
of the parcel map or final subdivision map, as a condition of approval
thereof, such fees as may be required by said ordinance.
(Prior code §9-40(q); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
A.
The
design of a subdivision for which a tentative parcel map or tentative
subdivision map is required shall provide, to the extent feasible,
for future passive or natural heating or cooling opportunities in
the subdivision.
C.
In
providing for future passive or natural heating or cooling opportunities
in the design of a subdivision, consideration shall be given to climate,
contour, configuration of the parcel to be divided, and to other design
and improvement requirements, and such provision shall not result
in reducing allowable densities of the percentage of a lot which may
be occupied by a building or structure under applicable planning and
zoning in force at the time the tentative map is filed.
D.
The
requirements of this section do not apply to condominium projects
which consist of the subdivision of airspace in an existing building
when no new structures are added.
E.
For
the purpose 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.
(Prior code §9-40(r); Ord. NS 1061 §2, 1981; Ord.
CS 179 §1, 1986)
