A. 
The size, design, character, grade, location, orientation and configuration of lots within a proposed subdivision and improvements required in connection therewith shall be consistent with the density and uses authorized for the area by the general plan, an applicable specific plan, the zoning ordinance, the Loomis land development manual and construction standards and other land use regulations.
B. 
The density, timing or sequence of development may be restricted by considerations of safety, traffic access or circulation, the slope of the natural terrain, the physical suitability of the site (including soil conditions), the nature or extent of existing development, the availability of public utilities, environmental habitat or wildlife preservation or protection, or other provisions of this chapter.
C. 
All subdivisions shall result in lots which can be used or built upon. No subdivision shall create lots which are impractical for improvement or use due to steepness of terrain, location of water courses, size, shape, inadequate frontage or access or building area or other physical condition.
(Ord. 185 § 1, 1998; Ord. 214, 2004)
A. 
Each local street providing access to lots within a subdivision shall connect directly or through one or more minor streets to a collector street or major street.
B. 
Each route of access to collector streets or major streets and its point of connection therewith shall be adequate to safely accommodate the composition and volume of vehicular traffic generated by the land uses which it serves.
C. 
In determining the adequacy of a route of access, the deployment of fire equipment or other services under emergency conditions shall be considered.
D. 
A tentative map which makes use of a local street which passes through a predominately residential neighborhood as a route of access to industrial, commercial or other subdivisions generating traffic which would conflict with the residential character of the neighborhood may be denied.
E. 
The terms "local street," "collector street" and "major street" shall have the meanings specified in the general plan of the town.
F. 
Direct driveway access shall not be permitted to arterial or collector streets for single-family lots.
(Ord. 185 § 1, 1998)
A. 
Streets shall be laid out to conform to the alignment of existing streets in adjoining subdivisions and to the logical continuation of existing streets where the adjoining land is not subdivided.
B. 
The realignment of streets in contemplation of the development or use of adjoining property and the provision of streets or dead-end street extensions to facilitate the subdivision of adjoining property may be required.
C. 
Permanently dead-ended streets (except cul-de-sacs as defined in these regulations) are prohibited. When a street is temporarily dead-ended, a barricade or temporary turning area or temporary connection to another street may be required. Permanent turnarounds may be required at the end of dead-end streets where the future extension of the street is remote.
(Ord. 185 § 1, 1998)
Where property is subdivided into lots substantially larger than the minimum size required by these regulations or by the zoning districts in which the subdivision is located, whichever is most restrictive, streets and lots shall be required to be laid out so as to permit future resubdivision in accordance with the provisions of these regulations.
(Ord. 185 § 1, 1998)
A. 
A frontage road, or through or side-on lots, or other types of limited access layout may be required where a subdivision adjoins or contains an existing or proposed freeway or major street. To accomplish the purpose of this section, waivers of vehicular and pedestrian access rights to the freeway or major street may be required.
B. 
Waivers of vehicular and pedestrian access rights may also be required to prevent a local or collector street which passes through a predominantly residential neighborhood from being used as a route of access to industrial, commercial or other subdivision generating traffic which would conflict with the residential character of the neighborhood.
(Ord. 185 § 1, 1998)
A. 
All streets shall intersect or intercept each other so that for a distance of at least one hundred feet the street is approximately at right angles to the street it intersects or intercepts.
B. 
Street alignment shall provide for streets entering opposite each other to have their center lines directly opposite. Where this is not possible, street jogs shall have a minimum center line offset of one hundred fifty feet. Minor streets intersecting collector streets from opposite sides shall have their centerlines offset between the intersections a minimum of two hundred feet. Minor streets and collector streets intersecting arterial streets from opposite sides shall have their centerlines offset between the intersections a minimum of four hundred feet for left hand offset and six hundred feet for right hand offset. This condition shall not apply where a raised center median is provided on the major street separating conflicting turning movements.
C. 
Where two streets intersect, the centerline grade of the major street shall have a maximum centerline (longitudinal) grade of 3.0 percent for a minimum distance of forty feet measured from the curb line of the intersecting street, except as determined by the town engineer. The centerline of the minor street shall meet the crown slope at the projected lip of gutter. Crown slope may be reduced to 1.0 percent within the intersection if necessary. Drainage to the gutter shall be maintained at all points in the intersection.
D. 
The design of all public streets, private streets, and driveways other than for single family residential or duplex shall provide minimum site distance in accordance with Caltrans Corner Sight Distance criteria as outlined in Section 405 of the Highway Design Manual (HDM). For convenience, the applicable portion of Section 405 is shown below.
Design Speed (mph)
Corner Sight Distance (ft)
25
250
30
330
40
440
50
550
60
660
The above values assume the set back for the driver on the cross street or driveway is fifteen feet from edge of the traveled way. Set back assumes six feet to stop bar, one foot for the width of the stop bar, and eight feet from front bumper to driver. If stop bar is more than six feet from the traveled way, additional allowance should be considered.
For right turns out, the above values are measured from the egressing motorist to the vehicle approaching from the left traveling in the outside (curb) lane. For left turns out, the above values are measured from the egress motorist to the vehicle approaching from the right traveling in the inside (fast) lane.
Where special circumstances preclude meeting corner sight distance as described above, a lesser value for corner site distance may be used with the approval of the town engineer, but the minimum value shall be the stopping site distance given in Table 201.1 of the HDM measured from a 3.5-foot eye height on the minor road to a 4.25-foot object height on the major road.
(Ord. 185 § 1, 1998; Ord. 214, 2004)
Local streets shall be laid out so that their use by through traffic shall be discouraged. Maps of proposed subdivisions containing excessively long, straight residential streets, conducive to high-speed traffic, shall be denied. Curvilinear streets shall be encouraged.
(Ord. 185 § 1, 1998)
A cul-de-sac street created by the proposed subdivision shall not exceed six hundred feet in length as measured from right-of-way of intersection at street to center of cul-de-sac bulb. A proposed cul-de-sac may be reduced in length or may be eliminated in order to provide for the efficient circulation of traffic, the future development of the neighborhood street system or the deployment of emergency services. The planning commission may approve a cul-de-sac up to one thousand five hundred feet long if an acceptable secondary emergency vehicle access is provided.
(Ord. 185 § 1, 1998)
All street and alley rights-of-way and the location of improvements therein shall be designed to conform to adopted street standards, except where a modification is expressly permitted by Chapter 14.48 (Subdivision Modifications), or where a special cross-section is required to conform to an adopted planned street line or an applicable specific plan. For any street for which the Loomis bikeway's master plan indicates that an on-street bikeway shall be provided, and the width of such street was established prior to the adoption of the bikeway's master plan, such width shall be increased by ten feet in order to provide the bikeways in accordance with the bikeway master plan and to retain the design applicable to the previously adopted width of the street. At the discretion of the town engineer, partial streets may be permitted along the boundary of a subdivision or other private development where the full right-of-way width cannot be dedicated. For collector and arterial streets, the developer shall, as a minimum, dedicate sufficient right-of-way and construct thirty-two feet width of pavement with full frontage improvements along the developing property and a two foot wide gravel shoulder on the opposite side. Street centerline shall be placed at the ultimate location if possible. Partial streets will not be permitted for residential streets.
A minimum 12.5-foot public utility easement (P.U.E.) shall be dedicated adjacent to all public and private streets. Additional easements for sewer, water, storm drainage, signage, sidewalks, landscaping, fencing and all other public utilities shall be provided as required by the utility companies, this manual, and as specified by the town engineer.
(Ord. 185 § 1, 1998; Ord. 214, 2004)
The minimum centerline (longitudinal) grades on new streets and gutter flowlines shall be 0.35 percent. The maximum street slope shall be 8.33 percent except where a steeper street is determined necessary by the town engineer due to existing topographical features. The minimum grade of gutter sections constructed along existing streets shall be 0.20 percent.
Standard cross slopes shall be 2.5 percent on minor and primary residential streets and 2.0 percent on collector and arterial streets. Certain roadways may require super elevations as directed by the town engineer. Cross slopes on widened existing streets shall be a minimum of 1.5 percent and maximum of 3.0 percent. Where a street constructed with a super elevation is to be widened, the cross slope shall be as specified by the town engineer.
The minimum allowable vertical curve length at the intersection of two grades shall be fifty feet; however, vertical curves may be omitted where the algebraic difference in grades does not exceed 2.0 percent. When vertical curves are required, they shall provide for adequate sight distance based on the minimum design speeds specified below.
The vertical curve data shall be computed and shown on the plans and shall call out the tangent gradients, length of curve, the elevations and stationing points of the beginning of vertical curve (BVC), end of vertical curve (EVC), PI, high and low points, and along twenty-five foot intervals.
STREET CLASSIFICATION
DESIGN SPEED (MIN.)
Minor Residential Local Residential
25 mph
Primary Residential Residential Collector
30 mph
Industrial/Collector
40 mph
Minor Arterial
50 mph
Major Arterial
60 mph
(Ord. 185 § 1, 1998; Ord. 214, 2004)
All curves shall have sufficient length to avoid the appearance of an angle point. Reverse curves shall be connected by tangents of length approved by the town engineer. The center line radii of curves shall be as large as possible, but not less than the following:
DESIGNATIONS
RADIUS, FT.
1. Minor Residential
100
2. Residential
200
3. Industrial/Commercial
300
4. Collector
500
5. Arterial
1,000
6. Divided Arterial 4-lane
1,000
7. Divided Arterial 6-lane
1,500
(Ord. 185 § 1, 1998)
Street names shall be proposed by the developer and shall be shown on the tentative map when submitted. These names shall be subject to approval by the town council. No duplication of names already in use or previously proposed or sound alike names will be permitted. Street name signs shall be furnished and installed by the developer. The requirements for location of signs does not apply to signalized intersections since signals will have their own street name signs. Street name signs shall conform to town of Loomis specifications and shall consist of white die-cut letters on a blue reflective background. Type "C" letter shall be used until the number of characters and spacing exceeds the capacity of a thirty inch blank sign. Should more letters be required, all letters shall be type "B".
A. 
Location and Number Required. The required number of street name signs installed and location depends upon the width of street right-of-way and shall conform to the following:
1. 
Case 1. Two street name sign installations (with four sign plates on each two inch steel post) are required at each intersection where one or both of the intersecting streets is a collector or arterial street. At a four way intersection, the installations shall be located on both far right hand corners of the intersection relative to the direction of travel on the street having the greater right-of-way width or on the major street if right-of-way widths are equal.
At a "T" intersection, one sign shall be installed on the far right hand corner of the intersection relative to the direction of travel on the through street and the other shall be installed along the left side of the through street relative to the direction of travel at a point directly opposite the centerline of the "T" intersecting street. One sign plate should be omitted from the standard four plate installation at the "T" intersection sign locations where an approach street does not exist.
Street name signs shall be located adjacent to the major street at the end of the curb return.
2. 
Case 2. One street name sign installation (with four sign plates on each two inch steel post) is required at each intersection where both intersecting streets are residential streets. At a four way intersection, the installation shall be located at one of the far right hand corners of the intersection relative to the direction of travel on the street having the greater right-of-way width or on the major street if the right-of-way widths are equal.
At a "T" intersection, the installation shall be located on the far right hand corner relative to the direction of travel on the through street.
Street name sign shall be located at the midpoint of the curb return.
3. 
Case 3. For arterials with frontage roads, the street name sign installations shall be located in the divider strip between the frontage road and the main traveled way of the highway at the near side of the intersection. All other requirements shall be as outlined above, except that only one sign will be required (in the divider strip in line with the centerline of the minor street) when there is no opening in the divider strip for access to a main highway.
(Ord. 185 § 1, 1998; Ord. 214, 2004)
Alleys shall not be permitted in a single-family development except where a subdivision modification is approved.
(Ord. 185 § 1, 1998)
Improved pedestrianways not less than ten feet in width may be required where needed for traffic safety or for access to schools, playgrounds, shopping facilities, other community facilities or scenic easements.
(Ord. 185 § 1, 1998)
Equestrian, hiking trails and biking paths shall be provided in locations established by the general or specific plans. Adequate access points for the public, maintenance and emergency vehicles and parking facilities shall be provided as necessary.
All Class 1 recreational bike path design shall be in accordance with the state of California Department of Transportation, Loomis Bike Master Plan and these following requirements, whichever is more restrictive. Bicycle/pedestrian pathways must also meet ADA and Title 24 requirements.
A. 
Section. Bike path structural section shall be a minimum of two inches of asphalt concrete on four inches aggregate base or four inches of concrete. Bike paths shall have a minimum width of ten feet and two foot clearance to vertical objects each side. Minimum cross slope shall be two percent.
B. 
Design Speed. Bike paths shall be designed for a minimum design speed of fifteen miles per hour. A design speed of thirty miles per hour and minimum twelve feet wide paths are required for grades over four percent.
DESIGN SPEED
RADIUS
10 mph
15 feet
15 mph
35 feet
20 mph
70 feet
C. 
Grades. Grades along bike paths shall be as follows:
1. 
Maximum sustained grade (longer than five hundred feet) shall be no more than two percent.
2. 
Maximum sustained grade (no more than five hundred feet) shall be no more than five percent.
3. 
Maximum grade (no more than two hundred feet) shall be eight percent.
D. 
Striping. Striping of bike path shall be in accordance with the California Department of Transportation Highway Design Manual, latest edition.
Also, where applicable, two barrier posts/bollards shall be placed on bike path where it intersects with a roadway. Bollards shall be of a folding/collapsible design. Striping around bollards shall be in accordance with the Highway Design Manual.
E. 
Bridge Undercrossings. Where a bike path is to be placed beneath a bridge structure a minimum vertical clearance of ten feet shall be provided. The minimum elevation of the path shall coincide with the two-year water surface elevation.
(Ord. 185 § 1, 1998; Ord. 214, 2004)
Utility easements shall be five feet in width across the rear of all lots in double tiers where required to locate utilities. In the case of single tier lots, the easement shall be ten feet in width. Where easements are required on side lot lines, they shall be three feet in width all on one lot. When water mains are required to reach fire hydrants, the easements shall be three feet in width. Anchor easements shall be five feet in width and twenty feet in length. A utility easement of seven and one-half feet in width adjacent to and along the exterior boundaries of a subdivision may be required in place of or in addition to those easements of the type and width hereinabove described in this section. Easements may be wider to accommodate large or deep facilities as determined necessary by town engineer.
(Ord. 185 § 1, 1998)
A. 
Easements for storm drains or flood control channels, slope rights and other public uses shall be provided at such locations and to such widths as determined necessary by the town engineer.
B. 
Open space, public access, recreational and scenic easements shall be provided at such locations and to such widths as are necessary to accomplish the objectives, policies and programs of the general plan and in accordance with the purposes and policies of these regulations, any other applicable specific plan of the town, and the requirements of the Subdivision Map Act.
(Ord. 185 § 1, 1998)
Where determined by the planning commission to be necessary to promote the public health, safety or welfare, easements for centralized postal service facilities shall be provided in residential subdivisions.
(Ord. 185 § 1, 1998)
A. 
Blocks shall be designed to allow for adequate building sites for the type of use proposed; to allow for convenient pedestrian and vehicular circulation, access, traffic control and safety; and with regard to limitations created by topography.
B. 
The width of the blocks shall ordinarily be sufficient to allow for two tiers of lots. Block lengths shall not exceed one thousand five hundred feet, except in planned developments and similar projects where longer blocks have been approved by the commission in connection with overall design approval of the project or in other subdivisions where unusual topographic or other conditions exist.
(Ord. 185 § 1, 1998)
At intersections, all block corners shall have minimum twenty-foot radius curves at property lines. Greater radii or cut-offs may be required where necessary for traffic safety. At intersections of major arterials, block corners shall be a minimum of thirty-five foot radius.
(Ord. 185 § 1, 1998)
When determined necessary to promote the general welfare, and assure the orderly development of a community, residential lots within a proposed subdivision may be required to be increased in size so as to more closely conform to the size of existing nearby lots fronting on the same street in that neighborhood.
(Ord. 185 § 1, 1998)
Flag lots for single family usage may be approved if the following findings are made (no flag lots for other uses):
A. 
Either the flag lot is required by topographic conditions, or there is no alternative design for the development of the interior portions of excessively deep parcels; and
B. 
The flag lot will not be detrimental to public health, safety or welfare;
C. 
The narrow extension of a flag lot shall be a minimum twenty feet width, and maximum length two hundred feet building setback lines, minimum width, length, and area shall be measured without the narrow portion.
(Ord. 185 § 1, 1998)
Remnants of property which do not conform to lot requirements or are not required for a public or private utility or other public use or approved access purpose shall not be created by or left in a subdivision.
(Ord. 185 § 1, 1998)
All lots proposed to be graded shall be graded to provide adequate, positive drainage to the fronting sheet. Provision shall be made for proper erosion control, including the prevention of sedimentation or damage to off-site property. No more than one lot shall drain onto another before being intercepted by a drainage system within an easement. Nongraded lots shall be designed so that no more than one lot may drain onto another before being intercepted by a natural or graded drainage swale in an easement.
(Ord. 185 § 1, 1998)
All areas within a subdivision designated or planned as open space or for use for park or recreation purposes shall be either:
A. 
Designated as a separate parcel or parcels and dedicated to the town for park and recreation purposes;
B. 
Designated as a separate parcel or parcels and maintained as common open space within an approved planned development, condominium or community apartment project;
C. 
Contained within the various lots of the subdivision and maintained by the owners of such lots with open space easements.
(Ord. 185 § 1, 1998)
Storm drains shall be designed in conformance with Placer County storm water management manual, latest revision date adopted by Placer County water conservation and flood control district and the drainage section within the Loomis land development manual.
(Ord. 185 § 1, 1998; Ord. 214, 2004)
The configuration of lots and the design of improvements required by this chapter shall to the extent reasonable under the circumstance preserve indigenous natural resources such as, but not limited to, native trees, shrubs, wildlife and their habitat.
(Ord. 185 § 1, 1998)
A. 
The design of all subdivisions shall provide adequate drainage to reduce exposure to flood damage and shall in all respects conform to the requirements of Chapter 9, Article XXVI, Flood-plain Management Regulations and the National Flood Insurance Program Regulations set forth in Subchapter B of Title 44 of the Code of Federal Regulations Parts 59 and 60.
B. 
All final subdivision improvement plans will provide the elevation of the proposed building site. If the site is filled above the base flood, the final pad elevation shall be certified by a qualified registered professional engineer or surveyor and provided to the town floodplain management administrator.
C. 
All subdivision proposals shall be consistent with the need to minimize flood damage to existing and proposed properties.
D. 
All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize flood damage.
(Ord. 185 § 1, 1998)