A. The
street and highway design shall conform to City of Blue Lake Standards,
the City's General Plan, master plans adopted by the City, and specific
plans; and shall be subject to approval by the City Engineer. Right-of-way
for any such street or highway indicated on the Circulation Element
of the General Plan shall be provided by the subdivider. Traffic studies
shall be performed for new developments, when required, by the Planning
Commission or the City Engineer.
B. The
subdivider shall comply with the requirements of other legally constituted
bodies, such as the County or State, when a subdivision requires streets
and highways within their jurisdiction as part of the subdivision
plan.
A. All
streets shall, as far as practicable, be in alignment with existing
adjacent streets by continuations of the center lines thereof or by
adjustments by curves.
B. Streets
shall be required to intersect one another at a right angle, as near
as practicable; or the centerlines shall be offset at least 120 feet
for minor residential streets, and at least 150 feet for all other
streets.
C. Intersection
Corner Rounding. Whenever an A-1 arterial or an A-2 arterial street
or state highway intersects any other street or highway, the property
lines at each block corner shall be rounded with a curve having a
radius of not less than 30 feet. On all other street intersections
the property line at each block corner shall be rounded with a curve
having a radius of not less than 24 feet. In either case, the City
Engineer may direct that a greater curve radius may be required if
streets intersect other than at right angles.
D. Curve
Radius. The centerline curve radius on all streets and highways shall
be designed based upon professional design standards incorporating
design speed and sight distance; and shall be subject to approval
by the City Engineer.
E. Grades
of Streets and Highways. No street or highway shall have a grade of
more than 12%.
F. All
streets and highways shall be graded and paved to cross sections and
grades approved by the City Engineer. The subdivider shall improve
the extension of all subdivision streets, highways, or public ways
to the intercepting paving line of any county road, city street, or
state highway. All street cross sections shall include a minimum of
0.2 feet asphalt concrete on at least 0.70 feet Class 2 aggregate
base. R-value tests will be prepared by subdivider and submitted to
City Engineer. Structural section design will be based upon R-value
results, traffic intensity determinations, and soil tests. Soil bearing
tests may be required within the structural section during construction.
Soil compaction tests shall be prepared by a civil engineer, other
than the design engineer, at the frequency required by the City Engineer,
all at the cost of the subdivider. All test results shall be submitted
to the City Engineer.
A. Stubbed
Streets. Where necessary to give access to a future subdivision of
adjoining land, streets shall extend to the boundary of the property
and a cul-de-sac having a minimum radius of 50 feet or a hammerhead
evenly laid out at 25 feet by 90 feet, all areas of which will be
laid between property lines, shall be required and constructed. In
certain cases approved by the City, the resulting dead-end streets
may be approved without a cul-de-sac provided that control of access
across such dead-end street shall be vested in the City.
B. Half
Streets. Where a street is proposed adjacent and parallel to one boundary
line of the subdivision, the subdivider shall dedicate the entire
right-of-way to serve the subdivided land. Where an existing half
street is located adjacent and parallel to the boundary line of the
proposed subdivision, the subdivider shall dedicate additional right-of-way
to complete the entire right-of-way and provide such additional improvements
and easements as may be necessary to meet the requirements of this
chapter.
Reserved strips controlling the access to public ways or minimizing
values for special improvement assessments will not be approved unless
such strips are determined by the City Council, to be necessary for
the protection of the public welfare or of substantial property rights,
or both, and in no case unless the control and disposal of the land
comprising such strips is placed definitely within the jurisdiction
of the City under conditions approved by the Planning Commission.
A. Streets
and Highways.
1. Streets
and highways not shown on any street and highway plan, or the Circulation
Element of the General Plan, or not affected by proceedings initiated
by the City Council or approved by the City Council upon initiation
by other legally constituted governmental bodies, shall not be of
less width than those set forth hereunder, except where it can be
shown by the subdivider, to the satisfaction of the Planning Commission
that the topography of the small number of lots served and the probable
future traffic development are such as to unquestionably justify a
narrower width. Increased widths may be required where streets are
to serve commercial property or where probable traffic conditions
warrant such. Such determination shall be made by the Planning Commission
with results from the applicant's traffic study, prepared and submitted
by a registered civil engineer and subject to recommendations by the
City Engineer.
2. Approval
of determination of street or highway classifications within the City
shall be made by the Planning Commission and shall be processed as
an amendment to the Circulation Element of the General Plan. The City
Engineer will provide recommendations regarding classification.
B. Rights-of-Way.
Minimum right-of-way requirements and easement standards are prescribed
within the City's standard plans and standard specifications.
When the front of any lots proposed for commercial usage front
on any major or secondary street or highway, the subdivider shall
be required to dedicate and improve a service road to provide ingress
or egress to and from such lots or in lieu thereof, if approved by
the Planning Commission, the subdivider may dedicate for public use
and improvement an area approved by the Planning Commission, and adjacent
to such lots, for off-street parking purposes. When the front of any
lots proposed for residential usage front on any freeway, state highway
or parkway, the subdivider shall dedicate and improve a service road
at the front of such lots, unless such is already existent as a part
of such freeway or parkway. In addition to any requirements for a
service road, the Planning Commission may require adequate off-street
parking areas for all lots proposed for commercial usage.
When any lots are proposed for commercial or industrial usage,
alleys at least 30 feet in width shall be required at the rear thereof
with adequate ingress and egress for truck traffic as part of the
overall commercial development design. Where two alleys intersect,
the corner shall be cut either on a 20 feet radius to which the lot
boundaries are tangent or on a straight line connecting points on
both lot lines 15 feet from the corner of the lot at the intersection
of the alleys. The requirement may be waived by the Planning Commission.
When the rear of any lots border any major or secondary street,
highway, or parkway, the subdivider may be required to execute and
deliver to the City an instrument, deemed sufficient by the City Attorney,
prohibiting the right of ingress and egress to the rear of such lot
across the side lines of such streets or highway. When the rear of
any lots border any freeway, state highway or parkway, the subdivider
may be required to dedicate and improve a planting strip adjacent
to such parkway or freeway.
The subdivider shall grant easements where necessary, not less
than 15 feet in width for public utility, sanitary sewer, water and
drainage purposes on each side of rear lot lines, along side lot lines,
and in planting strips wherever necessary. This requirement may be
modified by the Planning Commission.
A. The
side lines of all lots, so far as possible, shall be at right angles
to the street which the lot faces, or radial or approximately radial
if the street is curved.
B. Setback
lines shall be shown on the improvement plans, shall be identified,
and shall be indicated by "dotted" lines. Setback lines will include,
but not be limited to, setbacks per zoning and other land use ordinances,
flooding elevation lines, etc. When setbacks become a matter of title,
they shall be shown on the final map or parcel map.
C. Divided
Lots. No lot shall be divided by a City boundary line.
D. All
lots less than 100 feet in width must have a depth-to-width ratio
not in excess of three to one. Lots with diverging side lot lines
shall have a minimum of 40 feet width at the building setback line.
E. Lot
Drainage. All lots shall be adequately drained and sloped in such
a manner that surface water is conducted through drainage channels
or gutters approved by the City Engineer. Drainage to adjacent parcels
is not permitted, unless contained within positive drainage improvements
and within legal easement designed for drainage transport. Drainage
design, on the improvement plans shall be in conformance with current
State Water Resources Control Board Non-Point Source Runoff Program
requirements, and the applicant's engineer shall make a statement
that such improvements are in compliance.
F. Double
frontage lots may be permitted only where necessitated by topographic
or other conditions approved by the Planning Commission with vehicle
access from one street only, and with a one-foot nonvehicular easement
to prevent vehicle ingress or egress, on the opposite side.
A. Block
Length. Blocks shall not exceed 500 feet in length except where necessitated
by topographical or other physical conditions.
B. Block
Depth. The depth of blocks shall be sufficient to allow for two tiers
of lots with rear easements, as required; but blocks shall not exceed
300 feet in depth, except where necessitated by topographical or other
physical conditions, or where permitted by provisions of Title 17,
Zoning.
C. Walkways.
The subdivider may be required to dedicate and improve walkways of
not less than 10 feet across long blocks and/or to provide access
to schools, parks, or other public facilities.
A. Where
a subdivision adjoins a railroad right-of-way, and the Zoning Ordinance
(Title 17 of this code) designates the property for industrial use,
the streets nearest to and running in the same general direction as
the railroad shall be as nearly parallel thereto as practicable and
at a sufficient distance therefrom to provide suitable depth for industrial
sites between the street and the railroad.
B. Railroad
crossings, setbacks to railroad tracks, and other design elements
shall be in conformance with California PVC standards unless waived
by the Planning Commission.
In the event that the subdivision is bordered or traversed by
any watercourses, channels, streams, or creeks, the subdivider shall
dedicate rights-of-way or easements for storm drainage conforming
substantially with the lines of such watercourses, channels, streams,
or creeks, and shall dedicate such additional rights-of-way as shall
be required by the City Engineer for structures or channel changes
for disposal of surface and stormwater, or for City access along the
watercourse necessary to permit the proper maintenance thereof when
such maintenance is the responsibility of a public body.
Areas which are subject to the ponding of surface water shall
not be subdivided unless approved by the Planning Commission. The
City Engineer shall make an investigation and report to the Planning
Commission on the adequacy of measures taken or proposed to be taken
by the subdivider. The Planning Commission shall establish conditions
of approval of the tentative map.
Where, in accordance with provisions of Title
17, Zoning, a use permit has been granted authorizing a planned unit development on the land, or a portion of the land proposed to be subdivided, the plan of the subdivision shall conform with the plan of the planned unit development as approved by the Planning Commission and City Council. The Planning Commission may allow for good cause shown some of the principles and standards set forth in Chapter
16.16 to be utilized in a planned unit development subdivision. Exceptions to the subdivision regulations, which are necessary or desirable to execute the planned unit development as approved by the Planning Commission, shall be applied for in accordance with the provisions of this chapter and consistent with the provisions of the Subdivision Map Act.
In all respects, the subdivision will be considered in relation
to the Blue Lake General Plan, the Circulation Element of the General
Plan, and specific plans adopted for the purpose of carrying out the
General Plan.
A copy of the deed restrictions applicable to the subdivision
shall be filed with the Planning Commission at the time of filing
the final map or parcel map. If the deed restrictions are changed
prior to the sale of any property the amended restrictions shall be
filed with the Planning Commission.
A. All
lots shall be suitable for the purpose for which they are intended
to be sold, leased or used.
B. Residential
lots abutting a limited access way shall normally have access on a
frontage road, minor street or collector street.
C. Where
the subdivision is of such a size that the Commission deems it proper,
it shall require that the subdivider designate suitable areas and
facilities, and/or pay in-lieu fees for public facilities, parks,
playgrounds, schools, drainage improvements and other public building
sites and infrastructures that may be required. The in-lieu fees shall
be established by the City Council. The fees shall be paid to the
City prior to the beginning of construction and prior to City approval
of the subdivision map or final map.
Elementary school sites and park sites should be located so
that pedestrians need not cross major arterials in order to walk from
home to school. Public school site selection shall be subject to Section
66413.7,
Government Codes (Development of Public School Sites) of
the Subdivision Map Act. Shopping centers should be located on arterials
to prevent unnecessary commercial traffic from driving through residential
neighborhoods, as determined by the Planning Commission after review
of a subdivider-prepared traffic study.
D. Existing
trees shall be preserved within any public way whenever such trees
are suitably located, healthy and of desirable variety, when required
by the Planning Commission. A registered forester may be required,
by the Planning Commission, to prepare and submit a report to the
City to determine the suitability of proposed tree removal for new
developments. The subdivider may be required, by the Planning Commission,
to provide reports prepared by landscape architects regarding the
design plan for proposed landscaping in new developments.
E. Fire
hydrants, gated connections and appurtenances to provide adequate
fire protection, shall be furnished in place by the subdivider. Said
fire protection facilities shall be furnished in accordance with the
standards of the Blue Lake Fire Protection Districts, the Insurance
Service Office, and as approved by the City Engineer. All residential
or commercial structures shall be located within 600 feet of a fire
hydrant.
F. Permanent
type traffic barricades shall be furnished at the dead-end of streets
adjacent to undeveloped land.
G. Failure
of the subdivider to provide sufficient design information or to make
provisions for required streets, highways, schools, drainage, water,
sewerage, and all other planned and required public facilities, as
required in this and other City ordinances, shall be reason for rejection
of the tentative map by the City Engineer as an incomplete submission.
All dedications shall be in accordance with the requirements
of Article 3 of Chapter 4 of Division 2 of Title 7 of the Government
Code (commencing with Section 66475). The dedication of land, or the
payment of fees in-lieu thereof, or a combination of both, for park
or recreational purposes shall be required as a condition to the approval
of a tentative map or parcel map per Section 66477 of the Government
Code. Such requirement will be established in accordance with the
policies and regulations of the General Plan and zoning ordinances
of the City of Blue Lake.
A. Requirements.
The determination of dedication requirements or the payment of fees
shall be as determined by the Planning Commission. The determination
of fees shall be made by the City Council upon recommendation by the
Planning Commission.
B. Park
Standards. The City of Blue Lake finds that the public interest, health,
safety and welfare of the community requires three acres of property
for each 1,000 residents be devoted to community parks and recreational
purposes. This section is enacted pursuant to
Government Code Section
66477.
C. Fee
Assessments. New subdivisions of land shall be assessed a fee for
recreational facilities for each parcel created by the subdivision.
The City Council will accept dedication of land and may consider permanently
dedicated private open space in determining the fee. The fee assessment
for parkland and recreation purposes shall be established by the fees
schedule established by the City Council of the City of Blue Lake.
D. Disposition
of Fees. Disposition of all parkland and recreation fees shall be
in accordance with the requirements of Chapter 4, of Division 2, of
Title 7 of the
Government Code (commencing with Sections 66475 and
66483, respectively), as amended.
E. Exemptions.
All subdivisions of less than 50 parcels shall pay fees for parkland
and shall not provide land dedication. Commercial and industrial subdivisions
are exempt from the park and recreation fees assessment. Any building
permit requested for a residential structure on such exempted commercial
and industrial subdivision will require payment in full to the City
of the exempted fee at the value then in force at the time of the
building permit request.
This section is enacted and shall be considered in accordance
with Section 66483 of the
Government Code of the State of California.
Fees will be required for storm drainage and sanitary sewer off-site
improvements in accordance with the policies and regulations in the
ordinances of the City of Blue Lake.
A. Requirements.
As a condition of approval for a final map or parcel map, the subdivider
shall pay in-lieu fees for storm drainage and may be required to pay
in-lieu fees as well as provide infrastructure improvements to the
sanitary sewer system.
B. Fee
Assessments. New subdivisions of land shall be assessed a fee for
the following improvements: storm drainage, sanitary sewer off-site
improvements, bridges, major thoroughfares, and groundwater recharge
facilities for each parcel created by the subdivision. The fees will
be established by the City Council of the City of Blue Lake and will
be kept current in accordance with state and local laws.
C. Disposition
of Fees. All fees collected by the City will be handled in conformance
with Section 66483 of the
Government Code.
D. Exemptions.
No subdivisions are exempt from these requirements.