(a)
Subdivisions.
The design standards set forth in this article shall be used in the
design of subdivisions. The specific design criteria set forth in
this article shall be used as the basis for design, and specific design
parameters shall not be exceeded during design. Where referenced,
design shall be based upon, and in conformance with, certain publications.
Conformance with the design standards of the City shall not alone
satisfy the requirements for the approval of plans. In addition, design
shall be in conformance with standard engineering practices. All street
improvement plans, including plans for water, sanitary sewers, and
storm drains, shall be prepared and signed by a civil engineer registered
in the State. All final maps and parcel maps shall be prepared and
signed by a civil engineer registered in the State or a land surveyor
licensed in the State. All building and on-site improvement plans
shall be prepared and signed by a civil engineer, structural engineer,
or architect registered in the State. Where provided for by law, buildings
may be designed by building designers licensed in the State. All landscaping
plans shall be prepared and signed by a landscape architect registered
in the State.
(b)
Other development projects. The provisions set forth in subsection (a) of this section shall apply to all other development projects within the City for which a subdivision is not requested nor required. Where a project is of such an unusual nature that design standards and parameters have not been set forth in this chapter, the City Engineer shall establish such standards and parameters consistent with standard engineering practices.
(§ 2 Exh. B, Ord. 938,
eff. July 3, 2008)
All improvement plans, building plans, subdivision plans, tentative
tract maps, parcel maps, final maps, and construction shall conform
to the General Plan. No plan shall be approved which is not in conformance
with the General Plan. Occupancy permits shall not be issued for structures
not in conformance with the General Plan, and public improvements
shall not be accepted for the dedication if they are not in conformance
with the General Plan.
(§ 2 Exh. B, Ord. 938,
eff. July 3, 2008)
(a)
Design
standards.
(1)
Bicycle and equestrian facilities identified in the General Plan
shall be constructed and dedicated to the City by the developer as
public use easements.
(2)
All lots within subdivisions where the keeping of horses is permitted
shall be provided access to equestrian public use easements whenever
possible.
(3)
Bicycle trails shall only be required for subdivisions containing
200 or more parcels and shall be constructed of asphalt concrete or
Portland cement concrete. The minimum section for asphalt concrete
bicycle trails shall be 0.17 feet of asphalt concrete over 0.33 feet
of aggregate base or 0.33 feet of asphalt concrete over native soil.
The minimum section for Portland cement concrete bicycle trails shall
be 0.33 feet over native soil. Pavement and aggregate base shall be
per the recommendations of a soils engineer and approved by the City
Engineer.
(4)
Bicycle lanes shall be lanes within improved roadways for the use
of bicycles only. Vehicle parking in such areas shall be prohibited.
Such lanes shall be clearly marked with signs and pavement striping
as required by the City Engineer.
(5)
Equestrian trails shall be designed in accordance with the adopted
Equestrian/Hiking Trails Design Manual.
(6)
The general widths and grades of the various trails are prescribed
in Table 4-1 as set forth in this subsection.
|
Table 4-1
Standards for Bicycle and Equestrian Trails
| ||
|---|---|---|
|
Facility
|
Minimum Easement Width
|
Maximum Grade
|
|
Bicycle Trails (off-road)*
|
10 feet
|
6%
|
|
Bicycle Lanes (in public roadways)
|
8 feet
|
Match road grade
|
|
Hiking/Equestrian Trails (General Plan)**
|
20 feet
|
8% if natural surface and 5% where trail crosses paving or is
treated
|
|
Hiking/Equestrian Trails (feeder)**
|
10 feet
|
8% if natural surface and 5% where trail crosses paving or is
treated
|
|
*
|
May be reduced to 8 feet if restricted to travel in one direction.
|
|
**
|
Over 8%, switchbacks may be used. This may result in trails
wider than noted.
|
(b)
Routing.
The routing of trails shall provide a safe area for hiking, bicycle
traffic, and equestrian traffic. Wherever possible, such means of
travel shall be separated from vehicular and normal pedestrian traffic.
Conflicts between various modes of travel shall be kept to a minimum.
Such conflicts shall be accepted by the City only when alternative
paths or trails are not available. For the purposes of this subsection,
“conflicts” shall mean those areas where different modes
of travel cross. The combined use of bicycle trails and equestrian
trails shall not be approved unless significant environmental impacts
would result from an alternate design. Hiking/equestrian and bicycle
trails that cross arterial streets shall be at signalized or traffic
controlled intersections.
(c)
Improvements and dedications. Bikeways and equestrian/hiking trails shall be constructed as set forth in subsection (a) of this section. All bike trails, General Plan, and feeder equestrian/hiking trails shall be dedicated to the City.
Dedicated facilities shall conform to the following requirements:
(1)
Where bicycle, hiking, and equestrian trails have been prescribed
by the General Plan, and where such routes are within property to
be developed, or contiguous thereto, the developer shall construct
and dedicate such facilities as public use easements.
(2)
The developer shall construct feeder, bicycle, and equestrian trails
to the master planned facilities from developments generating bicycle,
hiking, or equestrian traffic as determined by adopted City Council
Policy.
(3)
Trails within developments may be constructed and dedicated as public
use easements to the City as required by the nature of the development
and as determined by the City Council.
(4)
All trails to be dedicated to the City, and located outside of public
rights-of-way, shall be fully contained within easements granted to
the City for access, maintenance, and the intended use. The widths
of such easements shall conform to the width of the path or trail
prescribed in this section. Table 4-1 specifies the minimum widths
required. Improvement plans shall not be approved until such easements
have been recorded with the County Recorder.
(5)
The following provisions will be required of all subdivisions developed
with General Plan or feeder equestrian/hiking trails:
(A)
The developer shall design, improve, and dedicate to the City all
General Plan equestrian/hiking trail alignments within the subdivision.
(B)
The developer shall improve and convey all feeder equestrian/hiking
trails to the homeowner association as a public use easement for all
lots within the subdivision. The homeowner association shall irrevocably
dedicate such easements to the City and shall execute and record,
in the Office of the County Recorder of the County of Orange, an agreement
binding the association, its successors and assigns to keep and maintain
such trails to the City standards. The following provisions shall
be included within the CC&R for the subdivision:
(i)
Provision for maintenance of all equestrian/hiking feeder trails
by the homeowner association. If the developer and City agree that
a General Plan trail should be maintained by the homeowner association,
provisions (ii), (iii) and (iv), following, shall also apply to said
General Plan trail;
(ii)
Provision requiring City approval of any amendment to the CC&R
that will, in any manner, affect the integrity of the feeder trail
design standards, the feeder trail system, or its level of maintenance;
(iii)
Provision requiring that all trail maintenance conform to the
“Maintenance Standards” as per the City’s adopted
Equestrian/Hiking Trail Design Manual;
(iv)
Provision within the CC&R that gives the City the right
to assume maintenance of the equestrian/hiking feeder trails if the
City determines that the homeowner association has not maintained
the equestrian trails at the minimum standards per the adopted Equestrian/Hiking
Trail Design Manual. Furthermore, if the City assumes maintenance
of the trail system, all costs, including administration, shall become
a lien on each property or residential lot within the subdivision.
(C)
The developer of any subdivision having no homeowner association
shall be responsible for construction and maintenance of the feeder
trails until the individual property is transferred to the individual
owners. The developer shall record deed restrictions on each lot such
that the individual property owner shall be responsible for maintenance
of that portion of the equestrian trail easement traversing the lot.
The restrictions shall include a clause that .”...if the individual
property owner does not maintain the trail per the minimum standards
of the adopted Equestrian/Hiking Trail Design Manual, the City has
the right to assume maintenance of the trail system; all costs, including
administration, shall become a lien on the property.” Furthermore,
reciprocal easements shall be granted to each and every lot owner
for use of said equestrian trail easement(s).
(D)
All trails shall be designed and improved in accordance with the
adopted Equestrian/Hiking Trail Design Manual. The design and improvements
are to be included as a part of the grading plan which is to be reviewed
and approved by the City prior to the recordation of a final map.
All trail improvements are to be installed and certified by the City
as to conformance with approved plans prior to release of any use
and occupancy permit.
(E)
Private bikeways and equestrian trails. Private bikeways and equestrian
trails may be permitted if outside the public right-of-way. Such facilities
shall conform to all of the following criteria:
(i)
The facility shall not be prescribed by the General Plan.
(ii)
The facility shall be constructed in accordance with the requirements
of this section. Width reductions for equestrian trails may be approved
by the City Engineer; but no equestrian trail shall be less than 10
feet wide. Width reductions for bikeways shall not be permitted.
(iii)
The facility shall not create an undue risk to the public safety.
(iv)
The facility shall not be in conflict with adjacent properties.
(v)
Proof of the intention and ability to maintain the facility
shall be provided the City Engineer in the form of legal documents
fixing such responsibility.
(§ 2 Exh. B, Ord. 938,
eff. July 3, 2008)
Developers of properties are responsible for insuring that a
project’s boundaries blend with surrounding properties. Phased
projects shall not leave boundaries in an unfinished manner in anticipation
of the resumption of work in future phases. The condition of boundaries
shall be clearly indicated on tentative maps, grading plans, and improvement
plans and shall meet the requirements of the City. Such requirements
shall include, but not be limited to, the following:
(a)
Slopes
shall be landscaped and maintained until the assumption of responsibility
by the property owners;
(b)
Dead-end
streets shall be barricaded;
(c)
Drainage
facilities shall be installed to prevent erosion;
(d)
Construction
materials shall not be stockpiled adjacent to boundaries;
(e)
A
general cleanup in the area of the boundary shall be conducted to
remove refuse and waste materials;
(f)
Soil,
sand, and aggregate shall not be stockpiled near a boundary;
(g)
Streets
shall be swept and cleaned by the developer where construction work
has necessitated such efforts;
(h)
Fencing
may be required to prevent easy access to areas which are considered
dangerous to the general public;
(i)
The
developer shall be required to deposit funds or post bonds to insure
the completion of the work adjacent to a project’s boundaries;
(j)
Individual
lot property lines shall be at the top of slopes; and
(k)
The
tentative tract map, tentative parcel map, or site plan shall indicate
the effect a project has upon the view from all adjacent, properties.
Adverse effects may be grounds for the denial of a project. Such effects
shall be indicated in a manner acceptable to the City but at least
shall consist of the necessary cross sections.
(§ 2 Exh. B, Ord. 938,
eff. July 3, 2008)
(a)
Design
standards. Drainage facilities shall be designed using flows derived
from the rational method. The exact determination of the design flows
for local facilities shall be based upon a 25 year storm and computed
in accordance with the Orange County Hydrology Manual, as last revised,
of the Orange County Flood Control District. All facilities shall
also conform to the current Master Plan of Drainage for the San Juan
Capistrano-Capistrano Beach Area. In addition, the drainage system
design shall be in compliance with the most recently adopted NPDES
(National Pollution Discharge Elimination Standards) by the City and
San Diego Regional Water Control Board.
All materials and methods of construction shall conform to the
Standard Specifications and the Standard Plans of Orange County, as
last revised. The minimum internal diameter for drainage pipes to
be dedicated to the City shall be 18 inches.
(b)
General
requirements. The following requirements shall apply:
(1)
Developers shall pay all acreage drainage fees in accordance with
the Master Plan for Drainage for the San Juan Capistrano-Capistrano
Beach Area and applicable City fee schedules.
(2)
Developers shall prepare the necessary improvement plans and construct
all the necessary drainage facilities to the satisfaction of the City
Engineer. For the purposes of this subsection, “necessary drainage
facilities” shall mean all channels (open or closed), catch
basins, manholes, junction structures, desilting basins, energy dissipators,
and the appurtenant equipment and structures necessary to remove surface
water from the land to be developed.
(3)
For the purposes of this subsection, “surface water removal”
shall mean the interception of all surface water which has historically
arrived onto the property and discharging such water from the property.
The water discharged shall be delivered to adjacent properties in
a manner consistent with NPDES and to the satisfaction of the City
Engineer. Developers shall bear the total responsibility for such
interception and discharge of surface waters.
(4)
Developers shall be responsible for the acceptance and discharge
of surface waters during construction. Interim drainage facilities
may be required by the City Engineer, subject to compliance with the
most recently adopted provisions for NPDES.
(c)
Reimbursement
agreements. All facilities indicated within the Master Plan of Drainage
for the San Juan Capistrano-Capistrano Beach Area, and within the
property to be developed or contiguous thereto, shall be constructed
by the developers at their expense. Those costs for the construction
of facilities within said Master Plan which are in excess of the funds
deposited for the acreage drainage fees may be reimbursed to the developer
by means of a reimbursement agreement. If the City enters into such
an agreement, a public hearing shall be held to determine the funds
required and the area of benefit from the drainage facilities. A copy
of the standard City reimbursement agreement is on file and available
at the City offices.
(d)
Dedications.
Drainage facilities constructed within public rights-of-way shall
be dedicated to the City. Drainage facilities outside of public rights-of-way
may be required to be dedicated to the City. All closed drainage facilities
outside public rights-of-way joining City drainage facilities shall
be dedicated to the City. Open channels collecting local surface drainage
shall not be dedicated to or maintained by the City, except in unusual
cases as determined by the City Engineer. All facilities to be dedicated
to the City outside public rights-of-way shall be constructed within
exclusive easements granted to the City for access and maintenance
purposes. Vehicular access within such easements shall be provided
by the developer as approved by the City Engineer. No boundary of
any such easement shall be less than 10 feet from the center line
of the drainage facilities to be dedicated to the City. In addition,
such easements shall be configured in such a manner that maintenance
can be conducted without encroaching upon private property. All such
easements shall be recorded with the County Recorder prior to the
approval of the improvement plans.
(§ 2 Exh. B, Ord. 938,
eff. July 3, 2008)
(a)
Location
and width.
(1)
All driveways. The total width of the driveway shall not exceed 60%
of the property frontage, and the frontage length, minus the driveway,
shall not be less than 20 feet. Such percentages and frontage requirements
shall not apply in the case of panhandle or irregularly-shaped lots.
Such lots shall maintain the minimum driveway width requirement, plus
a minimum of two feet of full-height curb between the driveway and
property line on both sides. Driveways shall be designed consistently
with the City standard plans.
(2)
Residential driveways. Residential driveways shall be constructed
between 12 feet and 28 feet in width. For the purposes of this subsection,
“width” shall mean the flat portion of the driveway and
shall not include the grade transitioning to a full-height curb at
the depressed approach. A minimum distance of 24 feet of full-height
curb shall be maintained between driveways on the same property, and
two feet of full-height curb shall be maintained between the property
line and a driveway, except where common driveways serving two contiguous
parcels.
There shall be at least 10 feet of full-height curb between
a curb return and a driveway.
(3)
Commercial and industrial. Commercial and industrial driveways shall
be constructed between 14 feet and 35 feet in width. A minimum curb
return radius of six feet shall be provided. A minimum distance of
110 feet away from the centerline of any other driveway as measured
along the ultimate right-of-way lines of an abutting street shall
be provided. The centerline of a driveway shall be a minimum of 200
feet from the centerline of any other street opening.
(b)
Materials.
Driveways within public rights-of-way shall be concrete. The only
exception shall be in the Agri-Business (A), Residential/Agriculture
(RA), Hillside Residential (HR), Single-Family-40,000 (RSE-40,000),
and Single-Family-20,000 (RSE-20,000) Districts where equestrian trails
are located in the rights-of-way and where local rural streets are
permitted. On-site driveways shall be constructed of asphalt, concrete,
or a non-erodible material approved by the City Engineer. Residential
driveways in the Single-Family-10,000 (RS-10,000), Single-Family-7,000
(RS-7,000), Single-Family-4,000 (RS-4,000), Residential Garden-7,000
(RG-7,000), Residential Garden-4,000 (RG-4,000), Multiple-Family (RM),
Affordable Family/Senior Housing (AF/SH), Mobilehome Park (MHP), and
Planned Community (PC) Districts shall be constructed entirely of
concrete, except at hiking/equestrian trail crossings.
(§ 2 Exh. B, Ord. 938,
eff. July 3, 2008)
(a)
General
requirements.
(2)
Cut or fill slopes shall be no steeper than a ratio of 2:1 or two
feet horizontal to one foot vertical. All grading plans having slopes
of a vertical height equal to or greater than five feet and/or involving
the movement of 5,000 or more cubic yards of soils shall be prepared
by a civil engineer registered in the State. Where vertical heights
are 10 feet or greater the grading plans shall be accompanied by a
landscaping plan, including an automatic irrigation system. Such landscaping
plans shall be prepared by a landscape architect registered in the
State. All plans shall be submitted to the City for review and approval.
A geotechnical report, which contains a soils condition analysis and
subsurface geological analysis shall be prepared in accordance with
City guidelines and most recently adopted State of California seismic
hazards maps.
(b)
Terraces
and vertical curves.
(1)
Terraces. All slopes 30 feet or more in vertical height shall be
terraced at their mid-height. The vertical distance between terraces
shall not exceed 30 feet. The terraces shall have a minimum width
of six feet, but shall not exceed 20 feet in width. Terraces shall
be sloped from the top of the lower slope to the toe of the upper
slope at a grade of 10%. Drainage channels shall be placed on the
terrace a distance of one foot from the toe of the upper slope. The
terrace shall change grade at least once every 200 horizontal feet
to provide an undulating and natural appearance, but the average lateral
grade shall be at least 6%. The channel shall be so dimensioned as
required by hydraulic design but shall not exceed six feet in width
and three feet in depth. No drainage facility shall carry surface
water tributary from an area exceeding 13,500 square feet (projected).
Open downdrains may be positioned perpendicular to a slope and constructed
of a material having a natural appearance, including earthtoned concrete.
Such slope requirements are illustrated in Figure 4-1.
 Figure 4-1 Typical Slope Section (Figure not to
scale)
|
|
a =
|
6′ Minimum
|
|
b =
|
0.50 H, 10′ Minimum, 30′ Maximum, and 28′
Maximum at Terrace
|
|
Notes:
| |
|
a =
|
Terrace Width
|
|
b =
|
“X” FT. Vertical Curve
|
|
c =
|
Point of Intersection of Slope Tangents
|
|
d =
|
Slope 2:1 or Flatter
|
|
e =
|
Drainage Channel
|
|
f =
|
Top of Slope
|
|
g =
|
Toe of Slope
|
(2)
Vertical curves. All slopes 10 feet or more in height shall have
vertical curves placed at the top of the lower slope at the terraces.
There shall be no vertical curve at the toe of the upper slope at
the terraces. The length of all such vertical curves shall equal one-half
the total vertical height of the slope but shall not be less than
10 feet nor more than 30 feet. Vertical curves at the terraces shall
not exceed 28 feet in length. For the purposes of this section, “toe
of the slope” shall mean the beginning vertical curve point
at the bottom of the slope. For the purposes of this section, “top
of the slope” shall mean the end vertical point at the top of
the slope. For the purposes of this section, “width of a terrace”
shall mean the distance between the toe of the upper slope and the
vertical point of the intersection of the tangents of the lower slope
and the terrace. Such slope requirements are illustrated in Figure
4-1.
(3)
Exceptions. Slopes having a horizontal to vertical ratio equal to
or greater than five to one shall not require terraces or vertical
curves.
(c)
Cut
slopes and fill slopes combined prohibited. Cut slopes and fill slopes
combined shall not be permitted. In slope areas that would have combination
cut/fill slopes, all cut slopes shall be overexcavated and replaced
with a fill slope design in accordance with the engineering geologist
and approved by the City Engineer.
(d)
Design
standards for setbacks. The toes and tops of cut and fill slopes shall
be set back from the property lines. For the purposes of this section,
“toes and tops of the slopes” requiring vertical curves
as set forth in this section shall mean the end curve point of the
vertical curve. Retaining walls may be used on cut and fill slopes
when designed by a registered structural or civil engineer. The faces
of retaining walls shall be considered the toes of the slopes for
setback purposes.
(e)
General
design standards.
(1)
The overall shape, height, and grade of any cut or fill slope shall
be developed in concert with the existing contours and scale of the
natural terrain of a particular site.
(2)
Where two cut or fill slopes intersect, the ends of each shall be
horizontally rounded and blended with a minimum radius of 25 feet.
(3)
Where any cut or fill slope meets the natural grade, the ends of
each slope shall be vertically and/or horizontally rounded and blended
with the natural contours so as to present a natural slope appearance.
(4)
Where any cut or fill slope exceeds 100 feet in horizontal length,
the horizontal contours of the slope shall be curved in a continuous
undulating fashion with radii no greater than 300 feet.
(5)
All street sections within 20 feet or less from the toe of a slope
10 feet in height or more, shall be shown and marked on the plan.
These sections shall be protected from underground seepage by cut-off
subdrain barriers in accordance with adopted City standards.
(6)
Detailed landscaping plans shall be implemented for all cut or fill
slopes in excess of three feet in height.
(7)
Detailed landscaping and irrigation plans shall be implemented for
all slopes in excess of 10 feet in height.
(8)
The planting and irrigation of all slopes in excess of 15 feet in
height shall be commenced in accordance with the approved plans immediately
upon the completion of the rough grading operations.
(9)
The planting and irrigation of all slopes less than 15 feet in height
shall be commenced in accordance with the approved plans immediately
upon the completion of the finish grading operations.
(10)
All planting and the irrigation of slopes shall be completed and
approved by the City prior to the issuance of occupancy permits.
(11)
The applicant and/or developer shall be responsible for the maintenance
and upkeep of all slope plantings and irrigation systems until such
time as the individual properties and dwellings are occupied or until
a homeowner association accepts the responsibility to maintain the
landscaping in common areas.
(§ 2 Exh. B, Ord. 938,
eff. July 3, 2008)
The provisions of this section establish the procedures for
the determination of lot size and setback requirements for unusually-shaped
and cul-de-sac lots. The actual minimum lot areas and setbacks are
described in Chapter 3 Zoning Districts and Standards of this title.
(a)
Irregularly-shaped
lots. Setback distances shall be determined by establishing a setback
area equal in width to the setback requirements of Chapter 3 Zoning
Districts and Standards of this title. Such setback area shall not
be encroached upon by any nonpermitted structure, as set forth in
Chapter 3 Zoning Districts and Standards of this title.
The setback area shall be determined as follows:
(1)
Figure 4-2 illustrates the method of setback requirements.
 Figure 4-2 Irregular Lot Setbacks
|
(2)
The front setback area shall be determined by the front property
line, and the setback line shall be located within the property at
the prescribed setback distance and parallel to the front property
line.
(3)
The rear setback area shall be determined by the rear property line,
and the setback line shall be located within the property at the prescribed
setback distance and parallel to the rear property line.
(4)
The side setback areas shall be determined by the side property lines,
and the setback lines shall be located within the property at the
prescribed setback distance and parallel to the side property line.
(5)
At corners where the side setback areas intersect with the front
or rear setback areas, the point of intersection of the setback lines
shall describe the limits of the setback area.
(6)
Long and narrow portions of irregularly-shaped lots used for access
to the main portion of the lot shall not be considered in establishing
setback areas, nor shall they be credited for meeting the total area
requirement of a lot. The minimum width of the driveway shall be either
that required by Orange County Fire Authority or this title, whichever
is greater.
(7)
Where the front property line is not readily apparent, it shall be
determined as follows:
(A)
Lots set back from the public right-of-way with long narrow portions
for access shall have that line, or series of lines, joining such
a portion established as the front property line.
(B)
On through lots, the front property line shall be that property line
through which access to the property is gained.
(C)
For corner lots and in cases where the front lot line is not clearly identifiable under subsection (A) or
(D)
of this subsection, the Planning Director shall determine the front
lot line. The Planning Director shall use the following criteria in
making such determinations:
(i)
The orientation of the existing buildings on adjacent lots;
(ii)
With corner lots, the possible different classification and
function of the two intersecting streets, for example, if one street
is local and the other is arterial, the access and front lot line
should normally be on the local street;
(iii)
The topography and orientation of the buildable portion of the
lot; and
(iv)
The practice, in the design of subdivisions, of orienting most
corner lots so that the shortest exterior property line is the front
property line.
(8)
Where the rear property line is not readily apparent, it shall be
interpreted as that property line, or series of lines, most closely
parallel to the front property line.
(9)
Where the side property lines are not readily apparent, they shall
be interpreted as the two property lines, or series of lines, joining
the front and rear property lines.
(10)
The Planning Director shall interpret the designation of property
lines where a clear and obvious interpretation is not possible.
(b)
Cul-de-sac
lots.
(1)
Front yard setbacks. The front yard setback for cul-de-sac lots shall
be determined in the same manner as for other lots, that is, the required
minimum horizontal distance between the building line and the ultimate
street right-of-way line.
(2)
Minimum street frontage. The front chord length of the central angle
describing the front property line shall not be less than 67% of the
minimum street frontage as described in Article 3 Base District Regulations/Standards
of Chapter 3 of this title. The side yard and rear yard setbacks shall
be determined as set forth in subsection (a) of this section. The
area of the lot shall be based upon the total area encompassed by
the property lines, regardless of the property shape. The setback
requirements for cul-de-sac lots are illustrated in Figure 4-3.
 Figure 4-3 Cul-de-Sac Lot Setbacks
|
(§ 2 Exh. B, Ord. 938,
eff. July 3, 2008)
(a)
Boundary
monuments. Each final map shall indicate durable monuments of not
less than two inch iron pipe at least 18 inches long found or set
at or near each boundary corner and at intermediate points, approximately
1,000 feet apart, or at such lesser distance as may be necessary by
topography or culture to insure accuracy in the reestablishment of
any point or line without unreasonable difficulty. The precise position
and character of each monument shall be shown on the final map, together
with the approximate elevation of the top of each such monument with
respect to the surface of the ground.
(b)
Lot
monuments. All lot corners shall be monumented with not less than
a three-fourths inch iron pipe or by offset monuments as approved
by the City Engineer.
(c)
Center
line monuments. Street, alley, and way center line monuments shall
be set to mark the intersections of streets, intersection of streets
with alleys or ways, intersections of alleys with alleys or ways,
and at the intersection of any street, alley, or way with a tract
boundary. Street center line monuments shall also be set to mark either
the beginning and end of curves or the points of intersection of the
tangents thereof. Such center line monuments shall be of not less
than two inch iron pipe at least 18 inches long set in the subgrade.
(d)
Center
line monuments—Notes to be furnished. For each center line intersection
monument set, the engineer or surveyor under whose supervision the
survey has been made shall furnish to the City Engineer a reproducible
set of notes showing clearly the ties between such monuments and a
sufficient number, not less than four, of durable distinctive reference
points of the monuments. Such reference points may be lead and tacks,
PK nails, or three-fourths inch iron pipe not less than 16 inches
long in which is secured a tag bearing the surveyor’s or engineer’s
registration number, or such substitute therefor, as is not likely
to be disturbed and is approved by the City Engineer.
The set of notes furnished shall be drawn in ink on eight and
one-half (8 1/2) inch by 11 inch sheets of reproducible polyester
film and shall conform to the standardized office records of the City
Engineer.
(e)
Identification
marks. All monuments set as required by this section shall be permanently
marked or tagged with the registration or license number of the civil
engineer or land surveyor under whose supervision the survey was made.
(f)
Inspections.
All monuments shall be subject to inspection and approval by the City
Engineer.
(§ 2 Exh. B, Ord. 938,
eff. July 3, 2008)
(a)
Authority.
The provisions of this section are enacted pursuant to the authority
granted by the Government Code of the State. The park and recreational
facilities for which the dedication of land and/or the payment of
a fee is required by this article are in accordance with the Parks
and Recreation Element of the General Plan.
(b)
General
requirements.
(1)
As a condition of approval of a tentative map, the subdivider shall
dedicate land, and/or improvements/amenities, and/or pay a fee for
the purpose of developing new or rehabilitating existing park or recreational
facilities to serve the subdivision. This requirement shall apply
to all subdivisions except those exempted by Section 66477 of the
Government Code.
(2)
Except as provided in subsection (3) of this subsection, if the proposed
subdivision contains 50 parcels or less, the subdivider shall not
be required to dedicate any land for park and recreational purposes
without his or her consent, but shall pay a fee in accordance with
subsection (e) of this section.
(3)
When a condominium project, stock cooperative, or community apartment
project exceeds 50 dwelling units, dedication of land map be required
notwithstanding that the number of parcels may be less than 50.
(c)
General
standards.
(1)
Ratio of park land to population. Section 66477 of the Government
Code of the State specifies that up to five acres of park land per
1,000 residents brought into a City by new development may be required
to be dedicated provided that at least a five acre per 1,000 person
ratio already existed in that City as of the last Federal census.
The last Federal census, taken in April 2000, counted a City population
of 33,826. At that time the total neighborhood and community park
acreage in the City was 229 acres. These quantities yield a ratio
of 6.78 acres per 1,000 persons in the City. Thus, the required existing
minimum five acres per 1,000 standard has been met.
In accordance with the preceding standards and computations
and the City’s finding that the public health, welfare, and
quality of life require the continuation of the existing ratio of
park land to population, within the limitations of State law, five
acres of land for each 1,000 persons residing within the City shall
be devoted to local park purposes.
(2)
Household size. In order to compute the number of persons being brought
into the City by a given residential project, it is necessary to multiply
the number of units by an average household size standard for each
type of unit. Section 66477 of the Government Code of the State stated
that the average size of each class of household shall be “the
same as that disclosed by the most recent available Federal Census.”
In accordance with said requirements, the average household size for
the City, as derived from the 2000 census is:
(d)
Dedication
of land. Where a park or recreational facility has been designated
in the Parks and Recreation Element of the General Plan and is to
be located in whole or in part within the proposed subdivision to
serve the immediate and future needs of the residents of the subdivision,
the City may require the dedication of land for a local park sufficient
in size and topography to serve the residents of the subdivision.
(e)
Payment
of fees.
(1)
General formula. If there is no park facility designated in the Parks and Recreation Element of the General Plan to be located in whole or in part within the proposed subdivision to serve the immediate and future needs of the residents of the subdivision, the City may require, in lieu of land dedication, the payment of a fee equal to the value of the land prescribed for dedication computed in accordance with the provisions of subsection (d) of this section and Section 9-5.107 Parkland In-lieu Fees. Such fee shall be used to provide a park which will serve the residents of the new subdivision.
(2)
Fees in lieu of land for less than 50 lots. In subdivisions of less
than 50 lots, a per unit fee shall be charged for all lots or dwelling
units. Such fee shall be set by resolution of the City Council.
(3)
Use of fees. The fees collected pursuant to this article shall be
used only for the purpose of providing park or recreational facilities
to serve the subdivision. Such fees shall be used for the purchase
of necessary land or, if the City Council deems there is sufficient
land available for the subdivision, for improving such land for park
and recreational purposes.
(f)
Dedication of land and payment of fees. In subdivisions of 50 or more lots, the City may require the subdivider to dedicate land and/or pay a fee in lieu of park dedication in accordance with subsections (d) and (e) of this section. In no case, however, shall the total of land dedication and fee payment exceed the subdivision’s park obligations computed in accordance with subsection (c) of this section.
(g)
Choice
of dedication of land or payment of fees.
(1)
Procedure. In subdivisions containing more than 50 parcels, the procedure
for determining whether the subdivider shall dedicate land, pay a
fee, or both shall be as follows:
(A)
Action of the City. At the time of the approval of the tentative
map, the City Council shall determine, as a part of such approval,
whether to require the dedication of land within the subdivision,
the payment of a fee in lieu thereof, or a combination of both.
(B)
Prerequisites for the approval of final maps. Where dedication is
required, it shall be accomplished in accordance with the provisions
of the Subdivision Map Act of the State. Where fees are required,
they shall be deposited with the City prior to the approval of the
final map. Open space covenants for private park or recreational facilities
shall be submitted to the City prior to the approval of the final
map and shall be recorded contemporaneously with the final map.
(2)
Determinations. Whether the City accepts the dedication of land,
elects to require the payment of a fee in lieu thereof, or a combination
of both shall be determined by the consideration of the following
factors:
(A)
The Parks and Recreation Element of the General Plan;
(B)
The topography, geology, access, and location of the land in the
subdivision available for dedication;
(C)
The size and shape of the subdivision and the land available for
dedication;
(D)
The feasibility of dedication;
(E)
The compatibility of dedication with the Parks and Recreation Element
of the General Plan; and
(F)
The availability of previously acquired park property.
(h)
Amount of fees in lieu of the dedication of land. Where a fee is required to be paid in lieu of the dedication of land, the amount of such fee shall be determined by Section 9-5.107 Parkland In Lieu Fee.
(i)
Partial
credit for private open space. Where private open space for park and
recreational purposes is provided in a proposed subdivision, and such
space is to be privately owned and maintained by the future residents
of the subdivision, partial credit, not to exceed 50%, may be given
against the requirement of the dedication of land or the payment of
fees in lieu thereof if the City Council finds that it is in the public
interests to do so and that all of the following standards are met:
(1)
The yards, court areas, setbacks, and other open areas required to
be maintained by this Land Use Code shall not be included in the computation
of such private open space;
(2)
The private ownership and the maintenance of the open space shall
be adequately provided for by recorded written agreement, conveyance,
or restrictions;
(3)
The use of the private open space shall be restricted for park and
recreation purposes by a recorded covenant which runs with the land
in favor of the future owners of the property and which cannot be
defeated or eliminated without the consent of the City or its successors;
(4)
The proposed private open space shall be reasonably adaptable for
use for park and recreation purposes, taking into consideration such
factors as size, shape, topography, geology, access, and location;
(5)
The facilities proposed for the open space shall be in substantial
accordance with the provisions of the Parks and Recreation Element
of the General Plan; and
(6)
The covenants, codes, and restrictions concerning the private open
space state that the City has the right of the review and approval
of any modification to such open space.
(j)
Schedule
of park development. In accordance with Section 66477 of the Government
Code of the State, the City shall maintain, either as part of its
Capital Improvement Program or separately, a schedule specifying “how,
when, and where it will use the land or fees, or both, to develop
park or recreational land to serve the residents of the subdivision”
for which park fees have been paid or land dedicated. Therefore, pursuant
to such requirement, any fees collected pursuant to this section shall
be committed within five years after the payment of such fees or the
issuance of building permits on one-half of the lots created by the
subdivision, whichever occurs later. If such fees are not so committed,
they shall be distributed and paid to the then record owners of the
subdivision in the same proportion the size of their lot bears to
the total area of all lots within the subdivision.
(§ 2 Exh. B, Ord. 938,
eff. July 3, 2008)
(a)
General
requirements. Pedestrian ways, bridges, and tunnels shall be constructed
at the sole expense of the developer where their use is considered
necessary by the City. Such necessity may include, but shall not be
limited to access to schools, parks, historical areas, and places
of public use which generate unusual amounts of pedestrian traffic.
Such facilities are included to supplement the pedestrian-oriented
improvements in-lieu of a sidewalk in the public rights-of-way and
reduce conflicts between pedestrian traffic and other modes of travel.
Bridges or tunnels shall be required at grade separations, watercourses,
and unusually irregular terrain where heavy pedestrian traffic may
be experienced.
(b)
Design
standards. The minimum width of pedestrian ways shall be eight feet.
Pedestrian ways shall be constructed of concrete or asphalt concrete.
The City Engineer may approve alternate materials at his or her discretion.
Walls, fences, and landscaping shall be required as necessary to define
and separate pedestrian ways. Pedestrian ways shall not be constructed
at grades exceeding 5%. Cross slopes shall not exceed two-tenths of
one percent. Where unusual conditions exist, the City Engineer may
approve grades greater than 5% however, a grade of 10% shall not be
exceeded under any circumstance.
(c)
Dedications.
The City may require the dedication of pedestrian ways, bridges, and
tunnels or irrevocable offers to dedicate rights-of-way. All facilities
outside of public rights-of-way to be dedicated to the City shall
be within exclusive easements for the purpose of maintaining a pedestrian
way. Such easements shall be configured to insure that normal maintenance
operations do not encroach upon private property. Improvement plans
shall not be approved until all such easements have been recorded
with the County Recorder.
(§ 2 Exh. B, Ord. 938,
eff. July 3, 2008)
(a)
Joining
the sanitary sewer system. All properties within 200 feet of a public
sanitary sewer shall be required to join the City facilities. Where
a soil report indicates a private sanitation system is not acceptable
or where damage to the ground water quality would occur, a property
shall be required to join the City sanitary sewer system.
(b)
Private
sanitary sewers. Private sanitary sewers shall be prohibited in the
Hillside Residential (HR), Single-Family-10,000 (RS-10,000), Single-Family-7,000
(RS-7,000), Single-Family-4,000 (RS-4,000), Residential Garden-7,000
(RG-7,000), Residential Garden-4,000 (RG-4,000), Multiple-Family (RM),
Affordable Family/Senior Housing (AF/SH), Mobilehome Park (MHP), Planned
Community (PC), and Specific Plan/Precise Plan (SP/PP) Districts.
Where otherwise permitted, private sanitary sewers shall be constructed
of materials approved by the City Engineer and shall be no smaller
than six inches in internal diameter. Permission for private sanitary
sewers shall be granted by the City only where there are no City sanitary
sewers within 200 feet of the closest property in question and no
more than 12 units will use the private sewer at any time. The capability
and intent to maintain private sewers shall be provided the City Engineer
in the form of legal documents fixing such responsibility.
(c)
Sewer
laterals. Sewer laterals shall be less than eight inches in internal
diameter and serve no more than one structure, if approved by the
City Engineer. Sewer laterals shall not serve more than one property
owner. Under no circumstance shall a sewer lateral join another sewer
lateral. Sewer laterals shall directly join the structure served to
the mainline sanitary sewer.
(d)
Private
sanitation system. Private sanitation systems may be permitted by
the City Engineer and Orange County Health Service Standards in the
Agri-Business (A), Residential/Agriculture (RA), Single-Family-40,000
(RSE-40,000), Single-Family-20,000 (RSE-20,000), Open Space Recreation
(OSR), and Specific Plan/Precise Plan (SP/PP) Districts only if all
of the following criteria are met:
(1)
No public sanitary sewer with sufficient capacity shall be within
200 feet of the property.
(2)
A soil report and percolation tests prepared by a civil engineer
and engineering geologist registered in the State shall recommend,
without exception, the installation of a private sanitation system.
(3)
The system shall meet the provisions of the County Health Care Agency
and the City shall approve the installation of said system.
(4)
There shall be confirmation that no detrimental change shall occur
in the ground water quality.
(5)
The installation shall be acceptable to the City Engineer:
(e)
Reimbursement
agreements. The City may require the construction and dedication of
sanitary sewer facilities across the full public frontage of a development
site of sufficient size to provide service for future development.
The City may enter into a reimbursement agreement with the developer
if development may occur on the opposite side of the project frontage.
If the City enters into such an agreement, a public meeting
shall be held to determine the funds required and the area of benefit
from the subject facilities. A copy of the standard City reimbursement
agreement is on file and available at the City offices.
(Ord. No. 938, § 2, 2008; Ord. No. 1042, § 19, 2017; Ord. No. 1092, § 9, 2021)
(a)
Street
lights for public rights-of-way. Street lights within public rights-of-way
shall be constructed by the developer and dedicated to the City. Such
street lights shall be the Mission Bell type in accordance with the
Street Lighting Standards of the City. Other ornamental fixtures may
be used only upon the approval of the Planning Commission. The approximate
lumen rating for street lights in residential districts shall be 7,000
lumens, and the approximate lumen rating for street lights in commercial,
industrial, and open space districts shall be 20,000 lumens. Primary
and secondary arterial highways shall have street lights of 20,000
lumens. The spacing between 7,000 lumen street lights shall be 300
lineal feet measured along the adjacent curb face. The spacing between
20,000 lumen street lights shall be 220 lineal feet. Street lights
shall alternate sides of the street where possible, and special attention
shall be given to the lighting of intersections. Exceptions to the
requirements set forth in this subsection may be permitted by the
City Engineer. In new subdivisions the street lights shall be energized
at the time the first unit is occupied.
(b)
Street
lights for private streets and on-site lighting. Private streets shall
require street lights of a height, approximate lumen rating, location,
type, and style approved by the City Engineer. Such requirements shall
also apply to on-site lighting for walkways, alleys, and parking lots.
The type of fixture (lighting standard and luminaire) shall be approved
by the Planning Commission. In new subdivisions, the street lights
shall be energized at the time the first unit is occupied. The provisions
of this subsection shall not apply to street lights on private streets
existing on or before November 15, 2002.
(c)
Traffic
signals. At intersections requiring signalization or future signalization,
the developer may be required to upgrade existing facilities, pay
a fee to be used for the upgrading of impacted intersections, or install
the necessary poles, conduits, pullboxes, service locations, and other
facilities deemed necessary by the City Engineer. All such facilities
shall be dedicated to the City.
(Ord. No. 938, § 2, 2008)
(a)
Introduction.
This section sets forth street, highway, and alley requirements to
serve existing and new development in the City.
(b)
Paving.
Pavement materials shall consist only of aggregate base with asphalt
concrete and/or Portland cement concrete, conforming to the requirements
of the California Department of Transportation Standard Specifications
(as last revised). The pavement thickness shall be designated by the
City Engineer.
(c)
Engineering
manual. The design speeds, curve radii, street grades, and related
standards shall be as set forth in the City Standard Plans and Orange
Design Standards as latest revised.
(d)
Public
streets and dedications.
(1)
General requirements. All streets and highways intended for through
traffic or providing access to public areas within a property to be
developed shall be public streets and shall be constructed and dedicated
to the City by the developer.
(2)
Offers of dedication. Real property within a development project
to be used for future streets, highways, or alleys shall require an
irrevocable offer of dedication.
Where the City requires an irrevocable offer of dedication,
on-site improvements shall be constructed in such a manner as to not
interfere with the future use of the right-of-way. Such on-site improvements
shall also be constructed in such a manner as to conform to all the
provisions of this Land Use Code and the General Plan in order to
provide for future City acceptance of the offered dedication.
(3)
Reimbursement agreements. Streets and highways which would provide
access to areas to be developed in the future or whose closing would
cause an undue disruption to the orderly development of the City shall
be constructed and dedicated to the City by the developer. The developer
may be required to construct improvements not required by the project
or which are off-site of the property to be developed. A reimbursement
agreement for such improvements may be provided by the City. Conversely,
a developer may be required to pay fees in reimbursement for improvements
previously constructed.
If the City requires the construction and dedication of facilities
prescribed in the General Plan, a reimbursement agreement may be executed.
(4)
Parkway facilities. Parkway areas shall be provided adjacent to roadways
to allow room for the provision of utility lines, sidewalks, bikeways,
equestrian trails, street landscaping, and related facilities. Such
parkway facilities shall be constructed in conjunction with the roadway
proper in accordance with the requirements of this chapter (refer
to Figures 4-5 through 4-7).
The additional parkway facilities shall insure reasonable public
access to public natural resources consistent with public safety.
(5)
Access rights. The City may require the waiver of direct access rights
to any street, highway, or alley which is to be dedicated to the City
from property abutting thereon.
 Figure 4-5 Sidewalk and Bikeway Parkway Facilities
|
|
(One side only; standard sidewalk may be required on other side)
| |
|
*
|
Width of sidewalk maybe reduced upon approval of City Engineer.
|
|
NOTES:
| |
|
1.
|
Total right-of-way width shall be adjusted in accordance with
the parkway facilities required.
|
|
2.
|
The City Engineer shall provide standard drawings specifying
materials and methods of construction.
|
|
3.
|
Two-way bikeway shall include centerline stripe and bike trail
symbol.
|
|
4.
|
One-way bikeway shall include bike trail symbol.
|
|
5.
|
All bikeways shall include stop bar and sign at all commercial
driveway intersections.
|
 Figure 4-6 Equestrian Trail and Scenic Highway Parkway
Facilities
|
|
NOTES:
| |
|
1.
|
Total right-of-way width shall be adjusted in accordance with
the parkway facilities required.
|
|
2.
|
The City Engineer shall provide standard drawings specifying
materials and methods of construction.
|
|
*
|
Equestrian fence mandatory if boundary fence not present.
|
 Figure 4-7 Hillside Parkway Facilities
|
(f)
Required local access streets. The streets identified in subsection
(1) and (2) of this subsection will be required for local access to
abutting residential and nonresidential land uses. Standard sections
for such streets are shown in Figure 4-8. Right-of-way widths for
local streets may be reduced in conjunction with the development review
if the City determines that such reduction will not result in greater
project density or intensity.
Local streets, except driveways, may be public or private as
determined by the City during the development review. Driveways shall
be private in all cases.
(1)
Residential uses. Table 4-5 identifies the required streets for residential
uses, as determined by the number of dwelling units served by the
street and the average lot size of the dwelling units.
(2)
Nonresidential uses. A way or local street shall be required if 2,500
ADT or less are to be generated by abutting uses and through traffic.
If generation is greater than 2,500 ADT, an arterial highway shall
be required as set forth in subsection (g) of this section.
|
Table 4-5
Required Local Access Street Sections (Non-Arterial)
| |||||||
|---|---|---|---|---|---|---|---|
|
Number of Dwelling Units Served
|
Average Lot Size of Dwelling Units Served
| ||||||
|
Townhouse or Multifamily
|
<5,000 sf
|
5,000- 10,000 sf
|
10,000- 20,000 sf
|
20,000 sf-1 acre
|
1-2 acres
|
>2 acres
| |
|
1
|
Driveway
| ||||||
|
12 or less
|
Way or Local
|
Way or Local
|
Way or Local
|
Way or Local
|
Way, Local or Local Rural
|
Way, Local or Local Rural
|
Way, Local or Local Rural
|
|
12-24 on cul-de-sac
|
|
|
|
|
|
|
|
|
24-48 on through street
|
Way or Local
|
Way or Local
|
Way or Local
|
Way or Local
|
Way, Local or Local Rural
|
Way, Local or Local Rural
|
Way, Local or Local Rural
|
|
24-48 on cul-de-sac
|
|
|
|
|
|
|
|
|
48-96 on through street
|
Local
|
Local
|
Local
|
Local
|
|
|
|
|
48-60 on cul-de-sac
|
|
|
|
|
|
|
|
|
60 or more on through street
|
Local
|
Local
|
Local
|
Local
|
Local
|
Local
|
Local
|
|
A cul-de-sac is a closed street with no outlet. A through street
is a street that has a connection to another street (connection includes
emergency access roadways).
|
 Figure 4-8 Standard Residential and Other Local Access
Street Sections
|
|
*
|
Public or private status and drainage, sidewalk, curb, landscaping,
and other parkway improvements to be determined during the development
review. On-street parking may be prohibited.
|
|
DETAIL NOTES:
| |
|
1.
|
Paved shoulder (nonpaved shoulder to be used only on approval
of the City Engineer).
|
|
2.
|
Adjustment may be made in the right-of-way in accordance with Section 9-4.529 (e) and (f).
|
(g)
General
plan arterials. All arterial highways within the City shall be public
streets and shall be improved in accordance with applicable adopted
precise alignments. Precise arterial alignments shall be in accordance
with the classification (primary, secondary, or local arterial) and
general alignments shown on the General Plan. Standard sections for
arterial highways are shown in Figures 4-9 through 4-11.
The following shall be the capacities of arterial highways in
average daily trips (ADT):
(1)
Local Arterial or Rural Local Arterial Highways, maximum 10,000 ADT;
(2)
Secondary or Secondary Rural Arterial Highways, maximum 22,500 ADT;
and
(3)
Primary or Primary Rural Arterial Highways, maximum 33,800 ADT.
|
Dwellings shall not take direct access onto arterial highways
unless the City finds, by special circumstance, that such access is
warranted and can be designed consistent with traffic safety. The
City may require special driveway design to insure forward vehicle
entry onto such arterials.
|
(h)
Alleys.
Alleys may be permitted in nonresidential districts only when off
street parking, service, loading, and delivery areas are not otherwise
available. Alleys in nonresidential district shall be constructed
and dedicated to the City in compliance with this section and the
design standards prescribed in the City’s Standard Plans and
Orange Design Standards, most recently adopted.
Alleys may be permitted in residential districts if approved
by the City during the development review. Such alleys shall be private.
Verification of the ability and intention to maintain private alleys
shall be provided to the City Engineering the form of legal documents
fixing such responsibility.
(i)
Standard
road sections.
Figures 4-5 through 4-11 are the standard road and parkway sections
required as set forth in this section. Such road sections shall be
required for all new development, unless the City, after finding special
circumstances, approves modified or alternate road sections. The sections
shown may be required to be expanded near intersections to provide
width for deceleration lanes, left turn pockets, and other intersection
facilities.
 Figure 4-9 Standard Primary Highway Sections
|
|
DETAIL NOTE:
| |
|
1.
|
Paved shoulder (nonpaved shoulder to be used only on approval
of the City Engineer).
|
|
2.
|
Rolled curb.
|
|
GENERAL NOTES:
| |
|
1.
|
The City Engineer shall provide standard drawings specifying
materials and methods of construction.
|
|
2.
|
Sidewalk, landscaping, and other parkway improvements shall
be determined during the development review.
|
|
3.
|
Parkway (and right-of-way) widths may increase if additional
facilities are required outside of the traveled way (e.g., equestrian
trails). Refer to Figures 4-6 through 4-8.
|
 Figure 4-10 Standard Secondary Highway Sections
|
|
DETAIL NOTES:
| |
|
1.
|
Paved shoulder (nonpaved shoulder to be used only on approval
of the City Engineer).
|
|
2.
|
Rolled curb.
|
|
GENERAL NOTES:
| |
|
1.
|
The City Engineer shall provide standard drawings specifying
materials and methods of construction.
|
|
2.
|
Sidewalk, landscaping, and other parkway improvements shall
be determined during the development review.
|
|
3.
|
Parkway (and right-of-way) widths may increase if additional
facilities are required outside of the traveled way (e.g., equestrian
trails). Refer to Figures 4-6 through 4-8.
|
 Figure 4-11 Standards Local Arterial Highway Sections
|
|
DETAIL NOTE:
| |
|
1.
|
Paved shoulder (nonpaved shoulder to be used only on approval
of the City Engineer).
|
|
2.
|
Rolled curb.
|
|
GENERAL NOTES:
| |
|
1.
|
The City Engineer shall provide standard drawings specifying
materials and methods of construction.
|
|
2.
|
Sidewalk, landscaping, and other parkway improvements shall
be determined during the development review.
|
|
3.
|
Parkway (and right-of-way) widths may increase if additional
facilities are required outside of the traveled way (e.g., equestrian
trails). Refer to Figures 4-6 through 4-8.
|
(§ 2 Exh. B, Ord. 938,
eff. July 3, 2008)
(a)
Required.
All development within the City shall require the undergrounding of
utilities. Where development occurs outside of an underground utility
district on a single lot and consisting of a single structure, the
City Engineer may permit the use of overhead distribution facilities
in the public right-of-way. However, the utility service to the lot
from the distribution facility shall be undergrounded.
(b)
Procedure. The City intends to provide all of San Juan Capistrano with underground utility service. In order to fulfill this intention, the City shall form underground utility districts where necessary. The formation, purpose, and use of such districts shall be as set forth in Chapter 8 of Title 7 of this Code.
(Ord. No. 938, § 2 Exh.
B, 2008)
Where unusual conditions occur or may exist or determined to
be necessary or desirable, the City may consider exceptions to the
provisions of this article. Any exception to such provisions shall
be consistent with the general goals, policies, and requirements of
the General Plan, the Subdivision Map Act of the State, or any other
applicable statute or specification referred to in this chapter. Such
waivers may be granted by the Planning Commission.
(Ord. No. 938, § 2 Exh.
B, 2008)
