Chapter 16.08
DESIGN AND IMPROVEMENT STANDARDS
16.08.010 Design and improvement standards generally.
The regulations set forth in this chapter shall apply to all subdivisions or parts of subdivisions lying wholly or in part within the incorporated territory of the city.
The provisions of the Subdivision Map Act of the state, beginning with Section 11500 of the Business and Professions Code, are incorporated. Where requirements are in conflict; the most restrictive shall apply. (Ord. 35 § 1 (part), 1972: prior code § 10-102.010 (part))
16.08.020 Streets.
A. The street and highway layout of each subdivision shall be based on sections of the general plan for the portion of the city within which the subdivision lies.
B. Major and secondary streets shall conform to the widths established in Chapter 16.40 for various classes of streets.
C. The centerlines of all streets shall be the continuations of the centerlines of existing streets in adjacent and contiguous territory. In cases in which straight continuations are not reasonably possible, such centerlines may be continued by tangent curves.
D. Private streets, alleys or ways shall not be permitted unless they are improved as specified in Sections 16.40.010 through 16.40.060 and provision is made for their permanent maintenance.
E. Reserved strips controlling the access to public ways which will not provide taxable for special improvements will not be approved unless such strips are necessary for the protection of the public welfare or of substantial property rights or both and in no case except in which 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.
F. Streets shall be required to intersect one another at an angle as near to a right angle as is practicable in each specified case, and no intersections of streets at angles less than seventy-five degrees shall be approved, unless necessitated by topographic conditions.
G. Where a subdivision adjoins acreage, streets which may be extended in the event of the subdivision of the acreage shall be required to be provided through to the boundary lines of the tract.
H. Whenever the size or location of a parcel of land does not permit a lot layout directly related to a normal street arrangement, there may be used a court, nonconnecting street or other public way, as best fits the case, provided that such conditions as are authorized in Chapter 16.44 may be required in such cases.
I. Whenever a dead-end street is permitted, it shall not exceed six hundred feet in length and shall have a circular end with a minimum radius of forty feet. (Ord. 35 § 1 (part), 1972: prior code § 10-102.010(a))
16.08.030 Street names.
Streets that are obviously in alignment with others already existing and named shall bear the names of such existing streets. In order to avoid duplication, names to be used for new streets shall be subject to the approval of the planning commission. (Ord. 35 § 1 (part), 1972: prior code § 10-102.010(b))
16.08.040 Curves.
Centerline radii shall be not less than five hundred feet. Lesser radii may be used in cases in which sufficient evidence is presented to show that the above requirements are not practicable. (Ord. 35 § 1 (part), 1972: prior code § 10-102.010(c))
16.08.050 Alleys.
A. Alleys twenty feet wide may be required in the rear of commercial property.
B. Where two alleys intersect, a minimum ten-foot radius shall be required for the curb return. (Ord. 35 § 1 (part), 1972: prior code § 10-102.010(d))
16.08.060 Blocks.
A. Blocks shall not exceed twelve hundred feet in length, unless the previous adjacent layout or topographical conditions justify a variation from this requirement. Long blocks should be provided adjacent to main thoroughfares in order to reduce the number of intersections.
B. Pedestrian ways ten feet in width may be required through the middle of blocks over one thousand feet in length; to connect dead-end streets; or to provide access to parks, schools, shopping centers or similar facilities.
C. At street intersections the block corners in a residential district shall be rounded at the property line by a radius of not less than twenty feet, and in a commercial district or on lots adjacent to a secondary or major highway by a radius of not less than twenty feet or more in case such is necessary to provide at least one hundred feet sight distance diagonally between intersecting street centerlines.
D. The curve radius shall conform to the radius of existing corners at the same intersection where such radius is greater than twenty feet.
E. Easements for storm drainage, sewers or other public utilities may be required along the rear lot lines or elsewhere if necessary. (Ord. 35 § 1 (part), 1972: prior code § 10-102.010(e))
16.08.070 Lots.
A. The size and shape of lots shall be such as is proper for the locality in which the subdivision is situated and in conformance with requirements of Title 17 of this code, but in no case shall the width be less than fifty feet nor the depth more than three times the average width, except where the design of the subdivision requires lots with diverging side lines, in which case the minimum width shall not be less than forty feet, and except where unusual circumstances exist on cul-de-sac lots. No lot shall have an area of less than five thousand square feet. All lots must be adequately drained to the street or approved drainage facility unless provisions are made otherwise. Where property is zoned by ordinance for business use, other widths and areas may be permitted at the discretion of the planning commission.
B. In a subdivision in which the lots may be resubdivided at some future time, the location of lot lines and other details of layout shall be such that resubdivision may readily take place without violating the requirements of this title and without interfering with the orderly extension of adjacent streets and highways.
C. Lots without frontage on a street will not be permitted.
D. The side lines of lots will be required to run at right angles to the street upon which the lot faces, as far as practicable.
E. Lots other than corner lots having double frontage with depths of less than two hundred feet will not be approved except where necessitated by topographic or other physical conditions.
F. Corner lots shall have extra width in accordance with the provisions of Title 17 of this code, sufficient to permit the maintenance of adequate building lines on both front and side.
G. All lots shall be suitable for the purposes for which they are intended to be sold, and no dangerous or inundated area may be subdivided for residential purposes. (Ord. 35 § 1 (part), 1972: prior code § 10-102.010(f))
16.08.080 Building lines.
The commission shall require building lines in accordance with the needs of each subdivision unless Title 17 of this code establishes setback lines for the area being subdivided. (Ord. 35 § 1 (part), 1972: prior code § 10-102.010(g))
16.08.090 Storm drainage.
In the event that the subdivision is traversed by any watercourses, channels, streams or creeks, the subdivider shall dedicate rights-of-way or easements for storm drainage purposes conforming substantially with the lines of such watercourses, channels, streams or creeks, or shall provide by dedication further and sufficient rights-of-way or easements as shall be required for structures or channel changes or both, to dispose of such surface and storm waters. (Ord. 35 § 1 (part), 1972: prior code § 10-102-010(h))
16.08.100 Trees.
At least one street tree of an approved type shall be planted in front of each residential lot, without conflicting with underground utilities. Other trees shall be located wherever required by the commission. (Ord. 35 § 1 (part), 1972: prior code § 10-102.010(i))
16.08.110 Deed restrictions.
All deed restrictions shall run with the land and be enforceable by the owner of any of the property lying within the subdivision. (Ord. 35 § 1 (part), 1972: prior code § 10-102.010(j))
16.08.120 General plan.
In all respects, the subdivision will be considered in relation to the general plan of the city or preliminary plans made in anticipation thereof. (Ord. 35 § 1 (part), 1972: prior code § 10-102.010(k))
16.08.130 Division of parcels or lots.
A. A parcel map of the proposed division shall be submitted to and approved by the planning director provided that the proposed division conforms to the requirements set forth in this chapter. At the time of filing such plat, the applicant shall pay a filing fee of fifty dollars to the planning commission. In case an application is refused, the planning director shall notify the applicant in writing. Any person aggrieved by any decision, determination or order of the director may appeal within ten days to the planning commission by filing a written indication of intention to appeal with the secretary of the planning commission.
B. The planning commission shall hear and decide appeals from any decision, determination or order made by the planning director. The planning commission shall not refuse any application involved in an appeal before it unless, in the judgment of a majority of the members of the commission, it appears from satisfactory evidence that the proposed division would not conform to the requirements set forth in this chapter.
C. The parcel map shall conform to Chapter 16.32. (Ord. 35 § 1 (part), 1972: prior code § 10-102.010(l))
16.08.140 Sewage disposal.
Provision shall be made for the disposal of sewage from each lot and the tract as a whole into the Estero Municipal Improvement District wastewater collection system. (Ord. 35 § 1 (part), 1972: prior code § 10-102.010(m))
16.08.150 Geological and soils reports.
Except when specifically waived by the city engineer, the commission shall require geological and soils reports on the site, including recommendations, if any, as to appropriate steps which should be taken in improving the property. The reports shall be subject to the approval of the city engineer and supplemental reports and data may be required by him. The planning commission may include as conditions such portions of the recommendations contained in the reports as it may determine to be appropriate to the subdivision. (Ord. 35 § 1 (part), 1972: prior code § 10-102.010(n))
16.08.160 Utility easements.
Easements not less than five feet wide shall be required on each side of all lots and five feet wide at the rear of all lots where necessary for underground utilities, cables, wire, street trees, drainage, conduit and water mains or other utilities. A reduction of the width may be allowed when a lesser width is justified in the opinion of the city engineer and the serving utility. Where utilities are approved for overhead construction, all pole lines shall be located in rear of lots. (Ord. 35 § 1 (part), 1972: prior code § 10-102.010(o))