Chapter 6.02
GENERAL SUBDIVISION REGULATIONS AND DESIGN
Sections:
6.02.010 Streets and highways.
6.02.060 Service roads and off-street parking.
6.02.110 Minimum conditions of subdivision approval.
6.02.010 Streets and highways.
A. The street and highway design shall conform both in width and alignment to any master plan of streets and highways approved by the City Council and the right-of-way for any such street or highway indicated on such master plan shall be dedicated.
B. The street and highway design shall conform to any proceedings affecting the subdivision, which may have been initiated by the City Council or approved by said Council upon initiation by other legally constituted bodies of the City, County or State. If a parcel of land to be subdivided includes a portion of the right-of-way to be acquired for a public freeway or parkway and the Council shall determine the boundaries of the right-of-way to be acquired, the subdivider shall either dedicate or withhold from subdivision all the area included in said right-of-way.
C. The following general conditions of design shall apply:
1. The street system in the proposed subdivision shall relate functionally to the existing streets in the area adjoining the subdivision.
2. The center lines of all streets wherever practicable shall be the continuation of the center lines of existing streets, or shall be off-set at least 100 feet.
3. Street intersections shall be required to be as near to a right angle as is practicable.
4. Dead-End Streets or Cul-de-Sacs. Where necessary to give access or to permit a satisfactory future subdivision of adjoining land, streets shall extend the boundary of the property and the resulting dead-end streets may be approved without a turn-around when such streets are less than 500 feet in length. In all other cases a turn-around having a minimum radius of 40 feet or a comparable area in another form shall be required separated to the depth of one lot from the exterior boundary line or other topographical feature of the subdivision.
5. Curve Radius. The center line curve radius of all streets and highways shall conform to accepted engineering standards of design and shall be subject to the approval of the City Engineer.
6. Rounding of Intersection Corners. At all street intersections, the block corners shall be rounded at the property line with a curve having a radius of not less than 15 feet. Where street intersections are not at right angles, greater curve radius may be required.
7. Grades. No streets or highways shall have a grade of more than two percent except when approved by the City Engineer.
8. Street Names. All street names shall be as approved by the Planning Commission. Duplication of existing names within the County of Stanislaus will not be allowed unless the streets are obviously in alignment with existing streets and likely to some time be a continuation of the other street.
9. In case of a part width street, a minimum of 40 feet along and adjacent to a boundary of the subdivision will be required, except when proper deed of dedication to the City duly executed by the owner or owners of the adjacent lands, be filed with the map, granting sufficient land to make a street of the required full width. The words “PART WIDTH STREET” shall be lettered on the map following the name of such streets.
10. Streets and highways not shown on any master street and highway plan or not affected by proceedings initiated by the Council shall not be of less width than those set forth herein. Increased widths may be required when streets are to serve commercial property, or when probable traffic conditions warrant such. Approval or determination of the required width, in the absence of an approved master plan of streets and highways shall be made by the Planning Commission.
a. Local Streets. To provide access to abutting property; cul-de-sacs, dead-end streets, or service roads not longer than 500 feet:
Minimum right-of-way: 50 feet may be permitted.
Minimum width between curbs: 36 feet to 40 feet.
b. Collector Streets. Primarily residential streets with a function to transfer traffic from local streets to arterials or traffic generators.
Minimum right-of-way: 60 feet with 40 feet between curbs.
c. Arterial Streets. Principal network for flow of traffic, purpose to move traffic, have limited access from intersecting streets and driveways.
Minimum right-of-way: 60 feet to 80 feet to provide for future traffic.
d. County and State Highways. Safest direct routes between areas; limited access.
Minimum right-of-way: 80 feet with lane configuration to conform to projected demands.
6.02.020 Alleys.
Alleys shall be not less than 20 feet. Where two alleys intersect, 10-foot corner cutoffs measured along the property lines from the point of intersection shall be provided.
6.02.030 Blocks.
A. Block lengths shall not exceed 500 feet unless existing conditions warrant a variance. Long blocks along major thoroughfares and highways are desirable to reduce the number of intersections.
B. Block width shall be of sufficient width to permit the platting of two tiers of lots of normal depth.
6.02.040 Lots.
A. The side lines of all lots shall be at right angles to the street center line wherever possible.
B. Lot Width and Depth. The size and shape of lots shall be in conformance to any zoning regulation effective in the City and shall be not less than 60 feet in width and not less than 90 feet in depth; provided, that corner lots shall not be less than 70 feet in width, and provided further that in no case shall the lot depth be greater than three times the average width. Where unusual conditions such as: Commercial areas, dead-end streets, or unusual topographic features exist, the Planning Commission may permit an exception.
C. Lot Areas. The minimum lot area shall not be less than 6,000 square feet.
D. All lots shall be suitable for the purpose for which they are intended. Land subject to flooding or deemed by the Planning Commission to be uninhabitable shall not be platted for residential occupancy. Areas subject to flooding shall be noted on the final map with “SUBJECT TO FLOODING.”
E. All subdivision designs shall attempt to achieve a variety of lot sizes in order to accommodate a full range of housing styles, sizes and price ranges in conformance with the housing element of the Newman General Plan. It shall be expected that a greater variance in lot sizes will exist in larger subdivisions consisting of 75 lots or more. The integration of housing price ranges is intended to implement public policy to provide housing for all sectors of the community within all areas of the City, and to avoid development patters which result in large sectors of the City which are immediately identifiable as “low income” or “upper income.” (Ord. 88-8, 9-13-1988; Ord. 77-19, 5-24-1977)
6.02.050 Easements.
A. The subdivider shall grant easements for underground wire lines at all lots except where alleys are provided and in contiguous locations to permit anchorage line continuity and ingress and egress, for extension of sewer, drainage, or utility lines.
B. Where streets are less than 60 feet in width, additional easements for planting shall be required.
C. Dedication of easements shall be to the City for the purpose of installing utilities, planting strips and for other public purposes as may be required by the Planning Commission or City Council.
6.02.060 Service roads and off-street parking.
When the front of any lot proposed for commercial usage fronts on a major thoroughfare or any lot fronts on a freeway, the Planning Commission may require the dedication and improvement of a service road for use as off-street parking and provide ingress to and egress from such lots.
6.02.070 Watercourses.
The subdivider shall, subject to riparian rights, dedicate a right-of-way for storm drainage purposes, conforming substantially with the lines of any natural watercourse, channel, stream, or creek that traverses the subdivision, or to provide additional easements or both, to dispose of such storm water.
6.02.080 Sewage disposal.
Provision shall be made for adequate sewage disposal by connection to sanitary sewer when available by the installation of a main lateral to the boundary of the subdivision and service laterals to the property line of each lot. The design and specifications of sewer construction shall be determined or approved by the City.
6.02.090 Reserved strips.
Reserved strips controlling the access to public ways or which will prove 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 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. (Ord. 77-19, 5-24-1977)
6.02.100 General design.
A. The design of subdivision maps shall achieve, to the extent feasible, a sense of neighborhood identity, lot security, lot privacy, and slow traffic speeds in all residential neighborhoods. To that end, all subdivision maps shall take into account design considerations which shall include at minimum the following:
1. Masonry walls at appropriate locations to suppress noise and to provide barriers from transportation routes;
2. Appropriate landscaping of common open areas or public rights-of-way at appropriate locations;
3. The use of curvilinear streets and cul-de-sacs to create a sense of neighborhood identity and privacy;
4. The use of neighborhood/subdivision identification monuments at the entrances to subdivisions;
5. The need for improved pedestrian and bicycle easements to provide access to public facilities such as schools and parks;
6. The piping of all irrigation or drainage facilities which will not be abandoned within, or abutting the boundary or, the subdivision;
7. The removal or abandonment of all underground structures such as septic tanks or gas tanks to the satisfaction of Stanislaus County Department of Environmental Resources and the City Engineer.
B. The completion of any other improvements as the Planning Commission may deem advisable given the particular circumstances of the land proposed for subdivision.
C. In determining the necessity for such improvements, the Planning Commission shall balance the public interest of providing desirable living environments against the private loss to the developer and the concomitant increase in housing costs to the consumer. (Ord. 88-8, 9-13-1988)
6.02.110 Minimum conditions of subdivision approval.
A. The final subdivision map shall conform to all applicable provisions of the Subdivision Map Act, and City of Newman City Code (NCC);
B. In the event that multiple final subdivision maps are submitted, the City reserves the right, as provided in Section 66456.1 of the Subdivision Map Act to require improvements and/or a deferred improvement agreement between the developer and the City as a condition of the final map;
C. Final inspection of the sewer system shall be as approved by the Director of Public Works at the developer’s cost;
D. Pursuant to City Ordinance 85-13, the applicant shall petition the City Council for the formation of a district, or annexation to an existing district, established pursuant to the provisions of the California Landscaping and Lighting Act of 1972 to accomplish any or all purposes permitted by the Act;
E. Public and City utility easements shall be granted as required by the respective agencies;
F. Each home within the subdivision shall be equipped with house numbers a minimum of four inches in height affixed to a contrasting background with either internal or external lighting;
G. The applicant shall make provision for the piping or relocation of existing irrigation and drainage facilities located on the property or abutting the boundaries of the proposed development to the satisfaction of the City Engineer and the Central California Irrigation District;
H. The applicant shall enter into a land development agreement with the City for installation of public improvements, and shall provide financial security for the improvements in an amount determined sufficient by the City Engineer and in a form approved by the City Attorney;
I. All fees shall be paid pursuant to fee schedules of the City in effect at the time of payment, except as the provisions for establishing rates may be in conflict with State law;
J. All street lights shall be installed in the public right-of-way and dedicated to the City;
K. If the project is constructed as a phased development, the applicant shall be responsible for taking timely action to renew or extend any portions of the tentative map for which a final map has not been filed;
L. The developer shall provide improvement security, complete all necessary agreements with the City, and commence construction of all subsequent phases of the subdivision within 12 months of the date of the issuance for the initial building permit for the preceding phase of construction;
M. Utility lines shall be stubbed out to the boundary of the subdivision or to the centerline of adjacent streets at locations designated by the City Engineer for future extension to adjacent properties;
N. The type and location of fire hydrants shall be subject to the approval of the Fire Chief;
O. The street trees shall be of a type approved by the Director of Public Works and shall be planted at locations and pursuant to planting standards approved by the Director;
P. The applicant shall submit a preliminary title report and legal description of the entire property boundaries;
Q. The entire subdivision shall comply with all flood hazard reduction standards as provided in Chapter 4.11 NCC;
R. The applicant shall prepare and submit for approval improvement and grading plans for all streets, sidewalks, curbs, gutters, valley gutters, street lights, street striping and stencilling, fire hydrants, and all underground conduit systems for review and approval by the City Engineer;
S. The applicant shall prepare and submit for approval an on-site utility plan indicating capacities, locations, connections to City lines, easements, metering, and compliance with City, County, and State specifications and also including storm drainage calculations for the proposed storm drainage system;
T. Applicant shall prepare and submit a storm drainage plan depicting drainage calculations, the gutter flow length to catch basins, the size of lines, and compliance with the City Master Plan. In addition the plans shall indicate the quality, the direction, and ultimate outfall for surrounding parcels, and details of detention ponds and lift stations;
U. The applicants shall prepare and submit for approval an improvement and grading plan for lot driveways and pads which shows details for driveway structural sections and required retaining walls;
V. All conditions, covenants, and restrictions proposed for recordation shall be submitted to the Planning Department;
W. Water lines shall be sized in such a manner as to comply with the City Master Plan and to provide capacity for adjacent parcels;
X. The applicants shall prepare and submit for approval an improvement and grading plan for lot driveways and pads which shows details for driveway structural sections and required retaining walls;
Y. Traffic-control signs, street-name signs and street painting shall be installed at locations approved by the Chief of Police;
Z. Any underground structures such as wells, septic tanks, and gas tanks shall be removed or filled and sealed to the satisfaction of the City Engineer;
AA. If the project is to be phased, applicant shall file plan reflecting the limits of each continuity of streets and utilities;
BB. The map shall identify any existing structures to remain on the site and plans for connection to City utilities and any existing structures within 100 feet of the subdivision boundary;
CC. The applicant shall perform all mitigation measures identified in any document prepared pursuant to the California Environmental Quality Act;
DD. The applicant shall detach all property from the Central California Irrigation District prior to the submittal of a final subdivision map, and shall satisfy any other concerns articulated by the Central California Irrigation District;
EE. In the event that the project requires approvals by the Local Agency Formation Commission, a final map shall not be approved until such time as governmental reorganization (annexation) has been approved by all responsible agencies;
FF. The approval of the tentative map shall be valid for 24 months from the date of Planning Commission approval; and
GG. All common interest developments vested on or after January 1, 2020, shall include the installation of a non-self-regenerating water softener in each new residential unit or shall install a single unit serving the entire development. (Ord. 2019-7 § 3, 10-22-2019; Ord. 89-13, 6-27-1989)