Chapter 16.28


16.28.010    Parcel design.

16.28.020    Street design.

16.28.030    Trees and landscaping.

16.28.040    Energy conservation.

    Prior legislation: Ords. 82-1 and 86-07 and prior code § 9-9(A)(1) through (E).

16.28.010 Parcel design.

Parcel design shall conform to the zoning code, the general plan, any applicable specific plans, and any applicable design guidelines adopted by the city council.

A. Minimum parcel dimensions shall be as specified in the zoning code for lots in the applicable zoning district.

B. Each parcel of land shall have the minimum lot frontage required by the zoning code on a public street, or a private street that provides a direct or indirect connection to a public street. (Ord. 08-05 § 1, 2008)

16.28.020 Street design.

The location, width, and alignment of streets shall conform to the general plan or master plans, any applicable specific plans, the city of Hughson design manual for living streets, and any standards established by the planning officer, except where alternative standards are approved by the city council. Streets shall be designed for the most advantageous development of the area in which the subdivision lies and for high connectivity with surrounding areas. Specific requirements shall be as follows:

A. Private Streets. New private streets shall be created only if they meet all of the following requirements:

1. The planning commission determines that a private street system will not be a substantial detriment to adjoining properties, or to the properties served by the private street system, and will not disrupt or prevent the establishment of an orderly circulation system in the vicinity of the subdivision;

2. The proposed private streets meet all applicable requirements for public streets;

3. The proposed private street is located on the premises of a commercial, industrial, or multifamily residential development;

4. The subdivider shall establish provisions, approved by the planning officer and city attorney, for a homeowners’ association or other organization to assume responsibility for the maintenance and ownership of private streets and their rights-of-way, including any trees and landscaping provided within street rights-of-way; and

5. The planning commission may require that a proposed private street be subject to an offer of dedication pursuant to Government Code Section 66477.2.

B. Street Configuration. Street configuration shall be as follows:

1. Width. The width of local streets shall be the minimum necessary to carry the amount of anticipated traffic, allow for bicycle and pedestrian facilities, and allow sufficient emergency access.

2. Centerlines. The centerlines of streets that extend existing or planned streets shall continue the centerlines of the existing streets as far as practical, either in the same direction or by adjustment curves.

3. Alleys. Alleys may be provided in any subdivision where they provide rear access to parking, reduce the visual impact of garages, and where the city will not be required to provide ongoing maintenance. Maintenance shall be provided for pursuant to subsection (A)(4) of this section.

4. Grid. Streets shall be configured in a grid or modified grid pattern with varied block sizes and street lengths and shall provide multiple connections to arterial streets.

5. Cul-de-Sacs. Cul-de-sac streets in residential subdivisions shall not exceed 600 feet in length and shall not serve more than 25 parcels. Cul-de-sacs shall be open at their end for pedestrian access whenever possible.

C. Ownership Transfer or Dedication. Private streets may be transferred or dedicated to the city only if sufficient funds are placed on deposit or repairs are made to ensure that the street meets the standards for streets set forth in this title, HMC Title 12, and any other applicable requirements. (Ord. 13-03 § 1, 2013; Ord. 08-05 § 1, 2008)

16.28.030 Trees and landscaping.

Trees and landscaping shall be provided and preserved as follows:

A. No tree protected by HMC 17.03.092 shall be removed, unless it is replaced under the provisions of that chapter.

B. Wherever a public or private street provides a sidewalk, street trees shall be provided within the street right-of-way.

C. The subdivider shall provide a master street tree and landscaping plan, which shall be consistent with the city’s street tree master plan and any other relevant city specifications, as part of the subdivision improvement plans. The plant species, planting methods, and planting locations shall conform to the specifications in HMC 17.03.092 and are subject to the approval of the planning officer.

D. The responsibility for planting street trees and landscaping and financing their maintenance shall be as follows:

1. The subdivider shall complete all street tree and landscape planting as part of the subdivision improvements.

2. If a subdivision includes any private streets, the subdivider shall provide a security, in a form approved by the city attorney, guaranteeing the faithful performance of all irrigation and maintenance of trees and landscaping planted in private street rights-of-way. The amount of the security shall be equal to the cost of irrigation and maintenance for two years beyond occupancy of the final unit in the subdivision, as calculated by the subdivider and approved by the planning officer. The subdivider shall indicate the entity responsible for the irrigation and maintenance of trees and landscaping, which shall be identifiable to the city and made available for audit by the city. (Ord. 08-05 § 1, 2008)

16.28.040 Energy conservation.

A. The subdivider shall provide for future passive or natural heating or cooling opportunities in the subdivision, to the extent that this can be accomplished within a reasonable period of time, given economic, environmental, social, and technological constraints:

1. Examples of passive or natural heating opportunities in subdivision design include design of parcel size and configuration to permit orientation of a structure in an east-west alignment for southern exposure.

2. Examples of passive or natural cooling opportunities in subdivision design include design of parcel size and configuration to permit orientation of a structure to take advantage of shade or prevailing breezes.

B. In providing for future passive or natural heating or cooling opportunities in the design of a subdivision, consideration shall be given to local climate, site contours, configuration of the parcel to be divided and other design and improvement requirements. Provision of passive or natural heating or cooling opportunities shall not result in reducing allowable densities or the percentage of a parcel that may be occupied by a building or structure under applicable zoning regulations in effect at the time a tentative map or vesting tentative map is filed. (Ord. 08-05 § 1, 2008)