Chapter 19.24
SUBDIVISION DESIGN
Sections:
19.24.010 Streets and Highways.
19.24.020 Access to Arterials.
19.24.030 Sidewalks and Pedestrianways.
19.24.040 Bikeways and Equestrian Trails.
19.24.060 Coastal Zone Subdivisions.
19.24.090 Drainage and Flood Protection.
19.24.100 Subdivision Boundaries.
19.24.110 Energy Conservation (California Government Code Section 66473.1).
19.24.120 Design of Other Improvements.
19.24.130 Deviation from Design Standards.
19.24.010 Streets and Highways.
A. Design Standards. Streets and highways in subdivisions shall conform to the following design standards:
1. Arterials and Commuter Roads.
a. Arterial and commuter roads shall conform to the standards of the Circulation Element of the General Plan with regard to width, alignment, classification and other design parameters. Increased widths may be required if the decision making body determines that projected traffic volumes warrant such an increase.
b. If a proposed arterial or commuter road is not shown on the Master Plan of Streets and Highways within the Circulation Element, the tentative map decision making body shall determine the appropriate width and other design parameters for the road, based on its function and projected traffic volumes.
c. Subdivisions shall be designed so as to limit vehicular access to arterial and collector roadways.
2. Local Streets. Local streets with on-street parking on both sides shall have the following minimum widths: fifty-six (56) feet of right-of-way and thirty-six (36) feet of curb-to-curb pavement. Streets with parking on one side or no parking shall have fifty-two (52) feet of right-of-way and thirty-two (32) feet of curb-to-curb pavement.
3. Private Streets. Private streets may be approved at the discretion of the tentative map decision making body. Such streets shall be designed and constructed to the same standards as public streets and shall conform to the applicable City Council policy on private streets with regard to width and other design parameters. The subdivider shall provide for permanent maintenance of all private streets.
4. Street Grades. No street or highway shall have a grade of less than four tenths of one percent (4/10%), reverse grade vertical curves excepted. Arterial highway grades shall not exceed six percent and local street grades shall not exceed ten percent unless, because of topographical or other exceptional conditions, the City Engineer determines that a steeper grade is necessary.
5. Centerline Radius. The centerline curve radius on all streets and highways shall conform to the City’s Design Criteria and shall be subject to approval by the City Engineer.
6. Curb Radius. The curb radius at street intersections shall conform to the City’s Design Criteria. Property lines shall be designed to follow the curb radius so as not to reduce parkway widths.
7. Length of Local Streets. Local streets shall not exceed one thousand (1,000) feet in length without a significant change in alignment.
8. Dead End Streets. Where necessary to give access to or permit a satisfactory future subdivision of adjoining land, streets shall extend to the boundary of the property and the resulting dead end streets may be approved without a turnaround. In all other cases, the street shall have a cul-de-sac with a turnaround having a minimum radius which conforms to the City’s Design Criteria. No dead end street shall exceed a length of one thousand (1,000) feet, measured along the centerline from the center point of the turnaround to the centerline intersection with the first connecting through street.
9. Extensions of Existing Streets. All extensions of existing streets shall, as far as practicable, continue the existing street alignment by extension of the center line or by means of a curved connection meeting the City Design Criteria.
10. Right Angle Intersections. Streets shall intersect one another at an angle as near to a right angle as practicable.
11. Streets Requiring Special Design. Streets where grade separations or exceptional terrain conditions prevail shall receive special attention, including mitigation techniques or conditions of approval as necessary to implement these regulations and the provisions of the General Plan.
12. Alleys. Alleys shall be minimum twenty (20) feet in width and shall be designed and constructed in accordance with City Design Criteria. The decision making body, in conjunction with tentative map review, shall determine if alleys are to be public or private.
13. Driveways. Driveways shall be designed and constructed in accordance with City Design Criteria and the applicable City Council policy on “Driveway Approaches.”
14. Parkways. Parkways, street trees and other frontage landscaping shall be designed and constructed in accordance with City Design Criteria and with tentative map conditions of approval, landscaping plans approved in conjunction with tentative map review and/or any applicable specific plan standards.
B. Street Names. Street names may be proposed by the subdivider and shall be approved by the Community Development Director, in consultation with the Fire Chief. Names shall be selected which are not duplicates or near duplicates of existing street names in the City and which are reasonably pronounceable for purposes of identification and the provision of emergency services.
C. Nonsubdivision Street Improvements. Street improvements and dedications required for building construction not associated with new subdivisions shall be governed by Chapter 13.05 (Street Improvements and Dedications).
D. Modification of Street Standards. No reduction in the street design standards set forth in this section shall be approved until after consultation with the City Traffic Engineer regarding traffic flow and safety and with the Fire Chief regarding provision of fire and other emergency services. The street design standards may be modified as follows:
1. By the tentative map decision making body if it determines that the subdivider has conclusively shown that the topography or the small number of lots served and the projected traffic volumes are such as to justify the design modification(s);
2. As provided for pursuant to specific plan or other provisions of Title 20 (Planning and Zoning);
3. As provided for in Section 19.24.130 of this chapter (Deviation from Design Standards). (Ord. 2013-11 § 188, 2013; Ord. 2001-18 § 2 (Exh. ZA-1) (part), 2001)
19.24.020 Access to Arterials.
A. Dedication of Access Rights. Vehicular access from land abutting an arterial or collector road shall be restricted or limited by dedication of such vehicular access rights to the City. In addition, the tentative map decision making body may require the dedication of access rights to public local streets except at street intersections. Dedications of vehicular access rights shall be designated upon the title sheet of the final tract map.
B. Residential Lots Abutting Arterials. Residential lots shall not take direct access from arterial or collector roads and shall not front onto such roads unless served by a common parking facility and driveway(s) designed in accordance with the off-street parking regulations in Title 20 and approved by the tentative map decision making body. Alternatively, the decision making body may require that access be provided via a frontage road between an arterial road and the residential lots. (Ord. 2013-11 § 189, 2013; Ord. 2001-18 § 2 (Exh. ZA-1) (part), 2001)
19.24.030 Sidewalks and Pedestrianways.
A. Where Required. Sidewalk widths and design shall be in accordance with City Design Criteria and shall be required as follows:
1. Along both sides of arterial highways;
2. Along all commercial and industrial frontage;
3. Along both sides of collector streets;
4. Along residential frontage where the required minimum lot size is less than twenty thousand (20,000) square feet;
5. Along all streets leading directly to a school, a designated school bus stop or a park;
6. Where the sidewalk will provide a continuation or link between other sidewalks, existing or planned;
7. Along streets designated as a “significant link” in the City’s circulation system, as provided in Chapter 13.05 (Street Improvements and Dedications).
B. Waiver for Short Cul-de-Sacs. Sidewalk requirements may be waived by the tentative map decision making body for cul-de-sac streets less than two hundred (200) feet in length.
C. Walkway Obstructions. Fire hydrants, light standards and other aboveground obstructions shall be located in back of sidewalks and shall comply with the City Council policy relating to “Encroachments on Public Sidewalks” so as not to interfere with pedestrian traffic. This requirement may be modified if there is insufficient right-of-way or easement width behind the sidewalk. In such cases, aboveground facilities shall be located so as to minimize interference with pedestrian traffic.
D. Additional Pedestrianways. Additional pedestrianways not abutting a street shall be provided when determined necessary by the tentative map decision making body for access to schools, recreation and other public areas. These pedestrianways shall be at least five feet in width. (Ord. 2001-18 § 2 (Exh. ZA-1) (part), 2001)
19.24.040 Bikeways and Equestrian Trails.
Where the Circulation Element of the General Plan or any City-adopted specific or precise plan designates a bikeway or equestrian trail as lying wholly or partially within any proposed subdivision, the necessary right-of-way for the bikeway or equestrian trail shall be shown on the map in compliance with such adopted plans, and bikeways shall be designed in accordance with the design criteria and guidelines for City bikeways. (Ord. 2001-18 § 2 (Exh. ZA-1) (part), 2001)
19.24.050 Lot Design.
A. Lot Size. Lot area, width, dimensions and other lot characteristics shall conform to the applicable zoning district regulations as set forth in Title 20 (Planning and Zoning).
B. Lot Lines. Lots shall be designed so that side lot lines are approximately at right angles or radial to the street centerline.
C. Access to Lots. Subdivisions shall be designed so that all lots or parcels shall have access to a public or private street improved to the standards required by this title.
D. Building Pad Locations. The City may require that building pad locations or buildable area within any lot or parcel be shown on tentative and/or final maps.
E. Lot Numbering. Each lot or parcel being created by a subdivision shall be either numbered or lettered. If it is numbered, it must comply with the requirements of a buildable site as provided for in the Zoning Code.
F. Lettered Lots. Lettered lots or parcels may not be used as building sites and need not comply with the requirements of a building site. Lettered lots other than streets shall be labeled as to their intended use.
G. Lots in More than One District. A numbered lot which is proposed to be located in more than one zoning district shall comply with area and width requirements of the zoning district having the greater requirements.
H. Lot Lines at Top of Slopes. Unless determined infeasible or undesirable by the tentative map decision making body, side and rear lot lines shall be placed at the top of man-made slopes.
I. Railroads and Other Rights-of-Way. Subdivisions abutting railroad lines, electric transmission lines and open flood control channels shall be designed so that the lots do not front on nor have access to such rights-of-way.
J. Flag Lots.
1. Definition For purposes of this Code, “flag lot” and “panhandle lot” both mean a lot having its only vehicular access by way of a narrow accessway which serves no more than one other property and which is less than twenty (20) feet wide and more than twenty (20) feet long.
2. Approval Criteria. Flag lots may be approved by the tentative map decision making body if it determines that the resulting lot pattern will be equal to or superior than a standard lot design in terms of privacy, safety, lot usability and parking.
3. Minimum Lot Size. The narrow accessway portion of a flag lot shall not be credited toward satisfying the minimum lot area requirements set forth in Title 20 (Planning and Zoning). (Ord. 2001-18 § 2 (Exh. ZA-1) (part), 2001)
19.24.060 Coastal Zone Subdivisions.
A. Compliance with Local Coastal Program Required. Any proposed subdivision lying wholly or partially within the coastal zone shall be designed to comply with and implement the goals, policies and various components of the Land Use Plan of the applicable certified Local Coastal Program.
B. Public Access and Open Space Areas. When the certified Local Coastal Program indicates the location of a public accessway or of any permanent open space or conservation area within the boundaries of a proposed subdivision, such accessway, open space or conservation area shall be shown on the tentative map and offered for dedication to the City. When an accessway, open space or conservation area is already in existence at the time a tentative map is filed, the status of such accessway, open space or conservation area, whether public or private, shall be identified on the map. (Ord. 2001-18 § 2 (Exh. ZA-1) (part), 2001)
19.24.070 Landscaping.
The design of the areas listed below shall include landscaping for aesthetic, fire protection and/or erosion control purposes:
A. Man-made slopes;
B. Common areas;
C. Roadway medians and parkway areas;
D. Lots containing existing significant trees or other plants proposed to be preserved;
E. Fuel modification areas; and
F. Other open space areas. (Ord. 2001-18 § 2 (Exh. ZA-1) (part), 2001)
19.24.080 Slopes and Grading.
A. Grading Plans. Grading plans shall be reviewed in conjunction with review of the tentative subdivision map unless waived by the City. Grading plans shall conform to Chapter 15.10 (Excavation and Grading Code), Title 20 (Planning and Zoning), any applicable specific plan and any applicable tentative map conditions of approval.
B. Slope Ratio. Man-made slopes shall be no steeper than that allowed by the Excavation and Grading Code.
C. Slope Landscaping. All man-made slopes shall be provided with erosion control landscaping and irrigation, installed per plan approved by the City, immediately upon completion of rough grading operations. The subdivider shall ensure effective maintenance of all slope plantings and irrigation systems until such time as the lots or parcels containing the slope are occupied or a homeowners association accepts slope maintenance responsibility.
D. Design Standards for Man-made Slopes. The following standards shall be met in order to ensure that man-made slopes are designed for ease of maintenance and the minimization of erosion, slope failure and unsightly conditions. These standards do not apply to man-made slopes five feet in height or less:
1. All man-made slopes shall be shown on tentative maps and shall be classified, labeled and designed as follows:
a. Type “A”: Those proposed to be maintained by a public agency or by a group, such as a homeowners association, and which are located either adjacent to an arterial highway or within a park, greenbelt or other public or common open space area;
b. Type “B”: Those proposed to be maintained by a group, such as a homeowners association, and which are located within or adjacent to individual owners and which are not within a park, greenbelt or other public or common open space area;
c. Type “C”: Those proposed to be maintained by individuals and which are located within individual lots in such a manner that they are inappropriate for maintenance by a group such as a homeowners’ association.
2. Man-made slopes shall be designed to resemble natural terrain where feasible, with a minimum of long, flat, inclined plane surfaces and acute angles.
3. The maximum height of man-made slopes steeper than five feet horizontal to one foot vertical shall be as follows:
a. Type “A” and Type “B”: No maximum;
b. Type “C”: Twenty (20) feet. Man-made slopes shall not be constructed one on top of another or combined in such a manner so that they exceed the preceding maximum height. However, this limitation shall not apply to adjacent slopes on land abutting the subdivision, provided there is a visual and physical break of at least ten usable feet, exclusive of drainage facilities, between the top of the lower slope and the toe of the upper slope;
4. Lettered lots shall not include Type “C” slopes. (Ord. 2001-18 § 2 (Exh. ZA-1) (part), 2001)
19.24.090 Drainage and Flood Protection.
A. Flood Protection. All subdivision proposals shall conform to the requirements of Chapter 15.50 (Floodplain Management) and shall be designed so that public facilities such as sewer, gas, electric and water systems located and constructed to minimize flood damage.
B. Flood Channels. If an existing or proposed flood control channel, as shown on an officially adopted flood control plan, is located so that any portion of it lies within or adjacent to a subdivision, the channel shall be illustrated on the tentative map as a lettered lot in a width and in an alignment corresponding to the flood control plan.
C. Water Courses. The subdivider shall, subject to riparian rights, dedicate a right-of-way for storm drainage purposes conforming substantially to the lines of any natural water course or channel, stream or creek that traverses the subdivision. In addition, the City may require dedication of further and sufficient easements or construction, or both, to dispose of such surface and storm waters.
D. Excavation and Grading Code. Slope drainage shall conform to the provisions of Chapter 15.10 (Excavation and Grading Code).
E. Drainage Plan. Tentative maps shall show the existing and proposed manner in which water will drain onto, across and off of the land being subdivided, including the facilities and easements necessary to accommodate the drainage.
F. Control of Surface Water. If a subdivision artificially concentrates or diverts surface water running onto adjacent land, the tentative map shall illustrate the manner in which such water will be accepted and disposed of.
G. Toe Drains. In residential subdivisions, slopes over ten feet of height shall be provided with drainage devices along the toes of man-made slopes in addition to any required intermediate slope drains.
H. Alternative Drainage Designs. Where any lot is designed in such a manner that it will not drain with a minimum one percent grade directly to a street or common drainage facility, it shall conform to the following design criteria:
1. Lots shall be designed such that man-made slopes are not subject to sheet flow or concentrated runoff from either the same or an adjacent lot.
2. All water flowing down man-made slopes, except that falling on each slope, shall be constrained within an approved drainage device.
3. All water flowing from one lot to or across another lot shall be within an approved drainage device located within a properly executed easement, where appropriate. (Ord. 2001-18 § 2 (Exh. ZA-1) (part), 2001)
19.24.100 Subdivision Boundaries.
A. No Exclusions to Avoid Dedication of Improvement. Regardless of its size, no portion of any property shown on the latest equalized County assessment roll as a unit or contiguous units shall be excluded from within the boundaries of a subdivision for the purpose of avoiding dedication or improvement of any street, drainage or flood control facility.
B. Conformity with Adjacent Properties. In order to minimize conflicts with adjacent properties, the following subdivision design and other requirements shall apply:
1. Smooth Transition Required. Grading and other subdivision design features shall provide for a smooth transition between the new subdivision and surrounding properties along the subdivision’s boundaries.
2. Drainage Along Boundaries. Drainage facilities shall be installed along subdivision boundaries to prevent erosion.
3. Boundaries to be Finished. Boundary areas for phased subdivisions shall not be left unfinished in anticipation of the resumption of work on future phases.
4. Fencing of Construction Areas. Construction zones or other potentially hazardous areas within a subdivision shall be fenced off as determined necessary by the City. (Ord. 2001-18 § 2 (Exh. ZA-1) (part), 2001)
19.24.110 Energy Conservation (California Government Code Section 66473.1).
In accordance with California Government Code Section 66473.1, subdivisions of five or more lots, other than condominium conversions, shall provide for, to the extent feasible, future passive or natural heating or cooling opportunities in the subdivision. (Ord. 2023-22 § 822, 2023; Ord. 2001-18 § 2 (Exh. ZA-1) (part), 2001)
19.24.120 Design of Other Improvements.
Street lighting, water and sewer facilities, utility undergrounding and similar improvements shall be designed and constructed in accordance with Chapter 19.28 (Subdivision Improvements). (Ord. 2001-18 § 2 (Exh. ZA-1) (part), 2001)
19.24.130 Deviation from Design Standards.
A. Modified Standards Per Title 20 Provisions. Notwithstanding other requirements of this Section, the tentative map decision making body may approve projects with different design standards than set forth in this chapter if it determines that such modified designs are specifically permitted pursuant to the provisions of planned community, planned residential development, specific plan or other regulations set forth in Title 20 (Planning and Zoning).
B. Subdivider Justification. Proposed deviations from the standards of design contained in this chapter shall be identified by a note on the face of the tentative map. The subdivider shall submit evidence of justification for each requested design deviation. Special circumstances which may be cited to justify a deviation from design standards include, but are not limited to, arguments that physical or topographical constraints make the design infeasible, that the design standard would create results contrary to the purposes of the City’s design or improvement requirements or that the design standard would impose a burden on the subdivider not imposed on comparable subdivisions.
C. Required Findings to Allow Deviation. A deviation from any of the design standards set forth in this chapter may be approved by the tentative map decision making body if it makes all of the following findings:
1. The requested deviation(s) will create a land plan or development design equal or superior to that under the baseline design standards in this chapter;
2. The deviation(s) will not negatively impact the carrying capacity of the local vehicular circulation network;
3. The deviation(s) will not negatively impact pedestrian circulation;
4. The resulting subdivision will be compatible with the pattern of surrounding subdivisions;
5. The resulting subdivision design and improvements will be consistent with the General Plan and any applicable specific plan, and will conform to the Subdivision Map Act and all other provisions of this Subdivision Code; and
6. The resulting subdivision design and improvements will not be materially detrimental to the residents or tenants of the proposed subdivision or surrounding properties, nor to public health or safety. (Ord. 2001-18 § 2 (Exh. ZA-1) (part), 2001)