Chapter 17.16
DESIGN REQUIREMENTS Revised 2/17

Sections:

Article I. General Provisions

17.16.010    Applicability of provisions.

17.16.020    Conformance to General Plan and local law.

17.16.030    Lots—Size requirements. Revised 2/17

Article II. Specific Requirements

17.16.040    Lots—Size and shape. Revised 2/17

17.16.050    Lots—Grading for drainage.

17.16.060    Solar requirements.

17.16.070    Streets and highways—Conformance to General Plan.

17.16.080    Street design—Council regulations.

17.16.090    Streets and highways—Grades.

17.16.100    Streets and highways—Widths.

17.16.110    Street alignment.

17.16.120    Frontage of lots.

17.16.130    Side lot lines.

17.16.140    Divided lots.

17.16.150    Intersections.

17.16.160    Curve radius.

17.16.170    Intersection corner rounding.

17.16.180    Street names.

17.16.190    Traffic control and street signs.

17.16.200    Alleys.

17.16.210    Turnarounds.

17.16.220    Cul-de-sac length.

17.16.230    Easements.

17.16.240    Access strips.

17.16.250    Non-access and planting strips.

17.16.260    Land reserved for public use.

17.16.270    Storm drainage facilities.

17.16.280    Walkways.

17.16.290    Bicycle paths.

17.16.300    Local transit facilities.

Article I. General Provisions

17.16.010 Applicability of provisions.

A.    The provisions of this chapter shall govern the design of all subdivisions.

B.    The provisions of this chapter shall be incorporated in any subdivision approval unless the City Council finds that, due to the particular circumstances, these design criteria are not necessary or that alternative designs are preferable; provided, that any modifications to the lot size, dimensions, location or configuration standards shall only be made upon request for and approval of exceptions to said standards, per the provisions of Chapter 17.40, Conditional Exceptions.

C.    Design of all subdivisions shall include such facilities for the handicapped as may be required by Federal, State or local law. (Ord. 1439 § 4 (Exh. F (part)), 2011: Ord. 879 § 1 Ex. A (part), 1981)

17.16.020 Conformance to General Plan and local law.

A.    In all respects, subdivisions shall be consistent with the General Plan. Subdivisions shall also conform with any adopted specific plan. Subdivisions shall also conform with all other provisions of law, including but not limited to, zoning, safety and health codes.

B.    The design of the subdivision or of improvements shall conform in all respects to accepted standards of engineering and shall be subject to the approval of the City Engineer. Any subdivision may be approved subject to such additional design criteria or conditions as may be necessary to ensure the public health, safety, welfare and convenience. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.030 Lots—Size requirements. Revised 2/17

A.    Applicability and Exemptions. The provisions of this title shall apply to all proposals for subdivisions, except the conversion of multiple-family dwellings existing on the effective date of the ordinance codified in this title to community housing subdivisions. Existing parcels of land which meet prior minimum zoning standards but which do not meet the standards of this section shall not be deemed substandard or nonconforming by enactment of this section. Where standard zoning provisions for lot area are more restrictive than this section, the standard zoning shall prevail. Standards established for a planned development district which have been adopted for a site prior to enactment of the ordinance codified in this section shall not be altered by enactment of this section and shall not prevent the processing of subdivision maps conforming to a valid development plan wherein lot sizes have been specified. All proposed subdivisions shall meet the standards as specified in Table 17.16.030, Lot Size Standards, below.

Table 17.16.030
Lot Size Standards

Site Cross Slope

Minimum Lot Area

Minimum Width

Minimum Depth

Percent of Total Subdivision Area to Remain Ungraded

0 — 9.9 %1,2

10,000 square feet

65'

100'

0 %

10 — 14.9 %1,2

10,000 square feet

65'

100'

20 %

15 — 19.9 %1,2

10,000 square feet

65'

100'

30 %

20 — 24.9 %

12,000 square feet

90'

130'

40 %

25 — 29.9 %

20,000 square feet

120'

150'

60 %

30 — 34.9 %

40,000 square feet

150'

200'

70 %

35 +

2 acres

200'

200'

80 %

1.    New lots in the RM-20 Zoning District and/or small lot subdivisions shall meet the minimum lot size and width requirements pursuant to Chapter 18.04, Residential Districts.

2.    New lots in a Mixed-Use (MU), Commercial, Industrial Arts (IA), Light Industrial (IL) Zoning District shall meet the minimum lot size and width requirements pursuant to Chapter 18.05, Mixed-Use Districts, or Chapter 18.06, Commercial Districts, or Chapter 18.07, Industrial Districts.

B.    Applications. Applications for division of land shall include calculations of the average cross slope of the total parcel and the individual lots proposed. Calculations shall be made using the following formula and shall be in a form capable of being checked.

S =

100 IL

 

A

 

Where:

S =

Average cross slope of parcel in percent

 

I =

Interval of measured contours

 

L =

Combined length of contours in feet (i.e., map measurement of contours in inches x scale)

 

A =

Area of parcel in square feet

C.    Cross Slope Definition. As defined in Section 17.08.050.

D.    Determination of Cross Slope. In all cases, the cross slope of an area shall be determined for land in its natural state or as altered pursuant to previous authorization by the City. The formula set forth in the subsection B of this section shall be used to determine cross slopes.

E.    Planning Commission Authority. The Planning Commission shall have the authority to determine the average cross slope of a subdivision and shall also be empowered to designate different portions of any subdivision having different cross slopes. (Ord. 1517 § 2 (Exh. A), 2017; Ord. 1439 § 4 (Exh. F (part)), 2011; Ord. 879 § 1 Ex. A (part), 1981)

Article II. Specific Requirements

17.16.040 Lots—Size and shape. Revised 2/17

The size and shape of lots shall conform with the provisions of this title and any zoning regulations effective in the area of the proposed subdivision and as shown on the Zoning Map. Flag lots shall not be approved as part of a subdivision unless the decision-making authority finds that the preexisting lot patterns and corresponding development patterns in the vicinity of the subdivision or the unusual topography of the site justifies a flag lot; such areas where flag lots may be considered include hillside areas or within neighborhoods that have irregular shaped lots. (Ord. 1517 § 2 (Exh. B), 2017: Ord. 879 § 1 Ex. A (part), 1981)

17.16.050 Lots—Grading for drainage.

All lots shall be graded to drain to a street, wherever possible, but the City Engineer may require or allow alternative drainage patterns as may be reasonably necessary to avoid excessive grading or grading which results in a significant height differential at any property line. An adequate storm drain system shall be provided. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.060 Solar requirements.

All major subdivisions shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, as required by Section 66473.1 of the Government Code. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.070 Streets and highways—Conformance to General Plan.

The street design shall conform both in width and alignment to the circulation element of the General Plan. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.080 Street design—Council regulations.

The street design shall conform to any proceedings affecting the subdivision which may have been initiated by the City Council on its own motion or approved by the City Council upon initiation by any 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 freeway or expressway and the City Council determines the boundaries of the right-of-way to be acquired, such right-of-way shall be shown on the tentative and final or parcel map. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.090 Streets and highways—Grades.

No street or highway shall have a grade of more than twelve percent unless, because of topographical or other exceptional conditions, the City Engineer and Director of Planning determine that a grade exceeding twelve percent is necessary. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.100 Streets and highways—Widths.

Streets and highways not shown on the circulation element of the General Plan or not affected by proceedings initiated by the City Council, or approved by the City Council upon initiation by other legally constituted governmental bodies, shall be the minimum width as set forth in the “Pavement Widths and Rights-of-Way” Table following this section. The Planning Commission may require increased widths where probable traffic conditions warrant. (See Table 17.16.100.) (Ord. 879 § 1 Ex. A (part), 1981)

17.16.110 Street alignment.

As far as practicable, the streets shall be in alignment with existing adjacent streets by continuations of the centerlines thereof and by adjustments by curves. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.120 Frontage of lots.

Lots without frontage on a street will not be permitted. Lots, other than corner lots, may not front on more than one street unless necessitated by topographic or other unusual conditions. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.130 Side lot lines.

The side lot lines of all lots, as far as practicable, shall be at right angles to straight streets on which the lot faces, or radial to curved streets. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.140 Divided lots.

No lot shall be divided by a City boundary line. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.150 Intersections.

Streets shall intersect one another at an angle as near to a right angle as practicable. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.160 Curve radius.

The centerline radius on all streets and highways shall conform to accepted engineering standards of design and shall be subject to approval by the City Engineer. (Ord. 879 § 1 Ex. A (part), 1981)

 

Table 17.16.100

Pavement Widths and Rights-of-Way

Street Types

Site Cross-Slope

Residential

Commercial

Sidewalks

P/W

R/W

P/W

R/W

Arterial

All

56'

80'

64'

86'

5' P.C.C.* (both sides)

Collector

All

40'

60'

40'

60'

5' P.C.C. (both sides)

Local

0 — 9.9%

36'

50'

40'

50'

5' P.C.C. (both sides)

Local

10 — 19.9%

32'

50'

 

 

5' P.C.C. (both sides)

Local

20% +

28'

50'

 

 

3' P.C.C. (one side)

Cul-de-sac

0 — 9.9%

36'

50'

40'

50'

5' P.C.C. (one side)

Cul-de-sac

10 — 19.9%

32'

50'

 

 

5' P.C.C. (one side)

Cul-de-sac

20% +

28'

50'

 

 

3' P.C.C. (one side)

One-way (divided level streets shall be considered two one-way streets)

All

20'

30'

20'

30'

5' P.C.C. (one side)

Rural road

All

24'

50'

 

 

5' AC** (one side)

*    P.C.C.    = Portland cement concrete

**    AC        = Asphaltic concrete

Note:    Street and highway geometric standards shall be as provided in Table 17.16.030 titled “Lot Size Standards” following Section 17.16.030 of this chapter on lot size requirements.

17.16.170 Intersection corner rounding.

Whenever a major street or State highway intersects any other street or highway, the property lines at each block corner shall be rounded with a curve having a radius of not less than thirty feet. On all other street intersections, the property line at each block corner shall be rounded with a curve having a radius of not less than fifteen feet. In either case, a greater curve radius may be required if streets intersect other than at right angles. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.180 Street names.

Street names, whether for public or private use, shall be approved by the Director of Planning with advice by the fire and police departments. No street name shall be duplicated. No street name signs or other identification shall be erected showing any name other than that approved by the Director of Planning. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.190 Traffic control and street signs.

The traffic-control signal systems, signs, parking requirements and other markings on public and private streets adequate to secure the objectives of public safety and the General Plan shall be installed as required by the City Engineer with advice from the police and fire departments. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.200 Alleys.

When any lots are proposed for commercial or industrial usage, alleys at least thirty feet in width may be required upon recommendation of City Engineer at the rear thereof with adequate ingress and egress for truck traffic. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.210 Turnarounds.

All dead-end streets shall have a turnaround with a minimum radius of forty feet, or hammerhead design, except that where necessary to give access to or to permit a satisfactory future subdivision of adjoining land, streets may extend to the boundary of the property and the resulting dead-end streets may be approved without a turnaround, provided that control of access across such dead-end street shall be vested in the City. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.220 Cul-de-sac length.

Cul-de-sac streets shall not exceed five hundred feet in length. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.230 Easements.

The subdivider shall grant easements to the City for public utility, sanitary sewer and drainage purposes on each side of rear lot lines, along side lot lines and in planting strips wherever necessary. The width of easements shall be as determined by the City Engineer. Easements for overhead wire lines, where permitted, shall be provided. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.240 Access strips.

Reserve strips controlling the access to public ways or which will not be taxable for special improvements, shall be approved only if such strips are necessary for the protection of the public welfare or of substantial property rights, or both. The control and disposal of the land comprising such strips shall be placed within the jurisdiction of the City under conditions deemed sufficient by the City Council. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.250 Non-access and planting strips.

When the rear of any lot borders any arterial or collector street, or highway, the right of ingress and egress may be prohibited to such lot across such rear or side lot line. Dedication of such access rights shall be made on the map or by separate instrument satisfactory to the City Attorney. When the rear of any lot borders any freeway or State highway, the subdivider may be required to dedicate and improve a planting strip adjacent to such freeway or highway. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.260 Land reserved for public use.

The City may, as a condition of approval of any tentative map, require the subdivider to reserve areas of real property for parks, recreational facilities, fire stations, libraries or other public uses if such reservation would implement the General Plan, any adopted specific plan or any plan adopted by the City Council for such purposes. Such reservations shall be pursuant to Section 66479 et seq. of the Government Code. (Ord. 1439 § 4 (Exh. F (part)), 2011: Ord. 879 § 1 Ex. A (part), 1981)

17.16.270 Storm drainage facilities.

The subdivider shall dedicate rights-of-way for storm drainage purposes. Such rights-of-way shall substantially conform to the boundary lines of any natural watercourse, channel, stream or creek that traverses the subdivision. In addition, the City may require dedication of easements, construction of improvements, or both, to dispose of surface stormwaters. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.280 Walkways.

The subdivider may be required to dedicate and improve walkways across long blocks or to provide access to school, park or other public areas. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.290 Bicycle paths.

If the subdivision, as shown on the tentative map thereof, contains two hundred or more parcels, and the subdivider is required to dedicate or offer to dedicate real property for roadways, the subdivision shall also contain bicycle paths for the use and safety of the residents of the subdivision. (Ord. 879 § 1 Ex. A (part), 1981)

17.16.300 Local transit facilities.

Local transit facilities, such as bus turnouts, benches, shelters, landing pads or similar items which directly benefit residents of a subdivision, may be required if the subdivision, as shown on the tentative map, has a potential for two hundred dwelling units or more if developed to the maximum density, or contains one hundred acres or more, and transit services are or will be within a reasonable time made available to such subdivision. (Ord. 879 § 1 Ex. A (part), 1981)