Chapter 14.10
STANDARDS OF DESIGN1
Sections:
14.10.010 Conformance with standards of design.
14.10.020 Boundary lines and partial streets.
14.10.050 Cul-de-sacs and dead-end streets.
14.10.070 Sidewalks and pedestrian ways.
14.10.080 Bicycle, equestrian, and hiking trails.
14.10.100 Underground utility lines.
14.10.120 Drainage and erosion control.
14.10.150 Landscaping and screening.
14.10.170 Dangerous areas to be removed or controlled.
14.10.180 Deviations from standards of design.
14.10.010 Conformance with standards of design.
Subdivisions shall be designed in conformance with the standards of design set forth in this chapter. Deviations from these standards may be requested pursuant to AVMC 14.10.180. [Ord. 2010-126 § 1 (Exh. A)].
14.10.020 Boundary lines and partial streets.
A. Whenever a parcel of real property lies partially within the city and partially within an unincorporated area or within another city, any proposal to subdivide such real property shall be consistent with existing city boundaries. No lot or parcel, except proposed public or private street rights-of-way permitted under subsection (B) of this section, shall be partially within the city and partially within unincorporated area or another city. Any portion of such real property lying within any other city or unincorporated area shall be included in the tentative map for the purposes of showing the remainder parcel, but any approving action on the tentative map by the city shall not be construed as approval of any design or improvements shown within any other city or unincorporated area.
B. Boundary lines in streets and streets partially within city boundaries and partially outside city boundaries will be permitted only when dedication of such streets is necessary pursuant to the circulation element of the city’s general plan or when assurances are presented in writing by the owner of the adjoining property of intention to dedicate the remaining parts of the street when such adjoining property is subdivided.
C. 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. [Ord. 2010-126 § 1 (Exh. A)].
14.10.030 Lots/parcels.
A. 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 building site as defined in the zoning code.
B. Lettered lots or parcels may not be used as building sites and need not comply with the requirements for a building site.
C. Lettered lots, other than streets, shall be labeled as to their intended use. Numbered lots may be labeled as to their intended use.
D. A numbered lot which is platted so that it is in more than one zoning district shall comply with area and width requirements of the zoning district having the more restrictive requirements. [Ord. 2010-126 § 1 (Exh. A)].
14.10.040 Private streets.
Private streets shall be permitted pursuant to conditions specified in the subdivision manual only when the city council finds that the occupants of the subdivision will be better serviced and the welfare of the general public will not be impaired thereby. [Ord. 2010-126 § 1 (Exh. A)].
14.10.050 Cul-de-sacs and dead-end streets.
A. A cul-de-sac shall be terminated by a turnaround not less than 50 feet in radius. A cul-de-sac shall not serve as the base for another cul-de-sac. Cul-de-sacs shall be constructed in accordance with city standards.
B. All dead-end streets must terminate with a cul-de-sac. [Ord. 2010-126 § 1 (Exh. A)].
14.10.060 Street widths.
Streets within subdivisions shall be designed in conformance with the city standards. All local street and highway corner cutoffs and corner radii shall be designed in conformance with the standard plans. [Ord. 2010-126 § 1 (Exh. A)].
14.10.070 Sidewalks and pedestrian ways.
A. Sidewalks shall be designed in accordance with the standard plans and shall be located 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 building site area is less than 15,000 square feet and the lots have access to the street, unless otherwise approved by the director;
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.
B. Additional pedestrian ways not abutting a street shall be provided when necessary for access to schools, recreation, and other public areas. These pedestrian ways shall not be less than six feet in width. [Ord. 2010-126 § 1 (Exh. A)].
14.10.080 Bicycle, equestrian, and hiking trails.
Where the city’s general plan or any applicable specific or precise plan designates a bikeway, equestrian, or hiking trail as lying wholly or partially within any proposed subdivision, the necessary right-of-way for access to and use of such a trail shall be shown on the map in compliance with such plans, and shall be designed in accordance with design criteria adopted by the city council. [Ord. 2010-126 § 1 (Exh. A)].
14.10.090 Street lighting.
Street lighting shall be provided along, and at the intersections of, all arterial highways and local streets in accordance with the illumination levels specified in the city standards, except as otherwise approved by the city engineer. [Ord. 2010-126 § 1 (Exh. A)].
Cross-references: outdoor lighting in residential areas, AVMC 15.14.130; outdoor lighting in nonresidential areas, AVMC 15.22.110.
14.10.100 Underground utility lines.
A. Utility lines, including, but not limited to, electric, communications, street lighting, and cable television, shall be required to be placed underground within any new or revised residential subdivision. The subdivider is responsible for making the necessary arrangements with the utility companies for the installation of such facilities. For the purpose of this subsection, appurtenances and associated equipment such as, but not limited to, surface-mounted transformers, pedestal-mounted terminal boxes, meter cabinets, and concealed ducts in an underground system may be placed above ground within the street right-of-way where sufficient right-of-way width exists so as not to pose a serious hazard to pedestrian traffic. If approved by the director, utility lines, the main purpose of which is to provide service to customers outside of the boundaries of the subdivision, and those utility lines which were in service in the area covered by the tentative tract or tentative parcel map prior to the filing of the tentative map may be placed above ground.
B. Required underground utility lines may be located in street or alley rights-of-way or along any lot line.
C. Overhead utility lines that cannot feasibly be undergrounded shall be located at the rear of lots or parcels where practical. The poles supporting such overhead lines shall not be installed within any street, alleyway, drainage easement, or flood control channel.
D. Above ground installation of utilities shall be permitted on a temporary basis when such utilities are required during construction; provided, however, that such utilities shall be removed or placed underground prior to the release and final exoneration of street improvement bonds. [Ord. 2010-126 § 1 (Exh. A)].
Cross-reference: undergrounding of cable television facilities, AVMC 4.06.160.
14.10.110 Sewers.
All lots intended for development shall be connected to a sanitary sewer system unless the city engineer has determined that each lot is adequate to accept a private septic system. [Ord. 2010-126 § 1 (Exh. A)].
14.10.120 Drainage and erosion control.
A. Tentative maps shall illustrate the existing and proposed manner in which water drains onto, across, and off of the land being subdivided, including the facilities and easements necessary to accommodate the drainage.
B. In the event a subdivider unnaturally concentrates or diverts surface water running onto adjacent land, the map shall illustrate the manner in which such water will be accepted and disposed.
C. 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 map as a lettered lot in a width and in an alignment corresponding to the flood control plan.
D. 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 be designed in a manner that will conform to the following criteria:
1. Lots shall be designed in such a manner that manmade slopes are not subject to sheet flow or concentrated runoff from either the same or an adjacent lot.
2. All water flowing down manmade 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. 2010-126 § 1 (Exh. A)].
14.10.130 Manmade slopes.
A. Manmade slopes shall be designed so that they can be conveniently maintained in a manner that minimizes erosion, slope failure, and unsightly conditions.
B. This section does not apply to manmade slopes five feet in height or less.
C. All manmade slopes shall be shown on tentative maps and shall be classified, labeled, and designed as follows:
1. Type A: Slopes 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.
2. Type B: Slopes proposed to be maintained by a group, such as a homeowners’ association, and which are located within or adjacent to individual lots and which are not within a park, greenbelt, or other public or common open space area.
3. 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.
D. Manmade slopes shall be designed to resemble natural terrain where feasible, with a minimum of long, flat, inclined plane surfaces and acute angles.
E. Unless otherwise approved by the director, manmade slopes shall be no steeper than one foot horizontal to one foot vertical.
F. Manmade slopes shall not be constructed on top of each other.
G. Automatic irrigation systems shall be incorporated into the design of Type A and Type B slopes. An irrigation system connected to the water system serving the main use of the lot shall be incorporated into the design of Type C slopes. [Ord. 2010-126 § 1 (Exh. A)].
Cross-references: water efficient landscape regulations, Chapter 7.30 AVMC; residential landscaping and open area, AVMC 15.14.110.
14.10.140 Parks.
Local parks to be dedicated shall be shown on the tentative map in a manner consistent with the city’s general plan. [Ord. 2010-126 § 1 (Exh. A)].
14.10.150 Landscaping and screening.
The following areas shall include appropriate landscaping to the satisfaction of the director for aesthetic, noise suppression, fire protection, and/or erosion-control purposes and vehicular sight distances:
A. Manmade slopes greater than five feet in height;
B. Common areas;
C. Roadway medians and parkway areas;
D. Lots containing existing significant trees or other plants proposed to be preserved;
E. Fuel breaks; and
F. Other open space areas. [Ord. 2010-126 § 1 (Exh. A)].
Cross-references: water efficient landscape regulations, Chapter 7.30 AVMC; nuisances, AVMC 8.24.010; sight distances at residential intersections, alleys and driveways, AVMC 15.14.030; residential landscaping and open area, AVMC 15.14.110; residential screening of equipment and facilities, AVMC 15.14.120; sight distances at nonresidential intersections, alleys and driveways, AVMC 15.22.030; nonresidential landscaping and open area, AVMC 15.22.070; nonresidential screening of equipment and facilities, AVMC 15.22.080; parking facility landscaping, AVMC 15.38.090; fire hazard regulations, AVMC 15.50.010.
14.10.160 Fire protection.
A. Any subdivision proposed to be located in an area shown in the city’s general plan to be a high or extreme fire hazard area shall provide appropriate fire protection by means of firebreaks, fuel modification programs, access roads, sufficient water supply, landscaping, and open spaces, and such other methods that the fire chief has determined will ensure the public health, safety, and welfare of the future occupants of the subdivision and the adjacent area.
B. The design of any required fuel modification program shall include landscape architectural planning encompassing visual quality standards, watershed impacts and erosion control, and wildlife impact and other design features described in the fire hazard reduction design criteria. Said program shall include provisions for landscape architectural construction, observation, inspection, and maintenance.
C. The cost of the design and implementation of any fuel modification program shall be the responsibility of the subdivider.
D. A method or procedure for the continued maintenance of any required fuel modification program shall be provided by the subdivider and approved by the fire chief and the director. [Ord. 2010-126 § 1 (Exh. A)].
Cross-references: fire code, Chapter 13.04 AVMC; fuel modification in coastal zone overlay district, AVMC 15.26.050; fire hazard regulations, AVMC 15.50.010.
14.10.170 Dangerous areas to be removed or controlled.
Areas proposed to be subdivided which are known to be dangerous by reason of geological conditions, unstable subsurface conditions, groundwater or seepage conditions, flood hazard, inundation or erosion, or any other dangerous conditions shall be approved for subdivision only when the city council finds that such conditions or hazards are to be removed or that the appropriate measures or controls will be applied which will assure adequate protection to the subdivision and to surrounding uses and improvements. [Ord. 2012-141 § 9; Ord. 2010-126 § 1 (Exh. A)].
14.10.180 Deviations from standards of design.
A. The advisory agency may approve tentative maps which deviate from the standards of design contained in the following sections:
|
AVMC 14.10.030 |
Lots/parcels. |
|
AVMC 14.10.050 |
Cul-de-sacs and dead-end streets. |
|
AVMC 14.10.060 |
Street widths. |
|
AVMC 14.10.070 |
Sidewalks and pedestrian ways. |
|
AVMC 14.10.080 |
Bicycle, equestrian and hiking trails. |
|
AVMC 14.10.090 |
Street lighting. |
|
AVMC 14.10.100 |
Underground utility lines. |
|
AVMC 14.10.130 |
Manmade slopes. |
|
AVMC 14.10.150 |
Landscaping and screening. |
B. The deviations from the standards of design contained in the sections listed in subsection (A) of this section shall be identified by a note on the face of the tentative map, and the subdivider shall submit evidence of justification for each deviation.
C. The advisory agency shall make a finding that special circumstances exist that justify a deviation from the standards of design listed in subsection (A) of this section. Special circumstances which may be cited to justify a deviation from the standards of design listed in subsection (A) of this section include, but are not limited to, the character of the community, alternative means of pedestrian circulation, environmental considerations, physical constraints, existing nearby uses and minimal traffic impacts.
D. The advisory agency shall take specific action on each requested deviation. Deviations not specifically approved shall be considered to be disapproved. [Ord. 2012-141 § 10; Ord. 2010-126 § 1 (Exh. A)].
14.10.190 Floodplain.
Areas proposed for subdivision in floodplains shall comply with the following:
A. All subdivision proposals shall be consistent with the need to minimize flood damage.
B. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage.
C. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage.
D. Base flood elevation data shall be provided for subdivision proposals and other proposed development. [Ord. 2010-126 § 1 (Exh. A)].
Cross-reference: floodplain management overlay district, Chapter 7.50 AVMC.
Cross-references: stormwater management, Chapter 7.35 AVMC; storm drains, Chapter 7.40 AVMC; streets and sidewalks, AVMC Title 10; grading and excavation code, Chapter 13.08 AVMC.