Chapter 13.80
DESIGN STANDARDS AND IMPROVEMENTS
Sections:
13.80.010 Conformance required.
13.80.020 Construal of provisions.
13.80.030 Design standards – Streets and highways.
13.80.040 Design standards – Easements.
13.80.050 Design standards – Lots.
13.80.060 Design standards – Walkways.
13.80.070 Design standards – Watercourses.
13.80.080 Design standards – Land subject to inundation.
13.80.090 Installation of improvements required.
13.80.100 Improvements – Plan checking and inspection fees.
13.80.110 Improvements – Standards.
13.80.120 Additional documentation.
13.80.140 Private streets permitted when.
13.80.160 Agreement for completion of improvements.
13.80.170 Improvement security.
13.80.010 Conformance required.
All subdivision of land which are subject to the provisions of this title shall conform to the regulations set out in this chapter and shall be subject to the provisions of this chapter. [Ord. 410 § 3, 2017]
13.80.020 Construal of provisions.
The regulations, standards and procedures provided in this chapter shall be construed to be the minimum necessary to promote and protect the public health, safety and general welfare, and they may be made more restrictive in cases where the planning commission finds such action is necessary to protect the public interest and to ensure sound planning standards and, on the advice of the city engineer, to insure sound engineering standards. [Ord. 410 § 3, 2017]
13.80.030 Design standards – Streets and highways.
(1) Conformance Required – Exceptions. Each subdivision and the map thereof shall be in conformity with the following standards except in those cases where the planning commission determines that the size or shape of the land to be subdivided, topographic conditions, or proposed land use makes compliance therewith impracticable.
(2) General Requirements.
(a) In giving study to a proposed subdivision the planning commission will take into consideration the requirements of the community or neighborhood and the best use of the land being subdivided. Particular attention will be given to the width arrangements and location of streets, drainage, lot size and arrangement, as well as any city planning requirements such as parks, school sites, boulevards, thoroughfares and similar factors.
(b) Due regard must be shown by all natural features such as large trees, watercourses, scenic points, and similar community assets which will add attractiveness and add value to the property if preserved. The dedication of planting and barrier strips and the preservation of the drainage in natural stream channels must be considered by the subdivider wherever feasible.
(c) Where the plat submitted covers only a part of the subdivider’s tract, or the land owned or controlled by the subdivider, or the land which the subdivider plans or proposes to subdivide in the future, a sketch of the prospective future street system of the un-submitted part shall be furnished, and the street system of the part submitted shall be considered in the light of adjustments in connection with the street system of the part not submitted.
(d) The alignment and location of all streets shall be considered in relation to existing and planned streets and shall be arranged to conform with any master plan of the city hereafter adopted. In general, streets shall be planned to conform to the surroundings topographical conditions. Where topographical conditions make continuance or conformance to existing streets impractical, in such case and in such case only, the subdivider may provide in the plat for a pattern of streets different from that of the existing street pattern.
(3) Alignment of Streets.
(a) Where the master plan or official records of the city do not indicate the locations, directions and extent of a street, the arrangement of streets in a subdivision shall provide for the continuation of the principal streets existing in the adjoining subdivision or for the projection of existing principal streets when adjoining property is not subdivided.
(b) The center line curve radii shall be at least 500 feet on major streets, 300 feet on secondary streets, and 200 feet on local streets.
(c) There shall be a tangent between all reversed curves of at least 150 feet in length on all major streets and secondary streets and 50 feet on all local streets.
(d) Maximum length of block shall be 600 feet.
(4) Width of Streets.
(a) The minimum width for streets shall be as shown on any master plan of the city hereafter adopted, and when not indicated on said master plan shall be not less than 84 feet for major streets and 60 feet for all other streets. These widths shall be measured from lot line to lot line.
(b) Continuous streets shall be classed as major streets or secondary streets.
(c) Streets which are a continuation of, or a projected continuation of, existing streets shall have a width at least as great as such existing streets.
(5) Grade of Streets. The minimum grade of every street shall be 0.1 percent.
(6) Dead End Streets. Dead end streets shall not be approved when a through street is practicable. 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 turn-around. In all other cases a turn-around having a minimum radius of 60 feet with a curb radius of not less than 50 feet shall be provided. Dead end streets with turn-around shall be limited in length to 400 feet.
(7) Roadway Width. The apportioning of the street between roadway, sidewalk and parkways shall be in accordance with standards of the city of Biggs, but in no event shall the roadway width curb to curb of a major street be less than 64 feet nor the roadway width curb to curb be less than 40 feet.
(8) Street Intersections. The intersections of streets shall be at an angle of 90 degrees or as close to such an angle as is practicable, but in no case shall an intersection be at an angle less than 60 degrees.
(10) Private Streets. There shall be no private streets. There shall be no reserved strips controlling access to streets, except where the control of such strips is placed under the jurisdiction of the city council under conditions satisfactory to the city council and the planning commission.
(11) Utility Strips.
(a) Easements for public utilities shall be provided and shall not be less than 10 feet in width and direct and continuous from block to block, five feet on each side of rear lot lines, and on side lines where necessary. When an easement on only one side of lot lines is required it shall have a minimum width of 12 feet.
(b) Easements of greater width will be required along natural watercourses, conforming substantially to the lines of such channels or such channels realigned.
(12) Alleys.
(a) An alley having a minimum width of 20 feet shall be laid out in the rear of proposed commercial lots.
(b) All utilities except water and sanitary sewers are to be located in alleys or utility strips unless specific exception is authorized by the planning commission. [Ord. 410 § 3, 2017]
13.80.040 Design standards – Easements.
Easements for public utilities shall be provided and shall not be less than 10 feet in width and direct and continuous from block to block, five feet on each side of rear lot lines, and on side lines where necessary. When an easement on only one side of lot lines is required it shall have a minimum width of 12 feet. Easements of lesser width may be allowed when approved by the city engineer. Easements for overhead pole lines and anchors shall be provided at the rear of all lots except where alleys are available. Power and telephone facilities may, in whole or in part, be required to be installed underground. [Ord. 410 § 3, 2017]
13.80.050 Design standards – Lots.
(1) The size and shapes of lots shall be in conformance with the minimum requirements of the land division standards and with any additional requirements established by zoning regulations effective in the area of the proposed subdivision or as shown on the zoning map.
(2) The side lines of all lots so far as possible shall be at right angles to streets or radial or approximately radial to curved streets and to the center points of cul-de-sac turning circles.
(3) No lot shall be divided by a city boundary line.
(4) Interior lots having double frontage will not be approved. [Ord. 410 § 3, 2017]
13.80.060 Design standards – Walkways.
The subdivider may be required to dedicate and improve walkways 12 feet wide through long blocks, or to provide access to schools, parks and other public areas. [Ord. 410 § 3, 2017]
13.80.070 Design standards – Watercourses.
The subdivider may be required to dedicate easements for watercourses or drainageways in their original locations or in approved relocations. Widths and locations of such easements shall be subject to approval by the city engineer. [Ord. 410 § 3, 2017]
13.80.080 Design standards – Land subject to inundation.
If any portion of any land within the boundaries of the subdivision is subject to overflow, inundation or flooding by stormwaters, that portion of the subdivision shall be clearly indicated on the final map or parcel map. [Ord. 410 § 3, 2017]
13.80.090 Installation of improvements required.
All improvements shall be installed by, or be the responsibility of, the subdivider in accordance with the land division standards, a public document on file in the office of the city clerk, and shall further be installed in accordance with all applicable laws, rules or regulations of the state of California, or any board, bureau, commission, or other competent authority thereof. Such improvements shall be subject to inspection by the city engineer, and approval by the city council. Such improvements shall include, but not be limited to, the following:
(1) Land grading and improvement;
(2) Street, alley, walkway and off-street parking, grading and paving;
(3) Curbs, gutters, sidewalks and landscaping in rights-of-way;
(4) Sanitary sewers, sewer cleanouts in city right-of-way, storm drains, and appurtenances;
(5) Street lighting systems;
(6) Fire hydrants;
(7) Electric, gas and water utility systems;
(8) Street signs, warning and safety devices. [Ord. 410 § 3, 2017]
13.80.100 Improvements – Plan checking and inspection fees.
(1) Review of improvement plans and inspection of improvement construction shall be charged a fee equal to the actual costs incurred by the city.
(2) A deposit in an amount established by resolution of the city council is required with the submittal of plans for plan checking and a deposit equal to two percent of the estimated cost of construction is required for inspection.
(3) Funds will be drawn down to pay city costs. Additional funds will be required if fund balance is not adequate to pay city costs. Unused funds will be reimbursed when plan check and inspection are complete. [Ord. 410 § 3, 2017]
13.80.110 Improvements – Standards.
Land division standards shall contain standards for street and lot design, for street widths, grades and curves, for sewerage, water supply and fire protection, for all improvements to be installed, including public utilities, for office and field checking of maps and survey data, for construction inspections, fee schedules, forms for bonds and agreements and such other matters as may be included therein by resolution of the city council. [Ord. 410 § 3, 2017]
13.80.120 Additional documentation.
The planning commission may require that a subdivider provide such documents, including but not restricted to deeds, dedications, grants, restrictions, easements and rights-of-way, as it deems necessary to effect a sound and proper plan of land division. [Ord. 410 § 3, 2017]
13.80.130 Rezone request.
The planning commission may require a request for change of zoning to insure compatibility of plans and regulation.[Ord. 410 § 3, 2017]
13.80.140 Private streets permitted when.
The planning commission may permit private streets in subdivisions which are subject to the provisions of this title in cases where the committee finds and reports that such streets provide local access to parcels to be created, and do not constitute elements of arterial or collector streets systems necessary to serve areas beyond the bounds of the subdivision site. Subdivisions in which private streets are permitted shall be subject to all provisions of this title except as otherwise or as additionally provided in this section:
(1) Private streets shall be constructed in conformity with land division standards.
(2) Provisions for maintenance of private streets shall be required by the planning commission, and bonds or other guarantees of compliance with such provisions may be required. [Ord. 410 § 3, 2017]
13.80.150 Special features.
The planning commission may recommend approval of subdivision plans which include the clustering of development sites in combination with the preservation of open space and plans which include airports, golf courses and other types of recreational facilities and other such special features intended for the common usage of owners and guests; provided, that such features are in conformity with zoning, lot area and density standards on an averaged overall lots plus open space basis, and other provisions of law. In such cases:
(1) The planning commission shall require provisions for proper construction of such special features.
(2) The planning commission shall require provisions for preservation of open spaces and adequate maintenance and operation of all such features, and may require bonds or other guarantees of compliance with such requirements.
(3) The planning commission may approve such division plans under existing P-D zoning, or may require P-D zoning or other appropriate zoning as a condition to approval of the division. [Ord. 410 § 3, 2017]
13.80.160 Agreement for completion of improvements.
Concurrently with the acceptance of the final map, the subdivider shall enter into an agreement with the city council agreeing to have the improvements completed within the time clause guaranteeing the workmanship and materials provided in all improvements for a 12-month period after acceptance of the improvements by the city council. Such agreement may provide for extension of time under specified conditions. The agreement may also provide for the termination of the agreement upon a reversion to acreage or revocation of all or part of the subdivision. [Ord. 410 § 3, 2017]
13.80.170 Improvement security.
(1) To assure that the improvements required by this title are satisfactorily completed, adequate improvement security shall be furnished by the subdivider for the cost of the improvements according to the plans and specifications in a sum or amount equal to the estimate approved by the city engineer. Partial release of such improvement security may be made in accordance with the provisions of the Subdivision Map Act.
(2) The improvement security shall be released by the city engineer upon acceptance of the work or upon revocation or reversion to acreage of the subdivision and abandonment of all streets and easements, except the security in the amount specified by the city engineer to guarantee workmanship and materials shall remain in full force and effect for one year after acceptance of the improvements. [Ord. 410 § 3, 2017]
13.80.180 Exceptions.
(1) The city engineer is authorized to approve exceptions from the maximum width specified for driveways in the land division standards, upon a showing of necessity for reasonable access to property for the proposed use.
(2) The city planner may recommend that the planning commission authorize conditional exceptions to any other requirements and regulations set forth in this title.
(3) Application for any such exception shall be made by written petition of the subdivider stating fully the grounds of the application and the facts relied upon by the petitioner. Such petition shall be filed with the tentative map. In order for the property referred to in the petition to come within the provisions of this section, the planning commission must find that all of the following facts apply with respect to the subject property:
(a) That there are special circumstances or conditions of topography, size, shape or location affecting the property;
(b) That the exception recommended is necessary for the preservation and enjoyment of a substantial property right of the petitioner;
(c) That the granting of the exception will not adversely affect the general plan;
(d) That the granting of the exception will not be detrimental to the public welfare or injurious to other property in the territory in which the property is situated, and will not constitute a grant of special privileges inconsistent with the limitations on other properties in the vicinity.
(4) In recommending authorization of any exceptions under this section, the committee shall prepare a report to the planning commission containing all facts and findings in connection therewith. The report shall set forth the exception as recommended and the conditions designated. Upon receipt of such report the planning commission may recommend approval of the tentative map with or without the exceptions and conditions recommended. [Ord. 410 § 3, 2017]