Chapter 16.16
DESIGN AND IMPROVEMENT STANDARDS
Sections:
16.16.010 General requirements.
16.16.030 Circulation and traffic.
16.16.070 Energy conservation.
16.16.090 Underground utilities.
16.16.140 Minimum subdivision elevation.
16.16.170 Off-site improvements.
16.16.180 Public service facilities.
16.16.190 Soils investigation and geotechnical report required.
16.16.010 General requirements.
A. The design and improvement of each subdivision shall comply with the General Plan, any applicable specific plan, this title, this code, other City ordinances and resolutions and all City standards and specifications.
B. The design and improvement of each subdivision shall incorporate all mitigation measures, conditions and requirements identified in the environmental document adopted for the project in any plan prepared for the subdivision pursuant to the conservation and safety and floodplain regulations of this code.
C. Deed restrictions when required shall run with the land and be enforceable by subsequent owners of property lying within the subdivision. When deemed necessary to effectuate conditions on approved maps, the City shall be named a third party beneficiary of those restrictions and the restrictions shall be filed concurrently with the map and noticed in the owner’s certificate.
D. To the extent legally feasible, the subdivider shall assure long-term maintenance of the improvements not accepted by the City or other public entity by use of a homeowner’s association, maintenance agreement, participation in established maintenance district, or other similarly enforceable vehicle approved by the City Attorney.
E. No final map or parcel map shall be approved until the subdivider either completes the required improvements or enters into an agreement with the City agreeing to do the work.
16.16.020 Lot design.
A. Minimum lot size, lot width, and depth, shall conform to the standards established by the City’s zoning regulations and other applicable laws and regulations.
B. Building setback lines shall conform with the standards of the zoning ordinance.
C. The side lines of lots shall run at right angles to any street upon which the lot faces unless the Public Works and Planning and Building Directors determine that a variation from this condition will give a better street and lot plan.
D. Double frontage lots less than 200 feet in depth shall be avoided except where the Director of Planning and Building finds such lots essential to provide separation of residential developments and traffic arterials or where required by unusual topographic conditions.
E. Long blocks shall generally be encouraged adjacent to main thoroughfares for the purposes of reducing the number of intersections.
16.16.030 Circulation and traffic.
A. The subdivision shall be consistent in concept, alignment and level of improvement with the circulation element of the General Plan, and any applicable specific plan, as well as any street connection policy. Where necessary to ensure traffic safety and ease of circulation, off- and on-site traffic-control devices and improvements, such as signing, striping, signalization, traffic islands, channelization, access limits and provisions, turn lanes, etc. shall be required. On-site parking shall be required to meet the minimum zoning regulations.
B. Satisfactory access to the subdivision and to each lot shall be provided by public streets meeting all applicable standard specifications. Subdivisions with streets longer than 500 feet shall be required to provide multiple access. Access shall be deemed satisfactory only if it will allow reasonable ingress and egress for emergency vehicles. In the event a public street is not necessary for future street connections, a private street may be permitted upon a finding by the Planning Commission or Council that a private street is justified because of the topography or other natural features of the land or because of limitations imposed by adjacent developed property. In such case the subdivider shall be required to provide a feasible method for maintenance of, and parking enforcement on, such private street(s), which shall be subject to the approval of the Director of Public Works and City Attorney.
C. All streets shall be designed and constructed to ensure the public health, safety and welfare, and to meet the relevant standards set forth in the Public Works and Fire Department specifications, and CalTrans standard specifications, and applicable City of Santa Rosa specifications. In addition:
1. Where a subdivision abuts upon a street or highway of importance, the Director of Public Works may require parallel service roads and may limit the right of access to the street or highways.
2. The frontage of each lot shall be improved to its ultimate geometric section to the centerline of the street, including street structure section, curbs, sidewalks, driveway approaches and transitions. Where necessary to provide adequate circulation and safety, two-way traffic flow shall be provided by sufficient pavement construction beyond the centerline of the street a minimum distance of 12 feet past centerline.
3. All streets shall, as far as practicable, be in alignment with existing and adjacent streets by continuation of centerlines, or by adjustment by curves, and shall be in general conformity with the plans made for the most advantageous development of the area in which the subdivision lies. Streets shall be required to intersect one another at an angle as near to a right angle as is practicable in each specific case. Where a street joins acreage, provision may be required for adequate street access thereto.
4. In cases where rural conditions exist upon recommendation of the Public Works and Planning and Building Directors the Planning Commission may approve modifications to street design and/or construction materials.
D. Pedestrian, equestrian and bike paths may be required to provide access to schools, parks, rivers and other public areas, to conform to the General Plan or to assure the public health, safety and welfare.
E. Street name signs of an approved type shall be located at all street intersections. Additional regulatory, warning and informational signs shall be installed as required by the Director of Public Works.
F. Unless waived by the Planning Commission or Council, a landscape plan for the public right-of-way, including street trees of an approved type shall be submitted by the subdivider for the approval of the Public Works and Planning and Building Directors.
G. All streets shall have adequate street lights installed according to a plan approved by the Director of Public Works. Upon recommendation of the Public Works and Planning and Building Directors, vintage street fixtures may be used.
H. Driveways shall be designed and improved in such a way as to preserve the public health, safety and welfare considering such factors as terrain, grade lengths, etc.
I. Bridges shall be designed and constructed to meet the weight and width requirements of the Public Works and Fire Department standards, and applicable CalTrans standards.
16.16.040 Drainage.
A. Storm water runoff from the subdivision shall be collected and conveyed by an approved storm drainage system. The storm drainage system shall be designed by a registered civil engineer for ultimate development of the watershed and shall be capable of collecting and conveying runoff generated by a 100-year storm. The system shall provide for the protection of abutting and off-site properties that may be adversely affected by any increase in runoff attributed to the development; off-site storm drain improvements may be required to satisfy this requirement. In addition, retention ponds, drainage swales and/or check dams may be required to reduce off-site peak storm flow generated by projects to the historic flow.
B. Improvements shall be designed to meet the public works standard specifications. Drainage improvements for runoff shall be engineered to minimize erosion through the use of rocked culvert inlets and outfalls, energy reducers, the correct location of culverts, etc. Design features shall include reseeding exposed slopes as well as minimizing the use of artificial slopes. Improvements shall be constructed in accordance with the approved plans and specifications.
16.16.050 Grading.
A. Development shall maximize retention of natural land forms such as rolling hills, ridgetops, areas of extensive vegetation and water courses. Grading shall not produce large flat planes or sharp angles at the intersection with the natural terrain. Slopes shall be rounded to blend with existing terrain. Specific grading criteria in Chapter 19.08 CMC shall apply.
B. Grading plans shall be required for all subdivisions. When necessary, the plan shall provide for both on and off-site grading and shall be submitted as part of the subdivision’s improvement plan. No grading shall be commenced until the tentative map or tentative parcel map has been approved and a grading permit is issued. Issuance of building permits or release of security for improvement agreements may be conditioned upon receipt of approved written assurance by a registered civil engineer that the lot grading and building pad elevations have been done in conformance with the approved plan and/or geotechnical requirements.
16.16.060 Landscaping.
A landscaping plan may be required for subdivisions and shall be required for common or dedicated open space and where necessary to prevent erosion or to replace vegetation lost during construction. In all subdivisions, existing trees shall be preserved where feasible. In accordance with provisions of Chapter 19.01 CMC, trees shall be required.
16.16.070 Energy conservation.
The design of the subdivision shall provide, in accordance with Section 66473.1 of the State Subdivision Map Act and to the extent feasible, for future passive or natural heating or cooling opportunities.
16.16.080 Fire protection.
A. Each subdivision shall provide all necessary protective measures and facilities, such as fire hydrants, and shall be designed in accordance with the City’s Standard Specifications and the Board of Fire Underwriters. Type and location of fire hydrants shall be as specified by the Fire Chief and Director of Public Works.
B. Commercial subdivisions shall provide sufficient water capacity, flow and storage to ensure the protection of the public health, safety and welfare.
16.16.090 Underground utilities.
A. All existing and proposed utilities within the subdivision, including, but not limited to electric, communication and cable television lines shall be placed underground except:
1. Facilities exempted by the Public Utilities Commission;
2. Metal poles supporting only street lights;
3. Surface mounted transformer, pedestal-mounted terminal boxes and meter cabinets and concealed ducts, in commercial or industrial subdivisions only;
4. Upon approval of the Director of Public Works, pedestal-mounted terminal boxes and/or surface mounted transformers may be approved in residential subdivisions.
For the purpose of this section, the subdivision boundary shall be considered to be the centerline of the street or streets adjacent to the subdivision.
B. No additional poles shall be installed outside of the subdivision in order to comply with this section unless specifically approved by the Director of Public Works. This may require undergrounding to the nearest existing poles beyond the subdivision boundaries and/or undergrounding, with the owner’s approval, of existing overhead services to properties on the opposite side of the street.
C. The Council may waive the undergrounding requirement for existing overhead transmission and distribution lines for tentative maps and tentative parcel maps upon finding that:
1. The length of the required undergrounding of existing overhead facilities on peripheral streets is less than 200 feet; and
2. It is unlikely that additional undergrounding will occur on adjacent properties within 10 years because of the development presently existing on adjacent properties; and
3. The visual burden of leaving the utilities above ground will be insignificant.
As a condition of such waiver, the City may require that conduits for future undergrounding be included within designated streets within the subdivision. The waiver shall not apply to services to the subdivided property.
D. Connections for all utility lines placed under streets shall be extended to the right-of-way line and their location shall be marked upon the curb or sidewalk. All such lines shall be installed prior to final street paving.
16.16.100 Scenic areas.
In areas such as ridges, hilltops, properties zoned RR-H (rural residential:hillside), and other scenic areas, development shall ensure adequate mitigation for protection and/or preservation of the scenic resources. Development shall be encouraged to use the form of the land and vegetation to ensure separation of building areas and minimal exposure from roads or other building areas. The use of plantings, generally trees, consistent and compatible with those of the area may be required to mitigate the extent of exposure of the development area in conjunction with land forms, existing vegetation and other features. Screening required for shielding of development areas, not necessarily the immediate house site, shall consist of natural materials of the area, preferably using natural vegetation or land form modification to conform to the natural terrain. In addition the provisions of Chapter 19.08 CMC are applicable.
16.16.110 Resource areas.
Subdivisions affecting resources described in the General Plan, any applicable specific plan, or the zoning ordinance, shall be subject to the following requirements:
A. Design of projects shall recognize the environmental resource characteristics of the site and be designed in such a manner to allow for the preservation and continued production of the particular resource.
B. Development shall not adversely affect the natural course of riparian habitat of any intermittent, seasonal, or permanent waterway. Mitigation measures shall be required where development may result in impacts to such areas.
C. Development shall not adversely affect the Napa River and tributary streams. Impact upon these areas by a project shall be mitigated.
D. Development shall not adversely affect areas identified as significant wildlife habitat, and impacts upon these areas by a project shall be mitigated.
E. Extensive changes or removal of vegetation shall demonstrate minimal adverse impacts on microclimate conditions. Erosion protection and vegetation shall be required in the event of vegetation removal.
F. Whenever significant archaeological or paleontological sites may be located within the project area, an appropriate survey by qualified archaeologists shall be made and mitigation measures implemented prior to development of the site.
G. Development shall not adversely affect the existing volume of any body of water, substantially increase chemical or nutrient pollution, or otherwise contribute to the deterioration of the quality and quantity of water in any body or water.
H. Where any of the proposed lots adjoins an agricultural pursuit, the City may require an increased building setback line for those lots to protect the agricultural operation and/or residential neighbors.
I. Development shall not adversely affect any historic site located within the proposed development and impacts shall be mitigated.
J. A resource management/restoration plan may be required and suggested measures implemented.
16.16.120 City water supply.
A. All new subdivisions shall be required to connect to the City water system unless an exception is granted pursuant to the provisions of CMC 13.04.170. If an “auxiliary water supply” will also be used, backflow prevention devices shall be installed to isolate the auxiliary supply from the City’s supply. Water service shall be brought to the property line of each lot being served and for residential lots shall be no more than one-inch service. Commercial and industrial services shall be no more than two inches for domestic use and six inches for fire protection, unless alternative installation measures are approved by the Director of Public Works. A minimum 15-foot wide waterline easement is required for all water facilities outside the public street right-of-way.
B. In the event there is inadequate pressure to serve the subdivision, the subdivider shall install those facilities required to ensure adequate pressure including, without limitation, pumps, water tanks, hydropneumatic tanks, or other approved equipment.
C. All water mains shall be of C900 PVC CL200 or Ductile Ironpipe CL200 and shall be no less than eight-inch diameter. The Public Works Department may permit six-inch diameter mains in areas where fire hydrants are not required and the water main will not be extended for future use. (Ord. 539 § 7, 1998).
16.16.130 Sewage disposal.
A. All new subdivisions shall be required to connect to the City’s sanitary sewer system, except for single-family residential subdivisions on property designated on the General Plan Land Use Map Rural Residential when granted an exception pursuant to subsection (B) of this section. Such subdivisions may utilize a septic disposal system; provided, that the minimum parcel size is two acres and the overall density is not greater than 0.5 dwelling units per acre (one unit per two acres).
B. Exceptions. Owners of property designated on the General Plan Rural Residential (including all overlays) proposing to subdivide said property may petition the Council for an exception to the requirement to connect to the City’s sanitary sewer facilities; provided, that the proposed minimum parcel size is two acres and the overall density is not greater than 0.5 dwelling units per acre (one unit per two acres).
1. The following procedures shall be followed for the consideration of petitions for an exception to the requirements of this section:
a. Petitions shall be filed by the property owner with the Planning and Building Department on forms provided by the Planning and Building Department. Said petition shall be accompanied by materials and information outlined on the application requirements list available in the Planning and Building Department.
b. Said petition shall be considered by the City Council prior to the determination of completeness (pursuant to Section 65943 of the Government Code) of a development application for the property.
c. Petitions shall be considered during a public hearing.
2. The following criteria shall be considered by the City Council in the evaluation of petitions for exceptions to the requirements of this section:
a. The proximity of existing public sewer mains to the subject property;
b. The ability to provide a public sewer main to the site;
c. The likelihood of adjoining property(ies) to develop and the need for the extension of public sewer facilities to accommodate such development;
d. The potential environmental effects resulting from the installation of public facilities given the physical conditions and improvements present at the property including, but not limited to: slope, soil conditions, tree cover, existing features and structures, etc., which might present constraints to the extension of public sewer facilities;
e. The physical conditions and improvements present at the property including, but not limited to: slope, soil conditions, tree cover, existing features and structures, etc., which might present significant ongoing costs for maintenance of the public facilities;
f. The ability to provide public service to the frontage of the adjoining property(ies);
g. The adequacy of the proposed private system to satisfy the requirements of the Napa County Environmental Health Department.
3. Granting of an exception by the City Council shall not have the effect of limiting the City’s rights to further condition the approval of the proposed subdivision. Said conditions or requirements may include but shall not be limited to the following:
a. The property owner requesting the exception shall design and install the public sewer main across the frontage of the subject property including the extension, if any, of the public facilities from the existing closest point. Appropriate dedication of right-of-way shall be made to accommodate said installation. Said design, installation and dedication shall occur prior to the occupancy of the new development and shall not be subject to reimbursement or other credit by the City of Calistoga. An agreement for reimbursement from private development may be executed.
b. In the event the property owner does not wish to extend the public sewer main prior to occupancy of the new development, the property owner requesting the exception shall enter into an improvement agreement with the City, in a form acceptable to the City Attorney, to require the design and installation of the public sewer main extension within a reasonable time period of a finding by the City that the public sewer main extension is necessary to support area development. The agreement shall include surety adequate to cover design and construction costs, and shall include a provision for surety increase to cover future design and construction cost inflation.
c. A home owners association (HOA) or other entity or binding agreement, acceptable to the City Attorney, shall be created and maintained in perpetuity to ensure the long-term maintenance of the common and/or private facilities (septic systems, sewer lines, etc.). The HOA shall maintain a sufficient fund reserve as determined by the Director of Public Works at all times to ensure that maintenance of the private facilities will occur as necessary. Duties and obligations of the HOA shall be stipulated in covenants, codes and restrictions (CC&Rs) which shall govern the private property. The City of Calistoga shall be a party to the CC&Rs, but shall not be responsible for the enforcement of the document.
d. The property owner requesting the exception shall record a notice which shall run with the deed on the property, and all subsequent parcels resulting from a subdivision of the property, advising subsequent property owners of the lack of public facilities and of the potential for failure of the private system(s). The deed notice shall further advise successor property owners that the City of Calistoga has no obligation to provide public facilities to the property in question even in the event of the failure of the private system(s).
e. The property owner requesting the exception shall execute and record a hold harmless agreement with the deed of the property, and all subsequent parcels resulting from a subdivision of the property. Said agreement shall relieve the City of Calistoga of any and all liability which might arise from the use and/or failure of the private system(s). Said hold harmless agreement shall be in a form acceptable to the City Attorney and shall be recorded prior to occupancy of any new development of the subject property.
All private sewer systems are subject to the approval of the County Department of Environmental Health. Prior to City approval of any subdivision proposing to utilize a private sewer disposal system, a letter shall be submitted by the Health Officer stating findings and setting forth recommendations on the ultimate subdivision layout. (Ord. 619 § 2, 2005).
16.16.140 Minimum subdivision elevation.
No residential lot may be created by subdivision which will be subject to periodic inundation or overflow from storm drainage or flood waters. The building floor elevations shall be not less than the minimum building floor elevation established by the floodplain regulations of the Federal Emergency Management Association (FEMA). The Director of Public Works may require that the top of the curb elevations be designed so as to ensure adequate evacuation of persons by automobile in the event of a 100-year flood. All elevations shall be referenced to the United States Coast and Geodetic Survey or to elevations established by the Director of Public Works.
16.16.150 Fencing.
Each parcel or lot within the subdivision that is adjacent to property containing a public facility shall have an approved fence adequate to prevent unauthorized access between the properties. A fence of adequate height shall be constructed by the subdivider along all property lines where a condition hazardous to persons or property may exist.
16.16.160 Monuments.
A. Permanent monuments, constructed in accordance with the standard specifications, shall be installed in all new streets and in existing streets adjacent to subdivisions and as directed by the Director of Public Works.
B. Permanent monuments shall be located on all street intersections and centerlines, not more than 1,000 feet apart on tangents and at all beginnings and ends of curves. If the point of intersection of the tangents of the curb falls within the paved street area, the monument may be located at the intersection in lieu of the beginning and end of the curve. On long curves, monuments shall be located within the paved street area and on a clear line of sight. On streets extended to subdivision boundaries, monuments shall be installed when the length of the street exceeds 150 feet.
C. When permanent monuments cannot be located on street centerlines due to existing or proposed utilities, they shall be located 10 feet south or 10 feet west of the above stated centerlines, except as follows:
1. They shall be offset 10 feet on the radial line at the beginning and end of the curve.
2. On long curves, they shall be offset radially within the paved street area, maintaining a clear line of sight.
3. At the end of a cul-de-sac, they shall be offset 10 feet perpendicularly or radially.
4. At the end of the stub streets, they shall be located at least 10 feet from the end of the paved area.
D. Monuments not less substantial than a three-quarter-inch diameter galvanized iron pipe with a survey tag or other noncorrodable cap permanently attached thereto, not less than 30 inches in length and driven flush with the surface of the ground, shall be set at all angles and curve points on the exterior boundary of the subdivision and as required by the Director of Public Works. If monuments are required to be set below the surface of the ground, the depth to the top of the monument shall be stated on the final map. Boundary monuments may be required to be more substantial than the minimum requirements specified in this section due to unusual circumstances, and suitable monuments shall be installed in these cases as directed by the Director of Public Works. Concrete monuments, if required, shall be constructed in accordance with the standard specifications without the frame, cover and concrete collar.
E. The corners of each lot in the subdivision shall be marked in a manner acceptable to the Director of Public Works.
F. No person shall remove or disturb, or cause to be removed or disturbed, any monument, azimuth, reference or witness mark set for the purpose of locating or preserving the lines of any street or subdivision or as a benchmark or as a control monument.
G. In the event it becomes necessary to remove or disturb a monument, the person so requesting shall first obtain permission in writing from the Director of Public Works.
16.16.170 Off-site improvements.
If the subdivider is required to construct off-site improvements on land in which neither the subdivider nor the City has sufficient title or interest to allow construction, the City shall, within 120 days of recording the final or parcel map, acquire the land by negotiation or commence condemnation, pursuant to Government Code Section 66462.5. If the City fails to meet the 120-day time limit, the condition for the construction shall be waived. Prior to approval of the final or parcel map, the City may require the subdivider to enter into a development agreement to complete the off-site improvements at the time the Council acquires title or an interest in the land. The subdivider shall pay the cost of acquiring off-site land or an interest in the land required to construct the off-site improvements.
16.16.180 Public service facilities.
Where a public service facility such as a fire station, library, police substation, etc., is shown on the General Plan, the subdivider shall construct or contribute to the construction of such facility in accordance with the principles and standards contained in the plans or implementing regulations.
16.16.190 Soils investigation and geotechnical report required.
A soils investigation and geotechnical report shall be required for subdivisions of five or more parcels. The soils investigation and geotechnical report shall conform to the information requirements and standards of Section 66490 of the Government Code.
16.16.200 Street names.
All street names shall be approved by the Fire Chief, Director of Public Works, Planning Commission, and the Council. Duplication of existing names shall not be allowed. Streets obviously in alignment with existing streets shall have the same name. The origin or a brief statement regarding the purpose and intent of each proposed street name shall be provided on the final map.
16.16.210 Street addressing.
The City shall devise a plan or system for the numbering of all property on which buildings are constructed. The plan shall be administered by the Planning and Building Department. It shall be the duty of every person owning, occupying or controlling any property to number the same or cause the same to be numbered and placed upon a conspicuous place at the front of such property and in accordance with the plan or system devised by the City.
16.16.220 Street vacation.
This section provides for proceedings for vacating streets within the City as provided for by the Street Vacation Act of 1941 (Streets and Highways Code, Sections 8300 et seq.), which is made a part of this code. The election of the Council to proceed under the provisions of this part shall be expressed in its ordinance or resolution of intention to order any vacation. When any proceedings are commenced under this section, the following provisions shall apply to such proceedings:
A. The authority conferred upon the Council by this section shall be exercised only in relation to streets within the City. No State highway may be vacated under the provisions of this section without the approval of the California Highway Commission.
B. The Planning Commission shall review, consider, and recommend action to the Council upon any street vacation request. Such consideration shall not be a public hearing and shall be made prior to Council consideration.
C. Before the vacation of any street or part thereof is ordered, the Council shall pass an ordinance or resolution declaring its intention to do so, referring to the street or part thereof by its lawful or official name or the name by which it is commonly known and referring to a map or plan on file in the office of the City Clerk for particulars as to the proposed vacation. The ordinance or resolution of intention shall fix a time and place for hearing all persons interested in or objecting to the proposed vacation, which time shall be not less than 15 days from the date of the passage of the ordinance or resolution, and shall be published or posted in the manner prescribed by law for the publishing or posting of ordinances of the City. Notices of street vacation shall be posted conspicuously along the line of the street or part thereof proposed to be vacated at least 10 days before the date set for hearing. Such notices shall be posted not more than 300 feet apart, but at least three shall be posted. Such notices shall state the passage of the ordinance or resolution of intention and the time and place of the hearing.
One or more streets, or parts thereof, whether contiguous or not, may be included and vacated under the same ordinance or resolution.
D. The Council shall, on the day fixed for the hearing, or on the day to which the hearing is postponed or continued, hear the evidence offered by any person interested. If the Council finds, from all evidence submitted, that any street or part thereof, described in the ordinance or resolution of intention, is unnecessary for present or prospective public street purposes, the Council may make its order vacating such street or part thereof.
E. Upon the making of such order of vacation the public easement in the street or part thereof vacated ceases and the title to the land previously subject thereto reverts to the respective owners thereof free from the public easement for street purposes.
F. The City Clerk shall cause a certified copy of any order of vacation attested by the clerk under the seal of the City to be recorded in the office of the Napa County Recorder.