Chapter 17.12 GENERAL REGULATIONS AND DESIGN

A subdivision plan shall conform to the master plan of streets and highways, the master plan of drainage, and all other master or precise plans adopted by the city. (Ord. 182 § 3.01, 1966)

17.12.020 Rights-of-way, centerline radii, and vehicular access control.

The following standards shall be applicable to all streets and highways in the city:

(1) Arterial streets.

(A) Major highways: One hundred feet of right-of-way improved with an eighty-four foot roadway, except where existing conditions dictate an eighty foot roadway.

Vehicular access shall be restricted from residential areas.

(B) Secondary highways: Eighty feet of right-of-way improved with a sixty-four foot roadway.

Vehicular access shall be restricted from residential areas.

(2) Local streets. Sixty feet of right-of-way improved with a forty foot roadway. Centerline radius shall be not less than two hundred feet, unless reduced for good reason by the city engineer.

(3) Industrial streets. Sixty-four feet of right-of-way improved with forty-four feet unless reduced for good cause by the city engineer.

(4) Cul-de-sac and interior access streets. Sixty feet of right-of-way improved with a forty foot roadway except that interior streets not connecting to a major or secondary highway, in areas of single family home development, less than seven hundred fifty feet in length and cul-de-sac streets in a single family home development less than five hundred feet in length, may have a thirty-six foot roadway when approved by the city engineer, provided a jog is not created in the street. Where a thirty-six foot improved section is permitted, the right-of-way may be reduced, but in no case shall the parkway be less than ten feet. Cul-de-sac property line radii shall be not less than fifty feet and shall be sixty feet in industrial subdivisions or such width that will provide a minimum ten foot parkway width. Centerline radii shall be not less than two hundred feet unless knuckles are provided or as otherwise approved by the city engineer. The minimum parkway width on all interior streets shall be not less than ten feet. All permanent dead-end streets shall be cul-de-saced.

(5) Service-road. Not less than forty feet of right-of-way in addition to the ultimate right-of-way of the adjacent street, such service road shall be parallel and contiguous to the arterial street or other barrier and paved for thirty feet in width. The service road shall be separated from an arterial highway by a raised median strip where landscaping may be required. The service road shall provide the primary means of vehicular access to abutting properties, but shall provide property access on one side only. (Ord. 182 § 3.02A, 1966)

17.12.030 Street grades.

The grades on all city-streets shall be as follows:

(1) Arterial streets. The city engineer shall establish the minimum curbs and street grade on all arterial streets. Grade changes on existing streets in excess of eighteen inches may be subject to approval by the city council. The city engineer may require adjustments in existing grades, if drainage or other engineering factors so necessitate.

(2) Hazardous grade changes. Where grade changes are being made on arterial streets by a developer as a condition of the approval of a development and such grade changes may cause a temporary hazard to traffic or drainage, the city engineer may shift the location of improvements required, but not reduce the extent of the required improvements. In addition to the permanent pavement, the city engineer may require the developer to reconstruct existing pavement to join the new pavement. If approved by the city engineer, the developer may post a cash deposit with the city treasurer in lieu of improvements.

(3) All other streets. The curb and street grade on all other streets shall be a minimum of fifteen one hundredths of one percent. Reductions in grade may be made by the city engineer where extra provisions for drainage may be required.

(4) Maximum grade. The maximum grade of any street shall be eight percent.

(5) Grade changes. All grade changes shall be connected by vertical curves, or as otherwise approved by the city engineer.

(6) Cross gutters. All cross gutters and intersections shall have a minimum grade of thirty hundredths percent unless otherwise approved by the city engineer. (Ord. 182 § 3.02B, 1966)

17.12.040 Intersection returns.

Curb returns shall be designated as follows:

(1) Minimum curb return radii.

(A) Local street to local street twenty-seven feet,

(B) Local street to collector street twenty-seven feet,

(2) Street comer property radii. At the intersections of streets, the corner property line radius shall be designed so as not to reduce the parkway width of the particular street or highway below the city standard when using a minimum curb radius as required in the foregoing paragraph.

(3) Intersection angle. Streets shall intersect at an angle as nearly a right angle as practicable. (Ord. 182 § 3.02C, 1966)

17.12.050 Continuation of existing streets.

Streets which are a continuation of streets in contiguous territory shall be so aligned as to assure that their centerlines shall coincide. In cases where straight continuations are not physically possible, such centerline shall be continued by curves. (Ord. 182 § 3.02D, 1966)

17.12.060 Design of streets.

(a) Arterial streets pavement. All structural sections of pavement for arterial streets shall be arrived at by engineering design utilizing the tested characteristics of soil resistance “R” value, expansion properties of the soil, and projected traffic index. The minimum traffic index shall be as set forth in the “city standards”.

Soil tests must be obtained at the expense of the developer from approved soil testing laboratories.

(b) All other streets pavement. Design criteria for all other streets shall be as set forth in paragraph (a) above. The minimum traffic index shall be as set forth in the “city standards”.

(c) Pavement minimum. The minimum paving for any street under the provisions of this title shall be four inches of U.R.B. and two inches of asphaltic concrete. (Ord. 182 § 3.02E, 1966)

17.12.070 General design elements.

All streets shall have concrete curb and gutter. The minimum gutter width shall be twenty-four inches and the minimum curb height shall be eight inches. (Ord. 182 § 3.02F, 1966)

17.12.080 Sidewalks.

Sidewalks shall be required on all city streets except the highway side at nonaccess frontage roads and on local industrial streets. Whenever possible, sidewalks shall be located two inches from the property line, except on arterial streets with block walls where sidewalks should abut the property line. Minimum width of sidewalks shall be four feet or such greater width as for good cause shall be required by the city engineer or as set forth in the “city standards”. (Ord. 182 § 3.02G, 1966)

17.12.090 Alleys—Minimum width.

The minimum width of alleys used for residential property shall be twenty feet. All alleys shall have four foot center concrete gutters or as modified by the city engineer for good cause. (Ord. 182 § 3.03A, 1966)

17.12.100 Alley intersections.

Where two alleys intersect a triangular corner cutoff of not less than fifteen feet along each alley line shall be provided. (Ord. 182 § 3.03B, 1966)

17.12.110 Dead-end alleys.

Where a dead-end alley is designed, an adequate turning area shall be provided to accommodate a truck having a thirty-five foot turning radius. This shall be such that the truck shall be able to turn around with only one backing movement. This turn around shall be eliminated only under the circumstances of a previously adopted precise plan of record providing for the alley extension. (Ord. 182 § 3.03C, 1966)

17.12.120 Provision for alleys.

Developments of commercial, industrial, and multiple residential uses shall be required to provide alleys in the rear of all lots, unless adequate off-street parking areas and service loading and unloading areas to serve such properties are securely reserved for such use and are shown upon the map and approved by the city in the manner herein provided. In single family residential areas, the use of alleys as a means of vehicular access is to be discouraged and may be cause for disapproval of a tentative map. (Ord. 182 § 3.03D, 1966)

17.12.130 Subdivision improvements—Provided by the developer.

All street improvements, sewer system improvements, water system improvements, storm drain improvements, street light improvements, underground utility installations, street tree plantings, and any other required improvements shall be installed at the cost of the developer, and shall conform to grades and specifications approved by the city engineer. (Ord. 182 § 3.04A, 1966)

17.12.140 Avoidance of breaking street paving.

Any underground utility or service lines required to be installed as a part of the subdivision and which runs across or underneath the right-of-way of any street, alley or way shall be installed prior to the preparation of subgrade and prior to the surfacing of such street, alley or way. In the event that the development of the subdivision requires the utility company to perform utility construction work, the developer shall pay a deposit satisfactory to the utility company within sufficient time to permit construction work to be performed prior to subgrade preparation. In no event shall the final surface paving be commenced before installation of all necessary underground utilities and laterals unless the developer, at his expense, resurfaces the entire street. (Ord. 182 § 3.04B, 1966)

17.12.150 Underground public utility facilities.

Utility lines, including, but not limited to electrical power, communications, street lighting and cable television, shall be required to be placed underground. The subdivider is responsible for complying with this requirement and he shall make all necessary arrangements with the utility companies for the installation of such facilities. For the purpose of this section, appurtenances and associated equipment such as, but not limited to, surface mounted transformers, pedestal mounted terminal boxes and meter cabinets and concealed ducts in an underground system may be placed above ground. The city council may waive the requirements of this section if topographical, soil or other conditions make such underground installations unreasonable or impractical. This section shall not apply to utility lines which do not provide service to the area being subdivided. (Ord. 182 § 3.04C, 1966)

17.12.160 Arterial streets.

All rights-of-way necessary for arterial streets as indicated on the city’s master plan of streets shall be dedicated from any parcel of land from which all or any part is being subdivided. For the purpose of street alignment the centerline of existing streets shall be considered the centerline of the ultimate street unless modified by a precise plan or other action of the city council. The subdivider or developer shall install sidewalk, curb, gutter and one-half the ultimate pavement width for each side that a development abuts on an arterial street, such pavement to include removal of existing surfacing where such surfacing is inadequate or not a permanent grade as set by the city engineer. Where a grade change is involved, the developer shall construct such additional pavement as may be necessary to join that portion of the existing street not being changed such that the street will be convenient and safe for traffic. (Ord. 182 § 3.04D, 1966)

17.12.170 Street trees.

Street trees shall be required to be installed at the expense of the subdivider or developer in accordance with any street tree plan approved and adopted by the city council. (Ord. 182 § 3.04E, 1966)

17.12.180 Water supply—Source.

Water shall be provided from the water system of the city or other approved source. (Ord. 182 § 3.05A, 1966)

17.12.190 Fees for water system.

(a) Water charge. All water charges shall be paid in accordance with ordinances established by the city and as made a requirement by the city council in the approval of the tentative map or development plan.

(b) Meters. All meter fees shall be paid to the city prior to issuance of any building permit. (Ord. 182 § 3.05B, 1966)

17.12.200 Improvements of water system.

Water mains shall be constructed to serve each lot within the development area and shall be of such size and design as approved by the city engineer. Fire hydrants, valves, tees, meters, curb stops, house connections, and other pertinent construction shall be provided at the cost of the developer and shall be installed in accordance with all ordinances and other requirements of the city, and as directed by the city engineer. (Ord. 182 § 3.05C, 1966)

17.12.210 Connection to water supply.

No certificate of use and occupancy will be issued on any structure until such property is properly connected to domestic water source of the city or approved service through a metered supply. (Ord. 182 § 3.05D, 1966)

17.12.215 Dedication of water system.

The domestic water system shall be dedicated to the city as a condition of approval of the final map. (Ord. 182 § 3.05E, 1966)

17.12.220 Sanitary sewers—Source of service.

Sewerage disposal shall be by sanitary sewer service supplied by the system of the city. (Ord. 182 § 3.06A, 1966)

17.12.230 Fees for sanitary sewers.

All necessary sewer fees established by the city shall be deposited with the city prior to the approval of the final map. (Ord. 182 § 3.06B, 1966)

17.12.240 Improvement of sanitary sewers.

Sanitary sewers, appurtenances, and service connections shall be constructed to grades, size and design in accordance with all ordinances and other requirements of the city as directed by the city engineer. (Ord. 182 § 3.06C, 1966)

17.12.250 Dedication of sanitary sewers.

The sanitary sewer system shall be dedicated to the city as a condition of approval of the final map. (Ord. 182 § 3.06D, 1966)

17.12.260 Drainage facilities—Reference.

Reference is hereby made to the master plan of drainage which has been adopted pursuant to the Government Code of the state of California and more particularly, Section 11543.5 of that code. (Ord. 182 § 3.07A, 1966)

17.12.270 Plan for drainage facilities not to conflict.

The board of supervisors of the county of Los Angeles had not adopted a general drainage plan that is in conflict with any of the elements of the drainage plan hereinabove referred to. (Ord. 182 § 3.07B, 1966)

17.12.280 Drainage facilities required.

The city council has heretofore found by the adoption of the city’s master drainage plan and does again here find that the subdivision and development of property within the district area requires the construction of the facilities as set forth in the master plan of drainage. (Ord. 182 § 3.07C, 1966)

17.12.290 Fees for drainage facilities.

The city council has heretofore found by the adoption of the city’s master plan of drainage, and does again hereby find that the fees as hereinafter set forth are fairly apportioned within the district area as set forth in the Business and Professions Code of the state of California, and more particularly, Section 11543.5. (Ord. 182 § 3.07D, 1966)

17.12.300 Area designated for drainage facilities.

The city boundaries are hereby declared to be the drainage area. (Ord. 182 § 3.07E, 1966)

17.12.310 Planned local drainage facilities fund.

There is hereby created a separate fund which shall be known as the “Planned Local Drainage Facilities Fund”. All moneys collected pursuant to this title shall be deposited in accordance with the Business and Professions Code of the state of California in the drainage fund. (Ord. 182 § 3.07F, 1966)

17.12.320 Other consideration for drainage facilities accepted.

The city shall have the right in lieu of accepting cash pursuant to this title to accept other proper and valid consideration. (Ord. 182 § 3.07G, 1966)

17.12.330 Drainage facilities deemed additional.

All drainage facilities set forth in the master plan of drainage for the city are in addition to present local drainage facilities serving the drainage area. (Ord. 182 § 3.07H, 1966)

17.12.340 Fees for drainage facilities.

There is hereby established a drainage fee of one thousand dollars per gross acre. The fees shall be collected, deposited and expended pursuant to Section 11543.5 of the Business and Professions Code of the state of California and all other applicable laws of the state of California. All necessary drainage fees established by the city shall be deposited with the city prior to approval of the final map. (Ord. 182 § 3.07I, 1966)

17.12.350 Title application.

This title shall apply to all subdivisions of land and the development of all land within the drainage area. (Ord. 182 § 3.07J, 1966)

17.12.360 Final map approval.

No final map shall be approved unless all elements of the master plan of drainage within or contiguous to the tract have been constructed or provision made for such construction. This condition may be modified by the city engineer if the developer secures a drainage study prepared by a California Registered Civil Engineer and containing a signed conclusion by such engineer as to the flood hazard to property and structures which a twenty-five year frequency storm will inflict. The city engineer shall then examine each such development and issue a flood hazard report as required by state law. The report shall be filed with the California State Real Estate Commission indicating possible flood hazard to structures, and if flood hazard does exist, it shall be sufficient grounds to deny issuance of building permit. (Ord. 182 § 3.07K, 1966)

17.12.370 Costs of drainage facilities.

The subdivider may be required to construct all elements of the master plan of drainage which lie in or are contiguous to the tract. The cost thereof will be deducted from the off-site drainage charges. Where the cost exceeds the required off-site drainage charges, a reimbursement for the excess may be provided for, at the discretion of the city council. (Ord. 182 § 3.07L, 1966)

17.12.380 Required construction for drainage facilities.

It shall be the responsibility of the subdivider to construct all catch basins, storm drain laterals, junction chambers, and drainage facilities other than the master planned system that are within the boundaries of his subdivision and deemed necessary by the city engineer. Where street capacities exceed a ten year storm frequency, other facilities shall be provided. (Ord. 182 § 3.07M, 1966)

17.12.390 Pedestrian ways and bridges—Necessity.

Pedestrian bridges shall be required when it is determined they are necessary for access to schools, recreation or other public areas. (Ord. 182 § 3.08A, 1966)

17.12.400 Improvement of pedestrian ways and bridges.

The developer shall improve such pedestrian ways with block walls, concrete sidewalk, bridges, and as directed by the city engineer. (Ord. 182 § 3.08B, 1966)

17.12.410 Dedication of pedestrian ways and bridges.

Pedestrian ways shall be dedicated to the city and shall be not less than eight feet in width. The dedication shall be in such a form as to be available for any municipal use. (Ord. 182 § 3.08C, 1966)

17.12.420 Minimum lot area requirements.

The minimum area of lots shall conform to the requirements of the zoning ordinance which applies to the property in which the subdivision is located. (Ord. 329 § 1, 1971: Ord. 182 § 3.09A, 1966)

17.12.430 Minimum width requirements.

The minimum width of lots shall conform to the requirements of the zoning ordinance which applies to the property in which the subdivision is located. (Ord. 329 § 2, 1971: Ord. 182 § 3.09B, 1966)

17.12.440 Lot restrictions.

(a) A lot having no frontage on a public street may be cause for disapproval of a subdivision.

(b) No lot shall be divided by a county, city or school district boundary line. (Ord. 182 § 3.09C, 1966)

17.12.450 Side lines of lots.

The side lines of lots shall be approximately at right angles to the street on straight streets and shall be approximately radial on curved streets. (Ord. 182 § 3.09D, 1966)

17.12.460 Corner lot side yard vehicular access.

Vehicular access across the side yard of a corner lot shall be approved only on the condition that the garage shall have a setback of twenty feet minimum. (Ord. 182 § 3.09E, 1966)

17.12.470 Grading.

(a) Minimum slopes. The minimum rate of grade of all drainage swales and lots shall be as set forth in the grading ordinance.

(b) Drainage scheme. No inner-lot or cross-lot drainage shall be permitted. All lots shall drain their own water to the public street, public drainage facility, or natural drainage course without passing through or across an adjacent lot. No lot shall drain water over the bank of a floodcontrol channel.

(c) Grading plan. Prior to the final submission of the record map for approval of the city council, a grading plan prepared by a registered civil engineer and signed by him shall be submitted to the city engineer. Such plan shall show the elevation of the natural ground at all lot corners, the finished floor elevations, rates and direction of all drainage swales, and finished sidewalk elevations at all front lot lines. (Ord. 182 § 3.09F, 1966)

17.12.480 Blocks.

(a) Blocks less than three hundred thirty feet in length or more than eight hundred feet in length may be cause for disapproval. In no case shall a block be longer than one thousand three hundred feet.

(b) Cul-de-sac blocks shall be a maximum of five hundred fifty feet from the centerline intersection of radius-point of the turn-around. (Ord. 182 § 3.10, 1966)

17.12.490 Partial streets.

This section applies to streets paralleling and contiguous with a tract or parcel boundary. It does not apply to arterial or previously adopted precise plan of streets.

(1) Minimum width. The minimum right-of-way of a paralleling contiguous street proposed along a parcel boundary shall be forty feet.

(2) Precise plan. The approval of any final map showing the creation of a partial street along a parcel boundary may be withheld until a precise plan providing for the balance of the right-of-way has been adopted by the city council. (Ord. 182 § 3.11, 1966)

17.12.500 Existing wells.

All existing wells or well casings on the land to be subdivided shall be precisely located and where such well or well casing is to be abandoned, it shall be capped and sealed in accordance with the standards of the city. (Ord. 182 § 3.12, 1966)

17.12.510 Walls.

Concrete block walls six feet in height or other material, as approved by the city engineer, shall be installed adjacent to arterial streets and adjacent to the boundary of any subdivision where livestock or poultry is kept on adjoining properties. (Ord. 182 § 3.13, 1966)

17.12.520 Exceptions.

(a) Conditional exceptions to the regulations herein defined may be authorized by the city council if exceptional or special circumstances apply to the property. Such special circumstances may include limited size, unusual shape, industrial development, extreme topography, dominating drainage problems, impracticability of employing a comprehensive plan or layout by reason of prior existing recorded subdivision of contiguous properties or to ensure compliance with regulations contained in the zoning ordinance. (Ord. 182 § 3.14, 1966)