Chapter 9.110
SUBDIVISION DESIGN AND IMPROVEMENT REQUIREMENTS
Sections:
9.110.020 Applicability of design and improvement standards.
9.110.030 Subdivision design standards.
9.110.040 Site preparation and grading for subdivision construction.
9.110.050 Subdivision improvement requirements.
9.110.010 Purpose of chapter.
This chapter establishes standards for the design and layout of subdivisions, and the design, construction, or installation of public improvements within subdivisions. The purpose of these standards is to ensure, through careful site evaluation and design, the creation of new usable parcels that are consistent with the General Plan, any applicable specific plan, and zone-specific standards. (§ 2, Ord. 14-13, eff. October 8, 2014)
9.110.020 Applicability of design and improvement standards.
The requirements of this chapter apply as follows:
A. Extent of required improvements. Each subdivision of four (4) or fewer parcels, and each subdivision of five (5) or more parcels, shall provide the improvements required by this chapter, and any additional improvements required by conditions of approval.
B. Applicable design standards, timing of installation. The subdivider shall construct all on- and off-site improvements according to standards approved by the City Engineer. No parcel or final map shall be presented to the Council for approval and no parcel map shall be presented to the City Engineer for approval until the subdivider either completes the required improvements or enters into a subdivision improvement agreement with the City for the work in compliance with Section 9.110.050 (Subdivision improvement requirements).
C. Subdivision improvement standards: Conditions of approval. The applicable subdivision improvement and dedication requirements of this chapter and any other improvements and dedications required by the review authority in compliance with Section 9.102.060 (Tentative map approval or disapproval), shall be described in conditions of approval adopted for each approved tentative map (Section 9.102.070). The design, construction, or installation of all subdivision improvements shall comply with the requirements of the City Engineer.
D. Oversizing of improvements.
1. At the discretion of the review authority, improvements required to be installed by the subdivider for the benefit of the subdivision may also be required to provide supplemental size, capacity, number, or length for the benefit of property not within the subdivision, and may be required to be dedicated to the City, in compliance with Map Act Chapter 4, Article 6.
2. In the event that oversizing is required, the City shall comply with all applicable provisions of Map Act Section 66485 et seq., including the reimbursement provisions of Map Act Section 66486.
3. If a parcel proposed for subdivision is subject to an existing reimbursement agreement, the subdivider shall pay the required reimbursement before the recordation of the parcel or final map, or the issuance of a building permit for construction on the parcel, whichever occurs first.
E. Exceptions. Exceptions to the requirements of this chapter may be requested and considered in compliance with Section 9.100.100 (Exceptions to subdivision standards). (§ 2, Ord. 14-13, eff. October 8, 2014)
9.110.030 Subdivision design standards.
A. Purpose. This section establishes standards for the design and layout of subdivisions, and the design, construction, or installation of public improvements within subdivisions. The purpose of these standards is to ensure, through careful site evaluation and design, the creation of new usable parcels that are consistent with the General Plan and any applicable specific plan.
B. Applicability. Each subdivision shall be designed in compliance with the standards of this section, except where an exception is granted in compliance with Section 9.100.100 (Exceptions to subdivision standards).
C. Roads and streets. The layout, design, and construction of proposed roads and streets shall comply with the General Plan, and adopted City street standards.
1. Street alignment plan. If the General Plan (or any applicable specific plan) designates a general location of a proposed street and any portion thereof may be wholly or partially located within a proposed subdivision or may be affected by a proposed subdivision before the approval of the subdivision, a specific alignment plan shall be prepared and adopted. Each street shall conform in width and alignment with that shown or indicated on the General Plan or any standards adopted in compliance with the General Plan. As a condition of approval of the subdivision, the subdivider shall be required to make dedications and construct reasonable improvements as required by the specific alignment plan. These requirements may be waived by the Director upon recommendation of the City Engineer, if the proposed street is located upon a section line or its precise alignment can be otherwise determined.
2. Circulation standards.
a. Streets and street layout. The layout, design, and construction of proposed streets shall comply with the General Plan, the Municipal Code (e.g., Titles 6 and 7), this Development Code, and the requirements of Table 7-2 (Street Standards).
|
Category of Street |
Standard Minimum Widths |
Minimum Curve Radius |
||
|---|---|---|---|---|
|
Overall |
Curb to Curb |
Median |
||
|
Alley (one-way) |
20 ft. |
Clear Width |
None |
200 ft. |
|
Alley (two-way) |
24 ft. |
Clear Width |
None |
200 ft. |
|
Arterial streets |
Varies |
80 ft. |
16 ft. |
600 ft. |
|
Collector streets |
Varies |
64 ft. |
None |
600 ft. |
|
Cul-de-sac streets |
50 ft. |
36 ft. |
None |
200 ft. |
|
Expressways |
Varies |
86 ft. |
16 ft. |
600 ft. |
|
Industrial streets |
62 ft. |
48 ft. |
None |
200 ft. |
|
Local streets |
50 ft. |
36 ft. |
None |
200 ft. |
|
Street intersections |
Right angles preferred, not less than 75 degrees |
|||
b. Subdivision access. The subdivision and each of its phases shall have a minimum of two (2) points of vehicular ingress and egress from existing and surrounding streets. Where providing this access is physically impossible or a cul-de-sac is proposed, this requirement may be waived or modified by the City Engineer.
D. Additional standards.
1. Applicable standards. In addition to the standards contained in Table 7-2 (Street Standards), the following additional standards shall apply:
a. Freeways, limited access, and unlimited access State highways shall conform to the standards of the California Department of Transportation and where the same are involved in any subdivision, they shall receive special attention. The standards of the California Department of Transportation shall be deemed to be the minimum standards acceptable.
b. Minor street intersections within subdivisions shall generally be designed as “T” intersection.
c. Special local streets where freeways, grade separations, parkways, railroads, or other dominant factors are involved shall receive special consideration.
d. Suitable tangents, when possible, shall be used between all curves.
e. In areas where no official plans exist, the layout of all improvements, including curbs, gutters, parkways, planting strips, sewer lines, sidewalks, streets, streetlights, trees, and water mains located within the public rights-of-way, shall be in compliance with adopted City standards, and where no standards have been adopted, the arrangements shall be subject to review and approval by the City Engineer.
2. Interconnected streets. Streets proposed within a new subdivision shall be interconnected and shall connect with adjacent streets external to the subdivision, to provide multiple routes for pedestrian and vehicle trips from, to, and within the subdivision, as determined by the review authority to be appropriate.
3. Street extensions and stub streets.
a. Street extensions. Where the subdivision adjoins unsubdivided land, streets in the subdivision shall be extended to the adjacent unsubdivided land, as prescribed by the review authority, to provide access to the unsubdivided land in the event of its future subdivision.
b. Stub street improvements. In the case of stub end streets extending to the boundary of the property, a barricade, the design to be approved by the City Engineer, shall be constructed at the end of the stub end street, pending the extension of the street into adjacent property. Where required by the review authority, a temporary connection to another street, or a temporary turnaround, shall be provided by the subdivider.
4. Dead-end streets. Subdivision design shall not include dead-end streets except where through streets cannot be provided because of existing development or an environmental feature requiring protection and/or preservation (e.g., a creek channel). The length of a dead-end street shall not exceed five hundred feet (500'), as measured from the center of the closest intersection to the center of the cul-de-sac bulb, and these streets shall provide a suitable turn-around designed to the satisfaction of the Director and City Engineer.
5. Intersection design. All streets shall normally intersect as nearly as possible at right angles, except when it can be shown that any other street pattern will improve design of the subdivision without hindering traffic safety.
6. Pedestrian walkways away from street frontages. As part of subdivision approval, the City may require dedicated and improved pedestrian walkways in locations away from street frontages where necessary to provide safe and convenient pedestrian access to a public facility or to otherwise provide convenient connections between existing pedestrian routes. Where walkways are required, the City Engineer shall specify the standards for their design and construction.
7. Street dedications. A street that is not constructed to City standards will not be accepted by the City for dedication as a public street. However, even a street that complies with all applicable City standards may not be accepted for dedication. Acceptance of street dedication is at the discretion of the City.
E. Long blocks. Long blocks shall be desirable adjacent to main thoroughfares in order to reduce the number of intersections.
F. Parcel design. The arrangement, shape, and size of proposed parcels shall comply with this section, and with any General Plan policy, specific plan requirement, or other Municipal Code provisions that apply to proposed subdivisions.
1. General parcel design standards.
a. Each proposed parcel shall be determined by the review authority to be “buildable” because it contains at least one building site that can accommodate a structure in compliance with all applicable provisions of this Development Code.
b. No parcel shall be created that is divided by a City, County, school district, or other taxing district boundary line.
c. No subdivision shall be approved which leaves unsubdivided islands, strips or parcels, or property unsuitable for subdividing, which is not either accepted by the City or other appropriate entity for public use, or maintained as common area, within the development.
2. Parcel area.
a. Compliance with Division 2 of this title. The minimum area for new parcels shall be as required by Division 2 of this title (Zoning Districts, Allowable Land Uses, and Zone-Specific Standards) for the applicable zoning district, except as otherwise provided by this section.
b. Minimum parcel area requirements for common interest projects. The minimum parcel area requirements of Division 2 of this title (Zoning Districts, Allowable Land Uses, and Zone-Specific Standards) shall not apply to condominiums, condominium conversions, and townhouses, but shall apply to the creation of the original parcel(s) that are the location of the condominium or townhouse.
3. Dimensions. The dimensions of new parcels shall comply with the applicable provisions of Division 2 of this title (Zoning Districts, Allowable Land Uses, and Zone-Specific Standards), or as otherwise required by the review authority.
4. Lot line orientation. Side lot lines shall be at right angles to the street on straight streets and shall be approximately radial on curved streets.
5. Parcel configuration. The layout of proposed parcels and streets shall be designed to use land efficiently and minimize site disturbance in terms of cuts and fills and the removal of vegetation. See also the parcel design provisions regarding energy conservation in subsection H of this section (Energy conservation).
a. Street frontage required. Each proposed parcel shall have frontage on a public street. The frontage width shall be at least the minimum parcel width required by the applicable zoning district, except where a flag lot is approved in compliance with subsection (F)(5)(c) of this section (Flag lots). The review authority may exempt parcels created under a PUD from the requirements of this subsection.
b. Double-frontage parcels prohibited.
(1) Parcels with streets along both the front and rear parcel lines shall be discouraged. (An alley is not considered a street for the purposes of this subsection.)
(2) For through parcels as described in subsection (F)(5)(b)(1) of this section, the Director shall determine which frontage(s) shall be considered as the “parcel front” or “parcel frontages” for the purposes of compliance with the minimum setback requirements identified in Division 2 of this title (Zoning Districts, Allowable Land Uses, and Zone-Specific Standards).
c. Flag lots. Flag lots may be approved only where the review authority first determines that unusual depth or other characteristic of a parcel to be subdivided prevents one or more proposed parcels from having a frontage width equal to the minimum parcel width required by the applicable zoning district. Where allowed, the “flagpole” portion of a flag lot shall have a minimum width of thirty feet (30'), provided the review authority may require additional width depending upon the length of the flagpole and traffic safety sight distance considerations.
G. Public access to public resources. Each proposed subdivision shall be designed and constructed to provide public access to waterways, lakes, and reservoirs in compliance with Map Act Chapter 4, Article 3.5 (Public Access to Public Resources).
H. Energy conservation. Each proposed subdivision shall be designed to provide maximum opportunities for energy conservation, including opportunities for passive or natural heating or cooling opportunities, in compliance with Map Act Section 66473.1, as follows:
1. Street layout. The streets proposed in a subdivision shall be planned in a primarily east-west orientation where feasible.
2. Parcel and building site design. Proposed parcels shall be designed, where feasible, to provide building sites that allow the orientation of structures in an east-west alignment for southern exposure, and to take advantage of existing shade or prevailing breezes.
I. Fire protection.
1. Subdivision design shall provide for safe and ready access for fire and other emergency equipment and for routes of escape to safely handle evacuations.
2. The subdivision shall be served by water supplies for community fire protection in compliance with the standards established by the City Fire Department.
3. In hazardous fire areas, all flammable or combustible vegetation shall be removed from around all structures, in compliance with the requirements of the City-adopted Uniform Fire Code. Where erosion is probable, the slopes shall be planted with fire resistive groundcover. (§ 2, Ord. 14-13, eff. October 8, 2014)
9.110.040 Site preparation and grading for subdivision construction.
A. Grading. Before the issuance of a building permit, a grading plan prepared and signed by a registered civil engineer shall be submitted to and approved by the City Engineer. Grading plans shall show the elevations of the natural ground, the finished grade at corners, the finished pad elevation, finished floor elevations, rates and directions of all drainage swales, elevation height of all retaining or perimeter walls and finished sidewalk elevations at all front lot lines, and existing topographic elevations and drainage direction outside the boundary of proposed project.
1. Minimum slopes. The minimum grade of all drainage swales on parcels shall be established by the California Building Code unless approved differently by the Building Official.
2. Pad elevation, residential. The building pad elevation of residential parcels shall be established at a minimum of ten inches (10") above the design sidewalk elevation at the lowest point of the parcel. The finished floor elevation of slab floor houses shall be a minimum of eighteen inches (18") above the sidewalk elevation. An exception may be allowed in the case of a proposed subdivision where the Building Official determines that an alternate standard would be appropriate for the site. The standards of this subsection shall apply to any building pad elevation, except where the requirements of the California Building Code (CBC) exceed these standards, in which case the requirements of the CBC shall apply.
3. Drainage plan. No inter-parcel or “cross drainage” shall be allowed. Each parcel shall drain its own water to a public street, approved public or private drainage facility, or natural drainage course without passing through or across an adjacent parcel, except where a legal right exists (e.g., a drainage easement), and is authorized by the City Engineer. No parcel shall drain water over the bank of a flood control channel.
4. Grading practices. All grading within the City shall employ the best available management practices, as determined by the City Engineer, to minimize erosion, sedimentation, airborne dust, and unnecessary grading. Each building site on sloping parcels shall be individually prepared.
5. Grading exceptions. Specific exceptions to the above requirements may be authorized at the discretion of the City Engineer or the Building Official.
6. Bonding. The City may require as a condition of approval that a bond be secured before any grading when the grading is proposed before recordation of the parcel or final map. This bond would be used to install landscaping and appropriate erosion control measures as needed if the subdivider abandons the project after grading occurs. All bonding shall be in compliance with Section 9.112.040 (Improvement agreements and security).
7. As-built grading plan. Upon completion of grading operations the subdivider or individual parcel owner shall furnish to the City Engineer an as-built grading plan prepared by the subdivider’s or owner’s engineer.
8. Compliance with California Building Code required. Every map approved in compliance with the provisions of this chapter shall be conditioned on compliance with the requirements for grading and erosion control, including the prevention of sedimentation or damages to off-site property, in compliance with Appendix Chapter 70 of the California Building Code, as adopted and amended from time to time by the City.
9. Retaining walls.
a. Retaining walls shall be required at grade differences of one foot or more, unless a recorded slope easement is obtained.
b. Retaining walls shall be constructed in compliance with adopted City standards.
c. Retaining walls one foot or more in height shall be constructed of masonry or concrete, and shall be engineered to City standards.
B. Erosion and sediment control. A proposed subdivision shall be designed so that all grading incorporates appropriate erosion and sediment control measures. (§ 2, Ord. 14-13, eff. October 8, 2014)
9.110.050 Subdivision improvement requirements.
A. Bicycle/walking paths and hiking/equestrian trails. The subdivider shall construct bicycle paths, multiple use trails, and/or access to multiple use trails within an approved subdivision in compliance with the Circulation, Open Space, Conservation and Recreation Plan Elements of the General Plan and any applicable specific plan.
B. Bridges and major thoroughfares. The City may assess and collect fees as a condition of issuing a building permit for the purpose of defraying the actual or estimated costs of constructing bridges or major thoroughfares in compliance with Map Act Section 66484, after the City has established a master plan for bridge crossings and major thoroughfares by ordinance.
C. Fire hydrants. The subdivider shall install fire hydrants, with their associated underground water pipes, of sizes and locations as required and approved by the City Fire Department.
D. Monuments. The subdivider shall install monuments in compliance with the requirements of the City Engineer, and Map Act Chapter 4, Article 9.
E. Private facilities: Maintenance. A subdivision with common area or private streets shall have conditions, covenants, and restrictions (CC&Rs) approved by the City to provide for the proper maintenance of the common areas and/or private streets, and establish standards for maintenance.
F. Public utilities. Each approved parcel shall be provided connections to public utilities, including electricity, gas, water, sewer, and telecommunications services, which shall be installed as part of the subdivision improvements as provided by this section.
1. Underground utilities required.
a. Utility lines, including communications, electric, telephone, and street lighting, located within or directly serving each subdivision, shall be placed underground.
b. The subdivider is responsible for complying with the requirements of this subsection without expense to the City, and shall make necessary arrangements with the appropriate utility company for the installation of the facilities. Appurtenances and associated equipment (e.g., boxes and meter cabinets) and concealed ducts in an underground system may be placed above ground.
c. This subsection shall not apply to existing utility or common carrier routes in use at the time the subdivision is completed which do not provide service to the area being subdivided.
d. Aerial routes still in existence at the time the subdivision is completed may be reinforced from time to time as conditions dictate; however, all provisions of this subsection shall be subject to the requirements of any underground district created in compliance with Chapter 3 of Title 7 (Underground Utility Districts) in existence before the subdivision of the land or created after the subdivision.
2. Cable television systems. If a local cable television system is available to serve the project, any subdivision for which a tentative map is required, or a parcel map for which a tentative map was not required, shall be designed to provide the appropriate cable television system an opportunity to construct, install, and maintain on land as reserved for cable television service or by separate instrument, any equipment necessary to extend cable television services to each residential parcel in the subdivision.
a. “Appropriate cable television system,” as used in this subsection, means those franchised or licensed to serve the geographical area in which the subdivision is located.
b. This subsection shall not apply to the conversion of existing dwelling units to condominiums, community apartments, or stock cooperatives.
3. Reimbursement for relocation or replacement. Whenever the City imposes as a condition of its approval of a tentative map or a parcel map a requirement that necessitates replacing, undergrounding, or permanently or temporarily relocating existing facilities of a telephone corporation or cable television system, common carrier, or other public utility, the developer or subdivider shall reimburse the appropriate facility provider for all costs for the replacement, undergrounding, or relocation. All of these costs shall be billed after they are incurred, and shall include a credit for any required advance payments and for the salvage value of any facilities replaced. Under no circumstances shall the telephone corporation or cable television system be reimbursed for costs incurred in excess of the cost to replace the facilities with substantially similar facilities.
G. Sewage disposal.
1. Each parcel within an approved subdivision shall be provided a connection to the City’s sewage collection, treatment, and disposal system, in compliance with the City’s adopted improvement standards and specifications.
2. The subdivider shall also pay the City’s required connection fee.
3. When sanitary sewer mains are existing, the subdivider shall pay for these improvements, in compliance with the provisions of Chapter 4 of Title 6, for the developed lots.
4. All sanitary sewer mains, appurtenances, and service connections shall be constructed or laid to the line and grade established by the City Engineer and shall be of a design and size as designated.
5. Sewers shall not be installed in utility easements, except in special cases and circumstances, subject to the approval of the City Engineer.
H. Street lighting.
1. All proposed subdivisions shall provide street lighting facilities designed and constructed in compliance with the City’s adopted improvement standards and specifications.
2. The City shall pay the energy fee for lighting of public streets.
3. The subdivider shall pay for streetlight maintenance on City-owned decorative fixture lighting as required by the City.
I. Street signs and street names.
1. Street names. All public and private streets located within a proposed subdivision shall have names in compliance with the procedures established by the City Engineer. The duplication of an existing street name within the same area shall not be allowed in a new subdivision unless the street is an obvious extension of an existing street.
2. Street name signs.
a. The subdivider shall reimburse the City, through developer fees, for the cost of materials, manufacturing, and installation of street name signs.
b. One set of signs shall be installed at each intersecting street identifying each street name at a location(s) determined by the Public Utilities Director.
c. All street name signs shall be made and installed by the City Public Utilities Department.
J. Storm drainage. Storm water runoff from the subdivision shall be collected and conveyed by an approved storm drain system.
1. A subdivision that lies in the path of existing watercourses or overflows from existing watercourses, or natural drainage from upstream properties, shall not be approved unless adequate dedicated rights-of-way or improvements are provided as deemed satisfactory by the City Engineer.
2. When the City Engineer determines that a subdivision may cause an unnatural increase or concentration of surface waters onto downstream property, the subdivision shall not be approved unless drainage outlets are provided that will be adequate to render the Fresno Metropolitan Flood Control District harmless from any damages caused by the increase or concentration of water.
3. The location, size, and type of watercourses or drainage works, and all drainage of streets and other drainage works between streets, shall comply with City standards or as required by the City Engineer.
4. When the City Engineer determines that drainage rights-of-way are necessary, the subdivider shall offer to dedicate upon the tentative, parcel, or final map of the subdivision or by separate instrument the necessary rights-of-way for the drainage facilities.
K. Water supply.
1. Supply. Each approved parcel shall be served by the City’s water distribution system and shall be designed and constructed to accommodate both domestic and fire flows, together with necessary fire hydrants to serve each lot proposed to be created.
2. Wells. The subdivider shall deed a well site to the City when required and provide for drilling a test hole to determine if the quality and quantity of water is sufficient to serve as a master plan well. The subdivider shall also, when required, provide for drilling and developing the actual production well and supplying a pump, motor, and well head treatment, when required, for the well.
L. Special facilities. Special facilities as required by the General Plan, any applicable specific plan, or as a special condition of the subject zoning district shall be provided. (§ 2, Ord. 14-13, eff. October 8, 2014)