Chapter 17.40 DESIGN STANDARDS

A. The streets and highways to be provided or improved within or adjacent to any proposed division of land shall conform both in width and alignment to the master plan of streets and highways in the circulation element of the general plan and the access and circulation concept plan in the land use plan or any other specific plans as adopted by the city council. Right-of-way for any such street or highway indicated on said general plan/coastal land use plan shall be dedicated for public use.

B. New streets and highways not shown on the master plan of streets and highways or the access and circulation concept plan of the land use plan shall not be of less width than the standards set forth in the circulation element for similar streets and highways to accommodate future traffic volumes.

C. Increased widths may be required where probable traffic conditions warrant such. Approval of determination of street or highway classification shall be made by the city council. (Ord. 3-94 §1(part), 1994).

17.40.015 Continuation of existing streets.

All streets shall, as far as practicable, be in alignment with existing adjacent streets by continuations of the center lines thereof or by adjustments by curves and shall be in general conformity with the adopted general plan/coastal land use plan for the most advantageous development of the area in which the subdivision lies. (Ord. 3-94 §1(part), 1994).

17.40.020 Intersections.

Streets shall be required to intersect one another at an angle as near to a right angle as is practicable. (Ord. 3-94 §1(part), 1994).

17.40.025 Street stubs.

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 shall have a temporary turnaround. Control of access across such dead-end street shall be vested in the city by dedication of a one-foot non-access strip across the entire right-of-way width. In all other cases, a turnaround having a minimum radius of forty-five feet shall be required. (Ord. 3-94 §1(part), 1994).

17.40.030 Intersection corner rounding.

Whenever a arterial street or state highway intersects any other street or highway, the property lines at each block corner shall be rounded with a curve having a radius of not less than thirty feet. On all other street intersections, the property line at each block corner shall be rounded with a curve having a radius of not less than twenty feet. In either case, a greater curve radius may be required if streets intersect other than at right angles. (Ord. 3-94 §1(part), 1994).

17.40.035 Curve radius.

The center line curve radius on all streets and highways shall conform to accepted engineering standards of design and shall be subject to approval by the city engineer. (Ord. 3-94 §1(part), 1994).

17.40.040 Grades of streets and highways.

No street or highway shall have a grade of more than ten percent unless because of topographical conditions or other exceptional conditions the city engineer determines that a grade in excess thereof is necessary. The minimum grade shall be one-half percent. Any grade in excess of ten percent shall be reviewed by the Half Moon Bay fire protection district and approved by city council upon the positive recommendation of the city engineer. (Ord. 3-94 §1(part), 1994).

17.40.045 Reserved strips.

Reserve strips controlling the access to public ways or minimizing values for special improvement assessments will not be approved unless such strips are necessary for the protection of the public welfare or of substantial property rights, or both, and in no case unless the control and disposal of the land comprising such strips is placed definitely within the jurisdiction of the city under conditions approved by the city council. (Ord. 3-94 §1(part), 1994).

17.40.050 Non-access and planting strip.

When the rear of any lots border any arterial, collector street, or highway, the subdivider may be required to execute and deliver to the city the right of ingress and egress to the rear of such lots across the side lines of such streets or highways. When the rear of any lots border a state highway, the subdivider may be required to dedicate and improve a planting strip and masonry wall adjacent to such freeway. (Ord. 3-94 §1(part), 1994).

17.40.055 Acre or large lot subdivisions.

Where a parcel is subdivided into lots of one acre or more, the city council may require that the blocks shall be of such size and shape, and be so divided into lots, as to provide for the extension and opening of streets and alleys at such intervals that will not preclude a subsequent division of any parcel into lots. (Ord. 3-94 §1(part), 1994).

17.40.060 Street names.

Prior to the approval of any tentative map or parcel map, the Half Moon Bay chief of police and the Half Moon Bay fire protection district fire chief shall approve all street names. Unless otherwise approved by the city council, all new street names and any proposal to change the name of an existing street shall be in accordance with the following standards:


General Direction of Street	Long or Continuous Streets	Short or Discontinuous Streets
North and south	Streets	Places
East and west	Avenues	Courts
Diagonal	Roads	Ways
Curving	Drives	Lanes

(Ord. 3-94 §1(part), 1994).

17.40.065 Public utility easements.

Unless otherwise approved by the city council upon the positive recommendation of the city engineer, the subdivider shall grant easements not less than five feet in width for public utility, sanitary sewer, and drainage purposes on each side of rear lot lines, along such lot lines, and in planting strips wherever necessary; provided, easements of lesser width may be allowed when at the determination of the city engineer, the engineer of the water district, or the engineer of the Sewer Authority Mid-Coastside that the purposes of easements may be accomplished by easements of lesser width; and provided further, that in such determination the appropriate engineer shall prescribe the width and location of such easements after consultation between them. Dedication of easements shall be to the city for the purposes as may be ordered or directed by the city council. (Ord. 3-94 §1(part), 1994).

17.40.070 Lot design.

The side lines of all lots, so far as possible, shall be at right angles to the street which the lot faces, or radial or approximately radial if the street is curved. (Ord. 3-94 §1(part), 1994).

17.40.075 Divided lots.

No new lot created subsequent to the effective date of the ordinance codified in this title shall be divided by a city boundary line. (Ord. 3-94 §1(part), 1994).

17.40.080 Lot frontage on two streets--Through lots.

Lots, other than corner lots, shall not face on more than one street. (Ord. 3-94 §1(part), 1994).

17.40.085 Trails and walkways.

The subdivider may be required to dedicate and improve trails and walkways at least ten feet wide across long blocks or to provide access to schools, parks, open spaces or other public areas, and where such trails or walkways are shown on any map or diagram in the local coastal program, the general plan and any of its elements, or on any specific plan of the city of Half Moon Bay. (Ord. 3-94 §1(part), 1994).

17.40.090 Pedestrian access to coastal resources.

A. All subdivision applications filed subsequent to the effective date of the ordinance codified in this title located in whole or in part along the shoreline trail alignment shown on the access improvements map of the city’s local coastal plan or along the pedestrian trail provided for in the park and recreation element of the general plan shall provide a lateral easement for public access along the shoreline.

B. The requirement for dedication of a lateral easement set forth in subsection A of this section may be waived by the city council if public land suitable for trail development intervenes between the proposed subdivision and the bluff edge. In the event the city council determines it is appropriate to waive the dedication requirement, consideration shall be given to requiring the subdivider to contribute to the cost of improving that portion of the trail fronting the property.

C. Any division of land located between the shoreline and the first public road may be required to provide vertical and lateral access easements to ensure public access to the coastline. All easements shall be provided in accordance with the regulations contained in this title and Title 18, the city zoning code. (Ord. 3-94 §1(part), 1994).

17.40.095 Vehicular access to coastal resources.

Vehicular access to coastal resources shall be provided where indicated on the access improvements map of the city local coastal plan, the general plan and any of its elements, and any specific plan. Primary access routes which end in public parking facilities shall not have new residential development fronting on the route and shall not be necessary for the local traffic circulation. All other regulations contained in this title and Title 18, the city zoning code, shall be met. (Ord. 3-94 §1(part), 1994).

17.40.100 Beach dedication.

In conjunction with any proposed division of land fronting on the ocean, bay, or a beach, all privately owned beach seaward of the base of any coastal bluff shall be dedicated for public access in accordance with the provisions of this title and Title 18, the city zoning code. (Ord. 3-94 §1(part), 1994).

17.40.105 Watercourses.

The subdivider shall dedicate an easement for storm drainage purposes conforming substantially with the lines of any natural watercourse or channel, stream or creek within or contiguous with any subdivision, or at the option of the subdivider provide by dedication further and sufficient easements or construction, or both, to dispose of such surface and storm waters. (Ord. 3-94 §1(part), 1994).

17.40.110 Land subject to inundation.

If any portion of any land within the boundaries shown on any subdivision map is subject to overflow, inundation, or flood hazard by storm waters, such fact and said portion shall be clearly shown on such final map enclosed in a border on each sheet of said map, and further, adequate storm drain system and/or levees, dikes and pumping systems shall be provided to the satisfaction of the city engineer. (Ord. 3-94 §1(part), 1994).

17.40.115 Solar requirements.

All major subdivisions shall provide to the extent feasible for future passive or natural heating or cooling opportunities in the subdivision, as required by Section 66473.1 of the Government Code. (Ord. 3-94 §1(part), 1994).

17.40.120 Trees.

A. Heritage trees shall be preserved on the site unless otherwise approved by the city as a part of the site development plans.

B. The removal of any heritage trees described in subsection A of this section shall comply with the standards set forth in Chapter 7.40, Heritage Trees, and Chapter 18.37, Visual Resource Protection Standards, as applicable.

C. Any heritage tree removed from the site shall be replaced on the site if reasonably feasible in accordance with Section 7.40.060.

D. Where adequate space does not exist for replacement trees to be located on the site as a result of site development, the city manager or his or her designee shall determine the location of the replacement trees on adjacent public property or right-of-way, the maintenance of which shall be the responsibility of the property owner or any successor(s) in the site development. (Ord. C-10-11 §3, 2011: Ord. 3-94 §1(part), 1994).

17.40.125 Drainage.

Unless otherwise approved by the city council upon the positive recommendation of the city engineer:

A. Storm drainage shall be designed by rational formula using city of Half Moon Hay rainfall curve for a three-year storm.

B. Surface gutter drainage shall not exceed one thousand two hundred linear feet along any street or road. When gutter flow exceeds one and one-half second feet, as calculated using the data above, water shall be carried by a subsurface storm drain. In no case shall surface drainage be allowed to cross any street or road. Subsurface storm drains must be used in place of surface cross gutters. Unless otherwise specifically approved by the city engineer, all subsurface drains shall be undergrounded. (Ord. 3-94 §1(part), 1994).

17.40.130 Special provisions for lands of ten percent or greater slope.

In the event a subdivision application is filed for any property with slopes of ten percent or greater, the following shall be provided:

A. Grading. With the preliminary parcel or tentative map, a grading plan must be submitted showing the following:

1. Existing contours at a maximum interval of five feet.

2. Proposed finished contours at a maximum interval of five feet. Finished contours shall show the following:

a. Tops and toes of all banks.

b. All side banks must be benched horizontally ten feet for every vertical twenty-five feet change in elevation.

c. Maximum fill slopes two horizontal to one vertical (2:1).

d. Maximum cut slope two horizontal to one vertical (2:1). Special conditions may require flatter slopes, if determined to be necessary by the city engineer.

e. Maximum height of a cut bank fifty feet vertical; of a fill bank twenty-five feet vertical.

3. Lot drainage shall be so arranged that water from upper lots does not flow across banks unless carried in a storm sewer or similar feature as otherwise may be approved by the city engineer.

4. Estimate of the cubic yardage to be imported or exported.

5. Earth shall not be exported from the site without specific approval of the city council. Necessity for substantial earth removal from the site must be demonstrated before any radical grading will be permitted. All haul routes and the disposal site shall be approved by the city council.

6. Sufficient topsoil shall be stockpiled and returned to horizontal cut areas to cover a minimum of eight inches.

7. Fill must have a certified relative compaction of ninety-five percent state of California, Division of Highways Test Methods 216-9.

8. Rear and side lot lines shall occur at tops of banks rather than at center or toe of bank.

9. Adequate erosion control measures not limited to seeding.

10. Driveway to garage or carport shall not exceed ten percent grade unless specifically approved by the city engineer.

B. Streets.

1. Maximum street grade shall be ten percent, subject to the approval of the city engineer.

2. Vertical and horizontal curves shall be such that a minimum of one hundred fifty feet sight distance is provided at all points.

3. Horizontal Curves. Minimum center line radius shall be one hundred feet.

4. Vertical curbs shall be required on slopes of over five percent grade.

5. Cul-de-Sacs.

a. Property line radius: forty feet minimum.

b. Improvements radius: thirty feet to face of curb.

c. Minimum lot frontage at property line: forty feet.

d. Minimum lot width measured along setback line: sixty feet.

e. Length maximum: three hundred feet. (Ord. 3-94 §1(part), 1994).

17.40.135 Underground utilities.

All utilities shall be installed underground in accordance with the provisions of the Half Moon Bay Municipal Code. All underground utilities shall be installed before preparation of sub-grade for paving or any other site improvements that may effect the orderly installation of the underground utilities. (Ord. 3-94 §1(part), 1994).

17.40.140 Street lights.

Street lighting shall be installed throughout the subdivision in accordance with the requirements of the city engineer. (Ord. 3-94 §1(part), 1994).