Chapter 16.05
DESIGN, DEDICATIONS AND IMPROVEMENTS
Sections:
16.05.010 Public improvements.
16.05.050 Railroad grade crossings.
16.05.090 Water lines and fire hydrants.
16.05.100 Utilities and utility easements.
16.05.110 Reserve strips and limitations on access.
16.05.130 Commercial and industrial areas.
16.05.140 Soil problems and corrective action.
16.05.150 Street rights-of-way and improvement standards.
For statutory provisions requiring cities to regulate the design and improvement of subdivisions, see Government Code § 66411.
16.05.010 Public improvements.
A. Public improvements shall conform with the standards prescribed in city standard design criteria adopted pursuant to Chapter 16.06 HMC, Supplementary Improvement Standards and Design Criteria.
B. Curbs and Gutters. Curbs and gutters shall be provided in conformity with the standards prescribed in HMC 16.05.150. Where rolled curbs and gutters are used, there shall be a transition to a vertical curb at all curb returns at intersections.
C. Sidewalks. Sidewalks shall be provided in conformity with the standards prescribed in HMC 16.05.150, and shall be constructed contiguous to the curb unless otherwise approved by the planning commission.
D. Planting Strips. Any space between the edge of the sidewalk and the right-of-way line, and any space between the pavement of a frontage street and the pavement of the adjacent major street, limited access highway or freeway, shall be reserved for planting and all purposes provided by law within street rights-of-way, subject to control by the city under its ordinances and regulations.
E. Curves and Tangents. Curved streets shall have centerline radii of not less than the minimum standards prescribed in HMC 16.05.150. Suitable tangents should be used between all curves.
F. Grades. Grades shall be subject to the approval of the city engineer.
G. Corners. At street corners the radii of right-of-way line connections shall be as specified in the city design criteria.
H. Intersections. Street intersections shall be as near right angles as practicable and in no case shall the angle of intersection be less than 65 degrees unless approved by the city engineer.
I. Alignment of Streets at Intersections. Streets located on opposite sides of an intersecting street shall normally have their centerlines separated by at least 150 feet. Specific layout will be subject to the approval of the city engineer.
J. Alignment with Existing Streets (Other than Intersections). Subdivision streets which constitute continuations of streets in contiguous territory shall be aligned so that their centerlines coincide where physically possible; and otherwise centerlines shall be continued by suitable curves.
K. Extension of Streets to Boundary Lines.
1. Streets shall be extended directly to the boundary lines of the subdivision for the purposes of coordination and development of the existing and future street plans with respect to adjacent territory. (Also see subsection N of this section.)
2. Where a street extends to a boundary line of the subdivision, unless there is an existing right-of-way for its continuation, there shall be provided a reserve strip one foot in width across the full width of the street and contiguous to the boundary line.
L. Half Streets and Streets Located Partly within Subdivisions.
1. Notwithstanding that a portion of any existing or proposed street may lie outside of the subdivision, the council shall have authority to establish the width and alignment of same.
2. Where a portion of the proposed right-of-way for a street consists of an undedicated remainder outside of the subdivision, a reserve strip one foot in width shall be provided within the subdivision along all parts of such undedicated remainder.
3. If the centerline of a proposed street right-of-way will lie outside the subdivision, the subdivider shall nevertheless furnish sufficient additional right-of-way, by means of temporary additional easement, so that there shall be a temporary half street which, including the reserve strip, shall be at least half of the width of the ultimate proposed street right-of-way. Such temporary additional easement shall be abandoned for street purposes and revert to the adjoining property when the additional right-of-way outside of the subdivision has been acquired. The council shall have the discretion to permit the postponement of any required improvement within such temporary additional easement by an agreement secured by improvement security mentioned in Section 11612 of the Map Act, but such improvements shall be installed in any case not later than the date of acquisition of the additional right-of-way outside of the subdivision.
M. Cul-De-Sacs.
1. Cul-de-sacs shall terminate in an area bounded by a right-of-way line lying on or outside of a circle with a radius of not less than 50 feet.
2. The length of a cul-de-sac shall not exceed 500 feet without special approval.
3. A temporary cul-de-sac may be permitted on streets to be extended in the future.
N. Limiting Access to Major Streets – Frontage Streets, Etc.
1. Where the public safety so requires, the council shall have the discretion to limit direct access between a subdivision and any contiguous, primary or major street by requiring interposition of a limited access strip.
2. Where necessary for the general use of the lot owners in the subdivision or local neighborhood traffic, and for reasons of public safety, the council shall have the discretion to require a frontage street separating the subdivision from a limited access strip as mentioned in subsection (N)(1) of this section, or from a highway or limited access highway.
O. Private Streets and Easements. Streets, alleys and easements shown on the subdivision map which have not been dedicated for public use, and streets, alleys and easements so dedicated but not accepted, shall at the option of the subdivider either be improved or the subdivider shall agree to improve the same, in accordance with the standards established by any subdivision ordinance of the city as was applicable at the time of approval of the tentative map by the council, and such improvement or agreement to improve shall be a condition to approval of such final map by the council, and shall be subject to all of the provisions of HMC 16.04.120(E), (F) and (G).
P. Street Names and House Numbers. Street names shall conform with any official plan of street names and house numbers of the city, or if none exists, then shall conform with the requirements of the city engineer. (Ord. 346, 1975).
16.05.020 Alleys.
A. Alleys may be required by the city engineer in all zones.
B. In the case of subdivisions located in R-1, R‑2, and R-A zones and subdivisions or parts thereof designed for such purposes, establishment of alleys shall be at the option of the city engineer.
C. The subdivider shall improve or agree to improve all alleys, pursuant to the provisions of HMC 16.04.130 or HMC 16.05.010(O), as the case may be.
D. Width of alleys shall be not less than 20 feet; provided, that in commercial and manufacturing zones, the city engineer shall have the discretion to require a minimum width of up to 30 feet.
E. Where two alleys intersect, there shall be provided on the inside corner thereof a 25-foot radius curve to which the lot lines shall be tangent. (Ord. 346, 1975).
16.05.030 Lots.
A. All lots shall conform to the requirements of the zoning ordinance.
B. Lots having no frontage on a public street shall be cause for disapproval of the subdivision.
C. Width of Residential Lots.
1. Interior lots shall have an average width of at least 60 feet.
2. Corner lots shall have an average width of at least 65 feet.
3. Irregular shaped lots shall have a minimum street frontage of 40 feet.
D. Depth of Residential Lots. The average depth of residential lots shall be at least 100 feet.
E. Through lots shall not be permitted, except where necessary to prevent residential lots from fronting on a major street, limited access highway, or a freeway.
F. Sidelines of lots shall run at right angles to the street, or at right angles to the tangent of any curved street, upon which the lot faces as nearly as practicable.
G. No lot shall be divided by the boundary line of a county, city, school district, or any other taxing district.
H. Where any lot contains more than 14,000 square feet and its shape is such that there is a possibility that it may be divided into two or more lots at some future time, the size, shape and orientation of the lot with respect to streets and easements shall be such that such future division of said lot may readily take place without violation of this code or the zoning code and with the orderly extension of existing or potential streets and easements.
I. All lots shall be adequately graded, sloped, and drained so that surface water shall be conducted to the street or to such underground drains or gutters as may be approved by the city engineer. (Ord. 346, 1975).
16.05.040 Blocks.
A. Length of Blocks.
1. Blocks shall not be more than 990 feet long, except to the extent a block rears upon a freeway, limited access highway, or railroad right-of-way.
2. Blocks shall not be less than 660 feet long, except where shorter blocks are necessary to conform with the location of streets and other parts of the subdivision, such as where the subdivision is of irregular shape, or contains otherwise suitable blocks or streets or irregular shape or alignment or is intersected by existing or potential streets so requiring.
3. Blocks longer than 660 feet (but not longer than 990 feet) may be required by the council for the purpose of reducing the number of intersections with major or primary streets.
B. For the purpose of this section, the term “block” shall be deemed to be all property fronting on one side of a street measured from the points where such street is intersected or intercepted by other streets. (Ord. 346, 1975).
16.05.050 Railroad grade crossings.
Where a subdivision adjoins a railroad, and the location of existing or potential streets is such that there is a possibility of a grade separation, the design of the subdivision may be required to provide for such possibility. (Ord. 346, 1975).
16.05.060 Watercourses.
A. In the event a subdivision is traversed by or adjoins a watercourse or stream:
1. An easement shall be provided for the flow of the stream or storm drainage conforming substantially to the lines of such watercourse or stream of sufficient width to carry the reasonably anticipated flow of water and for the maintenance of the banks and watercourse or stream; or
2. Provisions may be made for relocating a stream or watercourse, for which suitable easements shall be provided as aforementioned; and
3. Easements shall be provided for existing and potential structures necessary to control or dispose of water or for crossings; and
4. Watercourses, streams or ditches may be required to be placed in underground pipes, where public safety reasonably so requires.
B. All matters of size and design in cases mentioned in this section shall be subject to the approval of the city engineer. (Ord. 346, 1975).
16.05.070 Drainage.
A. There shall be provided storm sewers and drainage channels and related structures and improvements for drainage and disposal of surface and stormwaters according to local neighborhood requirements.
B. Disposal of surface and stormwaters in drainage wells shall not be permitted.
C. All matters of size and design in cases mentioned in this section shall be subject to the approval of the city engineer and supplementary specifications, if necessary. (Ord. 346, 1975).
16.05.080 Sanitary sewers.
A. Sewer lines shall be provided and shall connect with existing sewer lines or mains. Connections shall be provided for every lot in the subdivision.
B. Where lines are laid in streets or alleys, laterals for connections with lots shall be extended to the right-of-way lines.
C. The subdivider shall provide all related structures and appurtenant parts necessary for the foregoing purposes.
D. All matters of size and design in cases mentioned in this section shall be subject to the approval of the city engineer and supplementary specifications, if necessary. (Ord. 346, 1975).
16.05.090 Water lines and fire hydrants.
A. Water lines shall be provided, and shall connect with existing water lines or mains; connections shall be provided for every lot in the subdivision.
B. Where lines are laid in streets or alleys, laterals for connections with lots shall be extended to the right-of-way lines.
C. Fire hydrants shall be provided, with suitable connections to water lines or mains, to supply necessary local neighborhood fire protection.
D. The subdivider shall provide all related structures and appurtenant parts necessary for the foregoing purposes.
E. All matters of size and design in cases mentioned in this section shall be subject to the approval of the city engineer. (Ord. 346, 1975).
16.05.100 Utilities and utility easements.
A. All new utility installations shall be installed underground. Specific exceptions may be granted by city council resolution for the installation of minor appurtenances, very high voltage transmission lines and other exceptional items. Any aboveground utilities which are relocated as a result of subdivision improvements or grading or are adjacent to utilities already underground shall be placed underground.
B. Easements shall be provided in the location of overhead and underground utilities, including but not confined to electrical, communication, water, sewer or gas lines, or drainage facilities.
C. Such easements shall be dedicated to the city. By virtue of such easements and dedication, the city shall have the right to install, operate, maintain and replace within such easements such utilities which the city may from time to time operate, including but not confined to water and sewer lines. Public utility companies now or hereafter holding franchises under federal or state law or city ordinance to occupy public roads or highways shall also be entitled to use such easements for the installation, operation, maintenance and replacement of their utility lines and mains, without the necessity of obtaining permission from the city.
Nothing in this section shall preclude the utility from obtaining its own private easements; provided, however, no private easement shall be obtained by the utility company in those instances where the city will install municipally owned utility facilities until the city ascertains, within a reasonable length of time, that it is unable to coordinate the use or location of facilities between the various utility companies and city within any utility easement provided in accordance with subsection B of this section.
D. Such easement shall include the right of reasonable ingress and egress over any lot in the subdivision for the purpose of use, maintenance and control of such easements and the utilities located therein.
E. Such an easement shall be labeled “utility easement,” and when so labeled on a tentative or final map shall be deemed to refer to the easement herein mentioned, and any offer of dedication appended to such map shall be deemed to include an offer to dedicate the easements mentioned in this section.
F. The size and location of such easements shall be as required by the city engineer. Normally easements shall be at least 15 feet in width and shall not be split by lot lines. (Ord. 346, 1975).
16.05.110 Reserve strips and limitations on access.
No reservations controlling or limiting access to public ways shall be permitted, except as this code provides. (Ord. 346, 1975).
16.05.120 Street signs.
A. At least one permanent street name sign shall be provided at the intersection of named streets or pedestrian ways.
B. All matters of location and design in cases mentioned in this section shall be subject to the approval of the city engineer and supplementary specifications, if necessary. (Ord. 346, 1975).
16.05.130 Commercial and industrial areas.
When property is designated by the general plan or zoning code as being for commercial or industrial use, the design of the subdivision, and the kinds, nature and extent of the improvements and dedications to be required shall be appropriate to such use. Streets shall be adequate for the traffic to be anticipated for such uses, and shall provide direct access from major and secondary streets without traversing minor streets and residential area. Off-street parking and loading facilities shall be adequate for the uses anticipated for such property. (Ord. 346, 1975).
16.05.140 Soil problems and corrective action.
A. A soil report is required with respect to every subdivision, to be furnished by the subdivider, and to be filed with the tentative map.
B. If the city engineer and the building department both determine that, due to knowledge that each has as to the soil qualities of the subdivision, no soil report is necessary, they may waive the same, in which case the report of the city engineer and/or the building department stating the soil qualities and any soil problems shall be filed with the tentative map by the subdivider.
C. The city engineer shall have authority to require the subdivider to furnish a soil investigation.
D. If any soil report shows any soil problem, the building department may require a soil investigation of each lot in the subdivision. Any investigation made under this subsection shall suffice, if sufficiently detailed as to individual lots.
E. If the building department determines the recommended action shown in any soil investigation is likely to prevent structural defects to each dwelling to be constructed, it shall approve such soil investigation, and as a condition to the issuance of a building permit therefor, the approved recommended action shall be incorporated in the construction of each dwelling or building.
F. If any subdivision or part thereof is, or appears to be, affected by a soil problem, the city engineer shall have authority to require the subdivider to take such corrective action or make such improvements as the city engineer may determine necessary to prevent structural defects. (Ord. 346, 1975).
16.05.150 Street rights-of-way and improvement standards.
The council shall adopt by resolution such standards and rights-of-way requirements as may be required to orderly develop the city. (Ord. 346, 1975).
16.05.160 Street trees.
A. All trees conflicting with the grading, utilities or other improvements, or overhanging the sidewalk or pavement so as to form a nuisance or hazard, shall be removed, unless the street can be realigned to save such tree or such tree can be trimmed by a certified tree surgeon to eliminate such nuisance or hazard.
B. The subdivider shall be required to plant one tree per lot; in the case of back-up lots, the subdivider will be required to plant two trees, one to the front of the lot and one in the planting strip fronting the arterial street to the rear of the lot. (Ord. 346, 1975).