Chapter 24.32
SUBDIVISION STANDARDS
Sections:
24.32.010 Utilities and improvements generally.
24.32.020 Cement installations.
24.32.030 Subbase installations.
24.32.090 Water mains and fire hydrants.
24.32.100 Utility distribution facilities.
24.32.120 Drainage facilities.
24.32.130 New concepts in lot arrangement and transportation patterns.
23.32.140 Passive or natural heating or cooling.
24.32.010 Utilities and improvements generally.
Unless exempted under the provisions set forth elsewhere in this title, each subdivision shall provide for the installation of curbs and gutters, sidewalks, driveways, sanitary sewers, water mains, fire hydrants, street lights, street name signs, street trees, required easements, streets, survey monuments, and drainage facilities. [Ord. 19-014 § 11, 2019; Ord. 09-005 § 37, 2009; Ord. 879 N.S. § 4, 1976. Formerly 24.08.010].
24.32.020 Cement installations.
All installations of portland cement shall be made with Class B portland cement conforming to current standard specifications of the state of California, Department of Transportation. [Ord. 19-014 § 11, 2019; Ord. 09-005 § 37, 2009; Ord. 879 N.S. § 4, 1976. Formerly 24.08.020].
24.32.030 Subbase installations.
All installations of subbase shall conform to Class 1 subbases of the standard specifications of the state of California, Department of Transportation. [Ord. 19-014 § 11, 2019; Ord. 09-005 § 37, 2009; Ord. 879 N.S. § 4, 1976. Formerly 24.08.030].
24.32.040 Subgrade covering.
The prepared subgrade shall be covered with class “2” aggregate base material in accordance with standard specifications. The aggregate shall conform to the grading as specified for one-and-one-half-inch maximum aggregate or three-quarters inch in accordance with the standard specifications, including penetration treatment. Said aggregate base shall be a minimum of six inches thick unless engineering tests show a lesser thickness can be used. [Ord. 19-014 § 11, 2019; Ord. 09-005 § 37, 2009; Ord. 879 N.S. § 4, 1976. Formerly 24.08.040].
24.32.050 Base covering.
The base shall be covered with a two-inch thick (after compaction) plant-mix surfacing conforming to Type “B” three-quarter-inch thick maximum aggregate of the standard specifications of the state of California, Department of Transportation. [Ord. 19-014 § 11, 2019; Ord. 09-005 § 37, 2009; Ord. 879 N.S. § 4, 1976. Formerly 24.08.050].
24.32.060 Curbs and gutters.
Integral portland cement concrete curbs and gutters shall be required throughout. Vertical curbs six inches in height shall be used as per city requirements. Gutters should be at least 24 inches in width. Tops opposite curbs shall preferably be level at any station outside the intersection proper. Vertical curb and gutter shall conform to State Standard A2-6. [Ord. 19-014 § 11, 2019; Ord. 09-005 § 37, 2009; Ord. 879 N.S. § 4, 1976. Formerly 24.08.060].
24.32.070 Sidewalks.
Portland cement concrete sidewalks shall be required throughout with the following specifications:
(a) Thickness: four inches;
(b) Width: minimum of five feet not counting top of curb.
Sidewalks shall be located adjacent to the curbs on streets up to and including 50 feet in width. Streets wider than 50 feet shall have sidewalks placed either one foot from the property line or adjacent to the curb. Sidewalks wider than five feet may be required.
Trees located in the sidewalk area shall not be cut unless the provisions of PGMC Title 12, Trees and Vegetation, are complied with. Sidewalks may meander from the curbline in order to avoid trees. [Ord. 19-014 § 11, 2019; Ord. 09-005 § 37, 2009; Ord. 879 N.S. § 4, 1976. Formerly 24.08.070].
24.32.080 Driveways.
Portland cement concrete driveways or equivalent shall be required throughout with the following dimensions:
(a) Thickness: six inches;
(b) Width: 16 feet for a single driveway and 24 feet for a double driveway. The width dimension includes the curb taper at each end. The drive section shall slope from the bottom of the gutter which has a five-eighths-inch lip to the back edge of the sidewalk. [Ord. 19-014 § 11, 2019; Ord. 09-005 § 37, 2009; Ord. 879 N.S. § 4, 1976. Formerly 24.08.080].
24.32.090 Water mains and fire hydrants.
Water mains and fire hydrants shall be designed to provide at least minimum capacity at the fire hydrants as specified by the Insurance Services Office standards. [Ord. 19-014 § 11, 2019; Ord. 09-005 § 37, 2009; Ord. 879 N.S. § 4, 1976. Formerly 24.08.090].
24.32.100 Utility distribution facilities.
All utility distribution facilities, including but not limited to electric, communication, and cable television lines, installed in and for the purpose of supplying service to any subdivision, shall be placed underground, except the following may be permitted:
(a) Equipment appurtenant to underground facilities, such as surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets, and concealed ducts, shall be installed per utility standards.
(b) Approved poles supporting street lights only.
The subdivider is responsible for complying with the requirements of this section and shall make the necessary arrangements with the utility companies involved for the installation of said facilities. The planning commission may waive the requirements of this section if topographical, soil, or any other conditions make underground installation of said facilities unreasonable or impractical.
All underground utility installation under roadways shall be completed prior to the paving of the road unless otherwise permitted by the city engineer. [Ord. 19-014 § 11, 2019; Ord. 09-005 § 37, 2009; Ord. 879 N.S. § 4, 1976. Formerly 24.08.100].
24.32.110 Streets.
Minimum width of any street right-of-way shall be 50 feet. Cul-de-sacs shall terminate in a turnaround with a 40-foot radius. Wider right-of-way dedications may be required. The traveled way of streets shall be at least 36 feet between curb faces and shall be located in the center of the right-of-way.
All streets shall conform to standard specifications set forth in PGMC 24.32.020 through 24.32.050.
Streets shall not be required to any lot in the subdivision which shall have adequate access to an existing street, unless such access is required to be waived under PGMC 24.36.010. [Ord. 19-014 § 11, 2019; Ord. 09-005 § 37, 2009; Ord. 879 N.S. § 4, 1976. Formerly 24.08.110].
24.32.120 Drainage facilities.
Drainage facilities shall be designed in accordance with accepted engineering principles and located in public streets or easements. Drainage facilities shall be located in the street right-of-way where practical.
Drainage facilities and design criteria shall be approved by the city engineer. Upstream areas shall be considered as if fully developed. Downstream facilities shall be adequate or improved to accommodate the design flow.
Artificial and natural watercourses may be required to be placed in closed conduit. [Ord. 19-014 § 11, 2019; Ord. 09-005 § 37, 2009; Ord. 879 N.S. § 4, 1976. Formerly 24.08.120].
24.32.130 New concepts in lot arrangement and transportation patterns.
Where a subdivider signifies his or her intent to enhance the livability, convenience, and appearance of his or her proposed subdivision and the health, safety, or general welfare of the users of the subdivision by using new concepts in the arrangement of lots, transportation patterns, and by providing permanent open space in the proposed subdivision, and appropriate means of access to blocks, schools, shopping centers, and other uses which do not literally comply with the requirements of this title but which serve and implement the intent of this title, he or she may be permitted exceptions from the provisions of PGMC 24.08.070(c), (d), and 24.32.110, provided he or she complies with the following:
(a) The gross density of an area is not increased and the design has the approval of the planning commission and the city council, and each finds that the exceptions will:
(1) Produce a more desirable and livable community than would be effected by compliance with the excepted standards;
(2) Create better community environment through dedication of public areas, or setting out of scenic easement and open spaces.
(b) Where the map provides for a condominium or similar type of subdivision, a building permit may be issued and improvements may be allowed prior to the filing of the final map; provided, that no property be transferred and no occupancy certificate granted until said final map has been approved and filed with the county recorder.
(c) Exceptions in lot size may be authorized which do not result in an increase in density in the overall development.
(d) Where lot sizes are proposed to be reduced by use of common areas, dedication of open areas, or by agreement to give up development rights as a method of maintaining the density required for an area, the credit for such common areas, open areas dedicated, or development rights offered shall be based on the density permitted under the zoning district in which the offer is made or on the basis of the lot sizes required, whichever is more restrictive. [Ord. 19-014 § 11, 2019; Ord. 09-005 § 37, 2009; Ord. 879 N.S. § 4, 1976. Formerly 24.08.130].
24.32.140 Passive or natural heating or cooling.
The design of a subdivision for which a tentative map is required shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision.
Examples of passive or natural heating opportunities in subdivision design include design of lot size and configuration to permit orientation of a structure in an east-west alignment for southern exposure.
Examples of passive or natural cooling opportunities in subdivision design include design of lot size and configuration to permit orientation of a structure to take advantage of shade or prevailing breezes.
In providing for future passive or natural heating or cooling opportunities in the design of a subdivision, consideration shall be given to local climate, to contour, to configuration of the parcel to be divided, and to other design and improvement requirements, and that provision shall not result in reducing allowable densities or the percentage of a lot that may be occupied by a building or structure under applicable planning and zoning in effect at the time the tentative map is filed.
For the purposes of this section, “feasible” means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social and technological factors. [Ord. 19-014 § 11, 2019].