The design of any subdivision including a parcel map shall conform to the standards contained in this chapter. (Ord. 5009 § 35 (part), 1993: prior code § 28-56)

A. Frontage on more than one street will not be permitted except on corner lots unless necessary because of topographic conditions.

B. All lots shall front on a dedicated public street or private street. (Ord. 5009 § 35 (part), 1993: prior code § 28-56.1)

Not more than three contiguous flag lot stems shall be permitted. The number of contiguous flag lot stems shall be determined at the street frontage. The stem of a flag lot which is not contiguous to the stem of another flag lot shall have a minimum width of twenty feet for the entire length of the stem; the stems of two flag lots which are contiguous shall have a minimum width of fifteen feet each for the entire length of each stem; the stems of three flag lots which are contiguous shall have a minimum width of ten feet each for the entire length of each stem. (Ord. 5246 § 3, 2000: Ord. 5009 § 35 (part), 1993: prior code § 28-57)

A. All existing streets shall be continued as required by the commission or council.

B. Street extensions shall be required to adjacent unsubdivided property where, in the opinion of the commission or council, they are necessary. Such street extension, however, shall be provided with a temporary turnaround to facilitate traffic movement.

C. Where proposed streets indicate an extension of an existing street, they shall be at least as wide as the existing street at the point of junction.

D. Streets shall intersect at right angles. Radius of curvature where the side lines of streets intersect shall be a minimum of fifteen feet. An optional method of diagonal cutoff may be used provided the dimensions thereof do not reduce visibility, sidewalk width or curve radius obtained by the above-specified radii. The commission or council may approve streets intersecting at an angle other than ninety degrees when such streets have sufficient radius or cutoff to provide the same results as the traffic movement, visibility and designs provided by the foregoing.

E. Through-street intersections shall be at right angles to each other; provided, however, cul-de-sac through-street "T" intersections may be permitted where the angle of intersection is no less than seventy degrees for a distance of twenty-five feet back from the extended through-street curb line if the cul-de-sac street serves less than two hundred fifty dwelling units.

F. Intersections of streets forming a "T" or three separate routes of travel may be located closer than one hundred fifty feet to another street intersection where such streets are cul-de-sac only and not through streets.

G. All arterial and collector streets shall have a tangent distance of not less than one hundred feet between reverse curves.

H. The maximum distance, as measured along the centerline(s) of one street or a network of streets, consisting of the shortest route between the terminus of a street and a street intersection which provides a choice of two directions of travel to exit the general neighborhood shall be two thousand six hundred feet. (Ord. 5009 § 35 (part), 1993: prior code § 28-58)

Diagrams illustrating standards for street widths and improvements including limiting dimensions, when approved by the planning commission and adopted by the council, shall be considered to be illustrative of this section and adopted as part of this title. The diagrams attached to the ordinance codified in this title as "Exhibit 1" and incorporated herewith and made a part hereof as Exhibits 16.20.050A-16.20.050D are to be used as standards for the type of streets therein designated. (Ord. 5009 § 35 (part), 1993: prior code § 28-59)

Whenever street improvements are provided on the basis of minimum requirements as set forth in the street diagrams, the subdivider shall construct parking bays located within the public right-of-way for the purpose of meeting the following criteria:

A. Local Street, Mountainous

Roadway	Number of Spaces
22 or 24 ft.	1 space per dwelling
30 ft.	1/2 space per dwelling*
34 or 36 ft.	none

B. Collector/Secondary Street, Mountainous.

Roadway	Number of Spaces
24 ft.	1 space per dwelling
30 ft.	1/2 space per dwelling*
38 ft.	none

*Note: Guest parking not required when dwelling units located on one side of street only.

(Ord. 5009 § 35 (part), 1993: prior code § 28-60)

A. The minimum centerline curve radius on streets shall be as follows:

1. Major streets - five hundred feet;

2. Secondary/collector street - one hundred fifty feet;

3. Local street serving more than one hundred dwelling units - one hundred fifty feet;

4. Local street serving one hundred or fewer dwelling units - one hundred feet.

B. The above curve radius standards may be reduced through the use of superelevation design provided at least an equivalent safety margin including but not limited to sight distance is provided to the satisfaction of the director of public works. (Ord. 5009 § 35 (part), 1993: prior code § 28-61)

The maximum grades on streets as measured along the centerline, shall be as follows:

A. Major street - seven percent;

B. Collector/secondary street - ten percent;

C. Local street designed for twenty-five miles-per-hour and more than five hundred vehicles per day - twelve percent;

D. Local street designed for twenty miles-per-hour and five hundred or less vehicles per day - fifteen percent;

E. The maximum grade permitted on curves with a radius of less than one hundred feet shall not exceed five percent;

Exhibit 16.20.050A

Exhibit 16.20.050B

Exhibit 16.20.050C

Exhibit 16.20.050D

F. Notwithstanding the provisions of this section, no street shall have a grade of less than two percent, except where the natural terrain of the proposed development is less than two percent in cross fall. (Ord. 5009 § 35 (part), 1993: prior code § 28-62)

All streets shown in the circulation element of the general plan shall conform to such plan as to alignment and width including required improvement thereof. (Ord. 5009 § 35 (part), 1993: prior code § 28-63)

A. The commission and the council may approve undedicated private streets which may be physically closed to the public for public traffic and are posted as a private street. Such private street shall be shown on the subdivision map.

B. A plan and profile of any such private street as provided by this title must be submitted with the final subdivision map. Such private street shall be improved with paving on a grade not to exceed fifteen percent and need not fully meet city standards for public streets. Such private street shall be used for free and unimpeded access by emergency vehicles and persons or vehicles to perform public service functions including, but not limited to, refuse collection, utility installation and repair. An adequate easement shall be furnished covering the aforesaid activities. If the council finds that such private street would not serve the public interest or welfare or give adequate access, it may reject the map unless the subdivider offers to dedicate and improve such way as a public street. (Ord. 5009 § 35 (part), 1993: prior code § 28-64)

A. Each highway, street or way shown on the final map, which is to be dedicated and which is a continuation of or is in the line of prolongation of any existing dedicated highway, street or way, shall be given the same name as such existing highway, street or way of which the same is a continuation or prolongation. The proposed name of every other highway, street or way shown on the map shall be submitted to the director of planning for his or her approval and if such name is not a duplication of nor so nearly the same as to cause confusion with the name of any existing highway, street or way located in the city, such name so submitted will be approved by him or her; provided that when any such highway, street or way forms a portion of any other highway, street or way proposed, by order of the council, to be surveyed, opened, widened or improved, and in such order a name therefor has been designated, the name of such highway, street or way shown on such final map shall be the same as the name designated in such order.

B. If any such proposed name consists of a number, the number shall be spelled out in full and each compound word thereof shall be hyphenated.

C. The words "avenue," "boulevard," "place" or other designation for any such highway, street or way may be abbreviated.

D. The name of each newly dedicated portion of any highway, street or way shall be shown in or arrowed in such newly dedicated portion which shall be given the same name as the existing portion.

E. For legibility and safety of street signs, the director of planning shall, in approving any street name, limit the number of letters so as not to exceed fifteen. (Ord. 5009 § 35 (part), 1993: prior code § 28-65)

Areas included within land described as mountainous terrain shall receive special attention under the subdivision regulations of this title in order to promote and guard the health, safety and general welfare, and to protect natural beauty and economic advantages related to the hillside living environment. In carrying out the general purposes, the following shall be complied with:

A. All subdivisions, including parcel maps, shall comply with the intent and purpose of the hillside design guidelines adopted by the council.

B. Grading shall comply with the standards of Chapter 15.12 of this code.

C. Natural hillsides, stream channels, habitat areas and vegetation shall be retained wherever possible in order to prevent erosion and preserve beauty. Terrain modification shall attempt to minimize disruption of the existing natural features of a site. Limited pad areas shall be provided to allow for necessary pedestrian and vehicular access areas, garages and possible base areas for houses which conform to code standards. Larger pad areas may be provided if excessive grading can be avoided and not done exclusively to provide areas for flat-land style development.

D. The architecture of all buildings and structures shall be designed to fit into hillside terrain. (Ord. 5009 § 35 (part), 1993: prior code § 28-66)

The maximum allowable overall density for any residential subdivision, including parcel map, shall be as specified by the general plan and density standards of the specific zones specified in Title 30 of this code. (Ord. 5009 § 35 (part), 1993: prior code § 28-67)

All lots located in mountainous terrain shall have a minimum lot area of not less than twelve thousand square feet, except as otherwise provided in Title 30 of this code. (Ord. 5263 § 1, 2000: Ord. 5009 § 35 (part), 1993: prior code § 28-68)

All lots located in mountainous terrain, except flag lots and those lots located adjacent to the bulb at the terminus of a cul-de-sac street, shall have a minimum lot width of one hundred feet. Lots located at the terminus of a cul-de-sac street shall have a minimum width of eighty feet as measured along the street setback line. (Ord. 5009 § 35 (part), 1993: prior code § 28-69)

Property lines should generally be established at the top of a slope rather than at midway point or at the bottom of a slope. In areas where development rights are proposed to be limited and maintenance of slopes proposed to be the responsibility of a homeowners association, property lines may be established on slope areas. In general, property lines should be established in a logical manner which considers such factors as topography; proposed driveway locations; proposed wall or fence locations; existing and proposed building locations; existing. and proposed drainage facilities; street access; and future property maintenance. (Ord. 5009 § 35 (part), 1993: prior code § 28-70)

In all subdivisions the layout of streets, alleys, lots and easements shall be such as to provide for sanitary sewers and storm drainage in a manner conforming to city specifications. When construction is considered necessary to care for such flow, such construction shall be installed or guaranteed by an improvement security bond in a sum satisfactory to the city attorney and an amount satisfactory to the city engineer. When, in the opinion of the city engineer, off-site construction is considered necessary to care for such flow, the subdivider may be required to contribute a portion of the cost for said construction in the amount and manner as outlined in Section 66483 of the Government Code, as a condition of approval of the subdivision. Subdivisions, including parcel maps, shall be designed to avoid drainage problems downslope of the subdivision site such as debris flow, constant running water, or creation of new springs which affect existing development. (Ord. 5009 § 35 (part), 1993: prior code § 28-71)

The subdivider may be required to submit to the city engineer a drainage plan satisfying the requirements of Section 66483 of the Government Code, in a form suitable to be adopted by reference by ordinance to satisfy the provisions of said section. (Ord. 5009 § 35 (part), 1993: prior code § 28-72)

The soil conditions in any proposed subdivision shall be analyzed by a recognized testing laboratory approved by the city engineer and the results thereof shall be submitted to him or her. The city engineer shall instruct the testing laboratory as to location and number of soil tests required and the laboratory's report shall contain recommendations for pavement design and safe soil-bearing values for footings, etc. If the city engineer has professional reasons to believe that the report is inadequate or incomplete, the city engineer may reject any recommendation of the laboratory subject to further study or test. All costs in connection with the soil test shall be borne by the subdivider. (Ord. 5009 § 35 (part), 1993: prior code § 28-73)

Water systems shall be designed to provide a sufficient amount of water to meet the fire fighting requirements of the area involved as well as domestic water source. The fire chief shall review location for proposed fire hydrant systems and they shall be in conformance with the National Board of Fire Underwriters Standards. (Ord. 5009 §35 (part), 1993: prior code § 28-74)

In areas where there will be a potential fire hazard, easy, unobstructed access for maintenance purposes and fire equipment shall be provided. The fire chief shall recommend to the commission and/or council the location of fire road easements and firebreaks when needed. In the design of the subdivision it may be necessary to provide for greenbelt and/or vegetation management zones through portions of the site. Greenbelt zones are generally described as irrigated areas containing introduced plant materials. Vegetation management zones are generally described as areas containing thinned-out native plant materials which are usually not irrigated. Easement areas or open space lots may be used, whichever the planning commission or city council determines to be most appropriate for fire safety purposes. (Ord. 5009 § 35 (part), 1993: prior code § 28-75)

A. All single-family subdivisions granted tentative approval after April 16, 1993 shall comply with the following standards in the design and placement of neighborhood box units (NBU's) for mail delivery by the United States Postal Service:

1. Distance from Intersection. The neighborhood box unit shall be a minimum distance of thirty feet from any intersection to ensure unimpaired sight distance and the neighborhood box unit shall be situated on the approach to an intersection where feasible.

2. Location. The neighborhood box unit shall be along the route of travel to the residences served in order to avoid unnecessary travel and turning movements.

3. Nondisruptive Location. The neighborhood box unit shall be located in a manner that its use by residents will not adversely impact adjoining homes either through headlight glare, reduced availability of parking, or other impacts, and shall be screened through the use of shrubbery or elevational differences to provide for buffering of adjoining residences.

4. Number. The number of mailboxes contained in a neighborhood box unit shall be between four and sixteen as determined by the postmaster in order to provide for close, convenient and accessible service to residents, including the handicapped.

5. Lighting. Lighting shall be provided either thorough the use of appropriately placed streetlights or through specially designed lighting to provide security to the neighborhood box units, safety of the residents using such facilities, and with the objective of reducing glare on the adjoining properties.

6. Aesthetics. All units shall be aesthetically attractive and shall use stone, rock, decorative masonry or other materials to blend with the architectural character of the homes in the vicinity.

B. Plans and profiles in conformance with subsection A of this section shall be prepared by a licensed landscape architect and/or licensed architect and shall be submitted for the approval of the director of public works, director of planning and postmaster prior to issuance of any permits for development of the subdivision.

C. All single-family subdivisions granted tentative approval prior to December 16, 1982 shall provide an individual curbside mailbox for each lot pursuant to plans and specifications on file in the office of the city engineer, except where the director of public works, director of planning and postmaster deem a four-box neighborhood box unit to be appropriate. In such circumstances, the neighborhood box unit shall be located along the property line of two center lots and shall serve four contiguous lots. Such neighborhood box unit shall be authorized only where the neighborhood box unit will be conveniently accessible by foot travel from the lots served.

D. All neighborhood box units shall be provided, installed and maintained by the United States Postal Service. Approved architectural refinements of subsection (A)(6) of this section shall be installed by the subdivision developer at the developer's expense, but shall be maintained by the Postal Service thereafter. (Ord. 5009 § 35 (part), 1993: prior code § 28-76)

The design of the subdivision shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities. Consideration shall be given to contour of the land, to configuration of the property to be divided, to design of lot size and configuration to permit orientation of a structure in an east-west alignment for southern exposure and to take advantage of shade or prevailing breezes. (Ord. 5009 § 35 (part), 1993: prior code § 28-77)

A. The standards prescribed by this title for subdivision shall apply to parcel maps under this title except as may be stated otherwise. The proposed lots shall be of such width, area and design as the planning commission or, on appeal, council finds to be necessary to preserve the purpose and intent of this title and of Title 30 of this code, and to comply with the general plan. The area, width and design of such lots shall be determined by the average size and dimensions of lots within the same zone and general plan designation within a distance of five hundred feet of any point on the exterior boundaries of the property proposed to be divided. Any lot having an area of one acre or more and which contains no dwelling or other building shall not be included in determining the average size and dimension of lots for the purpose of this section.

B. The planning commission or, on appeal, council may make exceptions to such standards upon finding all of the following:

1. That the strict application of any standard prescribed by this title would result in practical difficulties or unnecessary hardship inconsistent with the general purpose and intent of this title;

2. That there are exceptional circumstances or conditions applicable to the property involved or to the intended use or development of the property in the city being subdivided or resubdivided;

3. That the granting of the exception will not be materially detrimental to the public welfare nor injurious to the property or improvements in the immediate vicinity;

4. That the granting of the exception will not be contrary to the objectives of this title.

C. Additional requirements shall be imposed by the planning commission or council when it determines that such requirements are necessary to preserve the purpose and intent of this title, the general plan, and of Title 30 of this code; to conform to the character of improvements and lot design of the neighborhood within five hundred feet of the parcel split; and for the improvement of public and private streets, highways, ways or easements as may be necessary for traffic, drainage and sanitary needs; and for the construction of reasonable off-site and on-site improvements for the parcels being created. The planning commission may require dedications or an offer of dedication either by certificate on the parcel map or by separate instrument for street opening or widening or easements and, if made by separate instrument, such dedications shall be recorded prior to or concurrently with the filing of the final parcel map for record and a reference thereto shall appear on the final parcel map set forth in Section 16.16.070 of this title. Requirements for construction of off-site and on-site improvements shall be noticed by certificate on the final parcel map or by separate instrument. Any separate instrument shall be recorded concurrently with or prior to the parcel map being filed for record and a reference to the separate instrument shall appear on the final parcel map as set forth in Section 16.16.070 of this title.

D. Such improvements as are required shall be installed to the satisfaction of the city engineer or to the satisfaction of the director of public service as to water facilities, electrical facilities and street lighting. The improvements which may be required are grading, the installation of curbs, gutters, sidewalks, streetlights, street trees, sewers, drainage facilities, water facilities and fire hydrants, electrical facilities and roadway surfacing in or upon existing streets or alleys and on land or easements being dedicated. In addition, however, the city engineer may also require such other incidental improvements as are essential to the proper installation of the required street or alley improvements. Fulfillment of construction requirements shall be required at such time as a permit or other grant of approval for development of the parcel is issued or under the terms of an agreement between the subdivider and the city, provided, however, that in the absence of such agreement, said construction may be required within a reasonable time after parcel map approval and prior to issuance of a permit or other grant of approval for development of a parcel when the city engineer determines that said construction is necessary for reasons of the public health, safety, or is a necessary prerequisite to the orderly development of the surrounding area. (Ord. 5303 § 1, 2002: Ord. 5009 § 35 (part), 1993: prior code § 28-78)

A. In addition to the provisions herein, the commission and the council may impose such other and further conditions in the approval of a tentative map as may be deemed to be required by the particular circumstances of the application, the topography, design and improvement of such tract, and the health, safety and general welfare of the contiguous or adjacent areas that may be adversely affected thereby.

B. At any time prior to the implementation of a final map these conditions of approval may be amended, deleted or added upon after application by the subdivider or owner(s) of the subject property after a public hearing has been conducted and upon finding justification that circumstances warrant such change(s). The public hearing(s) shall be subject to the same process and public notice as the tentative tract or tentative parcel map process. (Ord. 5009 § 35 (part), 1993: prior code § 28-79)