The General Plan provides for more flexible improvement standards for hillside developments which have an average lot size of 2.5 acres or greater. Developments that result in less than 2.5 acres per dwelling are labeled "urban fringe development." Conversely, developments that result in 2.5 acres or greater per dwelling unit shall be labeled "semirural developments." The average lot size per acre computation shall be based upon the development acreage directly used for residential purposes. Land dedicated for public or private open space use in cluster or conventional developments should not be counted in the 2.5 acre average lot size standard.
A. Urban Fringe Developments.
1. Generally, the street design standards for hillside developments on the valley floor fringe are comparable to the subdivision improvements within the typical urbanized portion of the community. However, because of varied topography, the right-of-way width and the improvement standards for roadway may vary to minimize degradation of the environment. Rights-of-way shall be of sufficient width to provide space for the road bed utilities and bicycle lanes and equestrian trails as designated by the General Plan.
The City shall maintain slope easements for all fill slopes. The right-of-way for a slope easement shall include an area ten feet below the toe of fill.
2. The minimum right-of-way width and street sections for various functional categories of roads are as follows:
a. Hillside collector right-of-way width shall be fifty feet with the pavement section to contain thirty feet with three feet of shoulders on each side.
b. Major roadways are roads that primarily serve development fronting on the road and serving greater than ten dwelling units. The right-of-way shall be forty feet and the pavement width shall be twenty-four feet with three feet of level shoulder space on each side.
c. Minor roadways and cul-de-sacs serving less than ten dwelling units shall be thirty feet with a twenty-foot pavement section with three feet of shoulder on each side.
d. Private drives may be employed where five or fewer residential lots are to be served. The minimum width for a private driveway serving five or fewer dwellings is eighteen feet with three feet of shoulder on either side, with the exception that a private driveway serving one dwelling may be twelve feet.
B. Semirural Development.
1. The street design standards for semirural development are designed to result in minimal disruption to the natural environment. The City Engineer shall have maximum flexibility to waive conventional street standards, as approved in each case by the City Council.
2. The minimum right-of-way width and street sections for various functional categories of roads are as follows:
a. Major roadways serving greater than ten dwelling units shall have a minimum traveled-way width of twenty-four feet. However, this may be reduced to avoid natural features such as topography, vegetation, etc.
b. Minor roadways and cul-de-sacs serving ten or fewer dwelling units shall have a minimum twenty feet in traveled-way width with lessening of that width permitted in consideration of natural features of the area.
c. Private roads serving five or fewer dwelling units shall have a minimum of eighteen feet in traveled-way width. Surface shall consist of a minimum of oil and screening and the slope shall not exceed fifteen percent. Grades exceeding fifteen percent and not greater than twenty percent for a maximum of three hundred feet shall have a minimum of asphalt or concrete surface.
d. Driveways serving individual dwelling units shall have a minimum of traveled-way width of twelve feet with passing turnouts as required.
Surface shall consist of a minimum of oil and screening and the slope shall not exceed fifteen percent. Grades exceeding fifteen percent and not greater than twenty percent for a maximum of three hundred feet shall have a minimum of asphalt or concrete surface.
C. Dead-end Streets. The number of dwelling units served by a cul-de-sac for an urban fringe or semirural development shall normally not exceed ten. The length shall not exceed eight hundred feet except where topographic conditions require use of longer cul-de-sacs.
In cases where the length of cul-de-sacs is greater than eight hundred feet, fire hydrants shall be placed every six hundred feet with a standard pullout located adjacent to each hydrant. A secondary means of access may be required where a dead-end street is longer than one thousand feet.
(Ord. 2085, § 2 (part), 2011; Ord. 1575, (part), 1991)