A. Street Standards Committee. There is hereby created a Street Standards Committee (Committee) to be composed of the Director of Planning, as Chair, the City Engineer and the General Manager of the Department of Transportation, or their designees.
This Committee shall:
1. Recommend to the Commission minimum width and improvement standards for all classes of public and private streets and alleys. The Commission shall adopt such minimum width and improvement standards as it determines are necessary for the safe and adequate movement of pedestrians, bicyclists, transit service and vehicular traffic, the increased retention and detention of stormwater, the installation of necessary utilities and for reasonable and proper access to abutting properties. Such standards shall not be applicable to any street or alley for which the City Council, by ordinance, adopts specific standards.
2. Modify the Complete Street Design Guide (CSDG) on an as-needed basis to align the CSDG with current and innovative street design practice.
B. Adoption of Standards. A public hearing shall be conducted by the Commission prior to the approval of any change in the standards, pursuant to the procedures in Sec. 13B.1.5. (Policy Action) of Chapter 1A
of this Code.
C. Conformance to General Plan. Each Tentative Map shall be designed in compliance with the zoning applying to the property or approved by the City Council for change or shall be subject to a condition requiring compliance with such zoning prior to the recordation of the final map.
In addition, where a Tentative Map involves land for which a General Plan including dwelling unit densities has been adopted by the Council, and said land is also in an “H” Hillside or Mountainous Area established by Article 2 (Specific Planning – Zoning Comprehensive Zoning Plan) of this Chapter, the number of lots on said map shall be limited so that the number of dwelling units permitted by the applicable zoning regulations shall not substantially exceed the dwelling unit densities shown on said plan.
Each Tentative Map shall substantially conform to all other elements of the General Plan. In computing the number of dwelling units, only the area being designated for residential use and land that is being dedicated for public uses shall be considered, excepting, however, land set aside for street purposes, or land required to be dedicated for park and recreation purposes pursuant to Ordinance 141,422. However, in the Greater Downtown Housing Incentive Area, the area used for computing the allowable floor area of a residential (including Apartment Hotel or mixed-use) building shall be the lot area including any land to be set aside for street purposes.
In Hillside Grading Areas, as defined in Section 17.05 (Definitions) of this Article, which are designated in the Minimum Density housing category by the applicable element of the General Plan adopted by the City Council, the dwelling unit density shall not exceed that allowed by the following formula:
D | = | 50 - S |
35
|
Where: D = the maximum number of dwelling units per gross acre allowable, and
S = the average natural slope of the land in percent.
Where the total allowable number of dwelling units per parcel map or tentative tract map calculated under the above formulas results in a number other than a whole number, it shall be rounded to the nearest whole number as follows: where the fractional portion of the total allowable number of dwelling units equals .5 or more, the total number of allowable dwelling units shall be rounded to the next larger whole number; where the fractional portion of the total allowable number of dwelling units equals less than .5, the total number of allowable dwelling units shall be rounded to the next smaller whole number.
In no case shall the permitted density be less than 0.05 dwelling units per gross acre. Where the total allowable number of dwelling units per tentative tract map calculated under the above formula results in a number less than one, it shall be rounded up to allow one dwelling unit per tentative tract map. Where previous grading on a site makes it difficult to determine average natural slope using the above formula, the Director of Planning shall determine the average natural slope in a manner to carry out the purpose and intent of this Subsection.
D. Streets.
1. Right-of-Way and Roadway Widths. All streets and alleys shall be designed to conform with the Commission’s adopted standards. The requirements and exceptions set forth in Section 12.37 (Highway and Collector Street Dedication and Improvement), however, shall apply.
2. Street Grades. Grades of all streets shall be as flat as consistent with adequate surface drainage requirements and the approved development of the proposed subdivision. The minimum grade permitted shall be four-tenths of one percent, except in extremely flat areas where a grade of two-tenths of one percent may be used. The maximum grade permitted for major and secondary highways shall be six percent, except where a grade not to exceed ten percent will eliminate excessive curvature, fill or excavation. The maximum grade permitted for collector streets shall be ten percent and for local streets shall be 15 percent. Variations from these requirements may be granted by the Advisory Agency upon recommendation by the City Engineer in individual cases in accordance with the provisions of Section 17.11.
Changes in grade greater than four-tenths of one percent shall be connected by vertical curves. The length of vertical curves shall conform to standards for sight distance and riding qualities established by the City Engineer.
3. Future Streets. In the event certain streets or alleys in a subdivision are to be reserved for future public use and they have been approved as to location and width, they shall be indicated on the Final Map and offered for dedication as future streets or future alleys. Certificates providing that the City may accept the offer to dedicate such easement at any time shall be shown on the Final Map.
4. Corner Cut-Off. At all block corners the property line shall be rounded. On all major and secondary highways, the corner shall have a 20-foot radius curve and on all other streets, a 15-foot radius curve; provided, however, that where commercial development is permitted, a diagonal cutoff of 15-feet × 15-feet in lieu of a 20-foot radius curve and a 10-foot × 10-foot cutoff in lieu of a 15-foot radius curve may be used. In industrial zones the curves shall have a minimum radius of at least 40 feet.
5. Curves – Horizontal. The center line radii of curves shall be as large as possible, consistent with conditions. All curves shall have sufficient length to avoid the appearance of an angle point. Reversing curves shall be connected by tangents of length approved by the City Engineer as sufficient to safely reverse the unbalanced centrifugal force. In any case, horizontal curves shall have the following minimum center line radii:
Major and Secondary Highways 1,000 feet
Collector Streets 500 feet
Local Streets, Not Hillside 300 feet
Local Streets, Hillside Area 125 feet
6. Intersections. Street intersections shall be at as near to a right angle as possible. No jogs shall be allowed in the continuity of an arterial street. Jogs in a non-arterial street where crossing an arterial street shall be held to a minimum. Multiple intersections of more than four approaches should be avoided. In hillside areas special conditions may be required.
7. Cul-de-sac Streets. Cul-de-sac streets should be avoided except in locations where physical constraints prohibit the continuation of the street (such as where a river or railroad infrastructure is present) or where made necessary by historical development patterns. Where cul-de-sac streets are approved, they shall be terminated by a turning area conforming to the latest standards approved by the Commission. Where feasible, existing cul-de-sacs should be modified and new cul-de-sacs should be designed to include a passageway for bicycles and pedestrians to access the surrounding area.
8. General. All streets within and/or immediately adjacent to the subdivision shall be improved with curbs and gutters, unless not required by the Advisory Agency upon recommendation of the City Engineer.
Streets within and/or immediately adjacent to the subdivision shall be improved with sidewalks, except that in mountainous, hillside or rural areas, sidewalks may be omitted or may be provided on only one side of the street with the approval of the Advisory Agency.
E. Alleys.
1. Alleys shall be not less than 20 feet in width. Alleys serving industrial zones shall be 30 feet wide, unless otherwise approved by the Advisory Agency. All dead-end alleys shall be constructed with adequate turning areas. Whenever practicable, alleys shall be required at the rear of all lots that are in residential zones and that front an arterial street. Alleys may also be required at the rear of lots in commercial and industrial zones.
2. Alley Intersections. Where two alleys intersect, a triangular corner cut-off of not less than 10 feet along each alley line shall be provided.
F. Pedestrian Walks. If the Advisory Agency determines that inner-block pedestrian walks are necessary for the public health, safety or welfare, they shall be dedicated to a width of not less than 12 feet. The Advisory Agency, however, shall only impose such a dedication requirement after finding that the dedication bears an essential nexus and rough proportionality to a project impact.
G. Blocks. Blocks in residentially and industrially zoned areas shall not exceed 1,700 feet in length, except in hilly areas. Commercial blocks shall not exceed 800 feet in length except in locations where the prevailing block length (within 1/2 mile) is less than 800 feet. In such instance, the new block shall not exceed the average prevailing block length.
H. Lot Size. Every lot shall have a minimum width and area to comply with the requirements as specified in Article 2 (Specific Planning – Zoning Comprehensive Zoning Plan) of this Chapter for the zone in which the lot is located, provided, however, that every lot located in a “C” Commercial Zone and for which no minimum width is specified in said article shall have a minimum width of 40 feet. All lots in a residential planned development shall comply with the standard residential conditions of Sec. 13.04 (“RPD” Residential Planned Development Districts) of this Code, and the conditions of approval of the development.
1. When the Advisory Agency determines that traffic access, topography, and drainage conditions will safely allow lot averaging, and when the subdivider has demonstrated to the satisfaction of the Advisory Agency in a written report that such averaging is consistent with proper subdivision design, and in addition will produce, one or more of the following benefits: require less grading than would a subdivision of conventional design not utilizing lot averaging; result in improved lot design; or produce other environmental benefits; the Advisory agency may permit the width and area of not more than 20 percent of the lots in a subdivision located in the “H” Hillside or Mountainous Area to be reduced as specified below, provided that the average area of all lots in said subdivision is not less than the following requirements:
[LOT AREA IN SQUARE FEET]
[Zone] | Minimum to Which Lot Width May Be Reduced | Minimum to Which Area May Be Reduced | Average Requirement |
RA-H | 63 feet | 14,000 | 17,500 |
RE40-H | No Reduction | 32,000 | 40,000 |
RE20-H | 72 feet | 16,000 | 20,000 |
RE15-H | 72 feet | 12,000 | 15,000 |
RE11-H | 63 feet | 8,800 | 11,000 |
RE9-H | 60 feet | 7,200 | 9,000 |
In computing such average, that portion of any lot exceeding 150 percent of the average requirement shall not be included, provided however, that in the RA Zone the maximum area of any lot that may be used in computing the average shall be 24,500 square feet.
In a tract wherein one or more lots have less than the average requirement for the zone, no lot shall be rearranged or divided unless: (1) the average requirement for the original Final Map is maintained, and (2) such rearrangement or division is accomplished by recording a new Final Map or a Parcel Map, or by securing determination that said proposed rearrangement or division is exempt from the Parcel Map procedure as provided for in Section 17.50 B.3.(c) (Parcel Maps General Provisions; Scope).
2. Where it finds it necessary in order to promote the general welfare, the Advisory Agency may require that lots which are contiguous or nearby to existing lots on the same street may be increased in size so as to be compatible with the size of such existing lots. However, in no case may the Advisory Agency require such lots to contain an area of over 50 percent more than that required by the applicable provisions of Article 2 (Specific Planning – Zoning Comprehensive Zoning Plan) of this Chapter.
3. Property in commercial or industrial zones need not be divided into more than one lot where such property is to be operated as a unit.
4. Each portion of the lot which is platted so as to be divided by a City or County boundary line shall be given a separate letter or number on the recorded tract map.
5. The side lines of lots shall be approximately at right angles to the streets, or radial to the street on curved streets, except where topography or other conditions make this impracticable.
6. Where it finds that there will be no material increase in the dwelling unit density permitted by the zone, and that the public health, safety or welfare and good subdivision design would be promoted by the dedication of public streets to a width in excess of the approved standards provided for in this section, or the dedication of service roads, or the dedication or reservation of land for public parks, public uses or other open areas, the Advisory Agency may permit the required area of one or more of the lots in a subdivision in an RA, RE, or RS Zone to be reduced to the extent of such dedication or reservation. Provided however, that in no event shall such a reduction exceed 15%; and, no lot in a RA-H or RE-H Zone shall be permitted to be reduced below the minimum area specified therefor in Subdivision 1. of this Subsection.
7. Where the Advisory Agency finds the project is consistent with the dwelling unit density permitted by the General Plan, and that the public health, safety or welfare and good subdivision design will be promoted by the preservation of protected trees, the Advisory Agency may permit the required area of one or more of the lots in a subdivision in an “RA”, “RE”, “RS” or “R1" Zone to be reduced by an amount sufficient to provide for protected tree preservation in accordance with Subsection P. (Protected Tree Regulations) of this Section. Provided, however, that in no event shall the reduction exceed 50 percent of the required lot area; no “RA” or “RE” lot shall be reduced below 50 feet in width; no “RS” or “R1" lot shall be reduced below 40 feet in width; and no lot in a designated “K” Horsekeeping District shall be reduced below 17,500 square feet.
8. Notwithstanding any other provision of this Chapter, where the Advisory Agency finds that there will be no increase in density and that the density provisions of the General Plan will not be exceeded, it may approve subdivisions in the R2, RD, R3, R4 and R5 zones, meeting the requirements of Section 12.22 C.25. (Exceptions; Area; Zero Side and Rear Yard Development in Multiple Residential Zones) of this Chapter. The minimum lot area of lots in any such subdivision shall be 2,500 square feet.
9. In calculating the density of a subdivision proposed to be developed with residences permitted by Sections 12.08.3 B.1. (RZ Residential Zero Side Yard Zone; Use) and 12.22 C.25. (Exceptions; Area; Zero Side and Rear Yard Development in Multiple Residential Zones) of this Chapter, the area contained within public streets shall be deducted from the gross area of the subdivision; however, the area contained within private streets, public alleys and driveways shall not be deducted from the gross area of the subdivision.
10. In calculating the allowable floor area of a subdivision proposed to be developed as a residential (including Apartment Hotel or mixed use) building in the Greater Downtown Housing Incentive Area, any land required to be dedicated for street purposes shall be included as part of the lot area of the subdivision.
I. Easements. Easements for public utilities, water system, sewers, street lights, storm drains or flood control channels, and slope rights shall be provided wherever determined necessary by the Advisory Agency upon recommendations of the City Engineer.
Wherever it is determined that future easements are necessary, a certificate shall be placed on the Final Map indicating that the City may accept such easements at any time.
J. Hillside Grading Areas. Design requirements for subdivisions in Hillside Grading Areas shall meet the grading standards established by the Board of Public Work and the grading regulations established by Article 1 (Building Code) of Chapter 9 (Building Regulations) of this Code. Such requirements may also include providing soil reports prepared by a Registered Civil Engineer specializing in Soil Mechanics and/or reports on geological investigations.
K. Problem Areas. Areas designated by resolution of the Board of Public Works as problem areas shall not be subdivided except when approved by the Advisory Agency upon recommendation of the Superintendent of Building and the City Engineer.
L. Grading Plans. The Advisory Agency may require a proposed grading plan with the Tentative Map of any subdivision. Upon recommendation of the Superintendent of Building or the City Engineer, or where it appears that cuts and fills will occur in the grading of the property which may be contrary to the objectives of this Article, the Advisory Agency shall require the subdivider to submit grading plans for all or part of the tract before action on the Tentative Map will be taken. Any grading plan submitted shall contain thereon a statement of the quantities (in cubic yards) of cut and fill and quantities of export or import material involved. If the amount of earth material to be imported to or exported from a subdivision site is 1,000 cubic yards or more, statements of the following shall also be included: the proposed borrow or disposal site; the proposed haul route; the total gross weight with load of the proposed haul vehicles; as well as other pertinent data which the Advisory Agency may require.
Failure to furnish such a grading plan (where necessary to complete the investigation of the Tentative Map within the time specified in the written notice requesting its submission) shall be cause for the disapproval of the Tentative Map unless an extension of the time for acting on said map is mutually agreed upon between the subdivider and the Advisory Agency.
If changes in the design of the lots or street system can be made to correct the conditions set forth in Subsection J. of this section, either by increased lot sizes or changes in grades, such modifications shall be made.
M. Storm Drains. Storm drains shall be designed in conformance with standards approved by the City Engineer. Storm drain facilities to intercept and convey all runoff to a suitable point of disposal shall be required when runoff from the entire area tributary to and including the subdivision exceeds the limiting depth of street flow as determined by the City Engineer. These storm drain requirements shall also include the following:
1. In areas without sumps, storm drains shall be designed to remove all runoff from a storm of 10-year frequency.
2. In sump areas, storm drains shall be designed to remove all runoff from a storm of 50-year frequency.
3. Storm drains shall be of sufficient capacity in all cases to prevent flooding of building sites from a storm of 50-year frequency.
4. On sidehill streets, the maximum depth of water as determined by the City Engineer shall be based on a storm of 50-year frequency.
N. Installation of Utilities. Utility lines, including but not limited to those required for electricity, communication, street lighting and cable television services necessary for the general use of the lot owners in the subdivision, shall be installed or guaranteed to be installed in the same manner as other required improvements.
In all portions of a Tract Map area classified in the A, R or C zones, all such utility lines shall be installed underground, provided, however, that incidental, appurtenant equipment such as transformers, terminal boxes and meter cabinets may be placed above ground but shall conform with regard to placement and height with those standards adopted by the Commission as it determines are necessary to safeguard the public against hazards created by said equipment and to further the purposes of this article. The Subdivision Committee shall make its report and recommendation of the Commission prior to the adoption of said standards.
The subdivider shall make the necessary Cost and other arrangements for such underground installation and for relocation of existing facilities with each of the persons, firms, or corporations furnishing utility services involved.
O. Sites for Models. Not more than 15% of the lots and in no case more than 20 lots at any one time in a subdivision may be designated as sites for the construction of models, and, with respect to multiple unit structures, not more than 15% of the units and in no case more than 20 units at any one time in a proposed building designated as a model site, may be designated as models.
Each of the sites shall be located in a manner as to not adversely affect existing developed residential properties. Further, each of the sites shall be easily accessible and provision for the accessibility shall be assured at the time that the tentative map is conditionally approved.
P. Park and Recreation Sites. Park and recreation sites to serve the future inhabitants of each new subdivision shall be provided and located in conformance with the standards contained in the Recreation Element of the General Plan.
Q. Where Subdivision Includes Land Within Drainage District. Whenever a Subdivision or a portion thereof includes land which is within a Local Drainage District, the provisions and requirements of the ordinance establishing such District shall be complied with.
R. Protected Tree Regulations. No protected tree may be relocated or removed except as provided in this Article or Article 6 (Preservation of Protected Trees) of Chapter 4 (Public Welfare) of this Code. The term “removed” or “removal” shall include any act that will cause a protected tree to die, including but not limited to acts that inflict damage upon the root system or other parts of the tree by fire, application of toxic substances, operation of equipment or machinery, or by changing the natural grade of land by excavation or filling the drip line area around the trunk.
1. Required Determinations. Subject to historical preservation requirements set forth in Subdivision 3. of this Subsection, when a protected tree exists within a proposed subdivision, the tree may be relocated or removed if the Advisory Agency, in consultation with the City’s Chief Forester, determines the existence of either (a) or (b) below:
(a) There has been prior applicable government action in which:
(i) The removal of the tree had been approved by the Advisory Agency; or
(ii) The property upon which the protected tree is located has been the subject of a determination by the City Planning Commission, the City Council, a Zoning Administrator, or an Area Planning Commission, the appeal period established by this Code with respect to the determination has expired, the determination is still in effect, and pursuant to the determination, the protected tree’s removal would be permissible; or
(iii) A building permit has been issued for the property upon which the protected tree is located, the permit is still in effect, and the removal or relocation is not prohibited by the permit.
(b) The removal of the protected tree would not result in an undesirable, irreversible soil erosion through diversion or increased flow of surface waters that cannot be mitigated to the satisfaction of the City’s Chief Forester, and the physical condition or location of the tree is such that:
(i) Its continued presence in its existing location prevents the reasonable development of the property; or
(ii) According to a report required pursuant to Section 17.06 C. (Protected Tree Report for Tentative Tract Maps), acceptable to the Advisory Agency and prepared by a tree expert, there is a substantial decline from a condition of normal health and vigor of the tree, and its restoration through appropriate and economically reasonable preservation procedures and practices is not advisable; or
(iii) It is in danger of falling due to an existing and irreversible condition.
(iv) Its continued presence at its existing location interferes with proposed utility services or roadways within or without the subject property, and the only reasonable alternative to the interference is the removal of the tree; or
(v) It has no apparent aesthetic value, which will contribute to the appearance and design of the proposed subdivision; or it is not located with reference to other trees or monuments in such a way as to acquire a distinctive significance at the location.
2. Supplemental Authority. In the event the Advisory Agency, in consultation with the City’s Chief Forester, determines pursuant to Subdivision 1.(b) above, that a protected tree may be removed or relocated, the Advisory Agency may:
(a) Require relocation elsewhere on the same property where a protected tree has been approved for removal, and where the relocation is economically reasonable and favorable to the survival of the tree. Relocation to a site other than upon the same property may be permitted where there is no available or appropriate location on the property and the owner of the proposed off-site relocation site consents to the placement of a tree. In the event of relocation, the Advisory Agency may designate measures to be taken to mitigate adverse effects on the tree.
(b) Permit protected trees of a lesser size, or trees of a different species, to be planted as replacement trees for protected trees permitted by this Code to be removed or relocated, if replacement trees required pursuant to this Code are not available. In that event, the Advisory Agency may require a greater number of replacement trees.
3. Historical Monuments. The Advisory Agency, except as to Subdivision 1.(b)(iii) above, shall require retention of a protected tree at its existing location, if the tree is officially designated as an Historical Monument or as part of an Historic Preservation Overlay Zone.
4. Requirements. In the event the Advisory Agency, in consultation with the City’s Chief Forester, determines pursuant to Subdivision 1.(b) above that a protected tree may be removed or relocated, the Advisory Agency shall require that:
(a) The protected tree is replaced within the property by at least two trees of a protected variety included within the definition set forth in Section 17.02 (Definitions) of this Article, except where the protected tree is relocated pursuant to Subdivision 2.(a) above. The size of each replacement tree shall be a 15-gallon, or larger, specimen, measuring one inch or more in diameter at a point one foot above the base, and not less than seven feet in height, measured from the base. The size and number of replacement trees shall approximate the value of the tree to be replaced.
(b) The subdivider record those covenants and agreements approved by the Advisory Agency necessary to assure compliance with conditions imposed by the Advisory Agency and to assure protected tree preservation.
(c) The subdivider provide protected tree maintenance information to purchasers of lots within the proposed subdivision.
(d) The subdivider post a bond or other assurance acceptable to the City Engineer to guarantee the survival of trees required to be replaced or permitted or required to be relocated, in a manner to assure the existence of continuously living trees at the approved replacement or relocation site for three years from the date that the trees are replaced or relocated. The City Engineer shall use the provisions of Section 17.08 G. (Improvements; Guarantees) of this Article as its procedural guide in satisfaction of the bond requirements and processing. Any bond required shall be in a sum estimated by the City Engineer to be equal to the dollar value of the replacement tree or of the tree that is to be relocated. In determining value for these purposes, the City Engineer shall consult with the Advisory Agency, the City’s Chief Forester, the evaluation of trees guidelines approved and adopted for professional planters by the International Society of Arboriculture, the American Society of Consulting Arborists, the National Arborists Association and the American Association of Nurserymen, and other available, local information or guidelines.
5. Grading. The Advisory Agency is authorized to prohibit grading or other construction activity within the drip line of a protected tree.
S. Mulholland Scenic Parkway. Notwithstanding the street standards adopted by the City Planning Commission pursuant to this section, the width and improvement standards for the Mulholland Scenic Parkway shall be substantially as follows: two travel lanes, one in each direction, each 15 feet wide; passing lane segments and turn pockets where necessary to facilitate movement of traffic; substantial conformance to existing roadway alignment; no median strip except to facilitate turning movements; hard surfaced shoulders but with a natural look, separated from the roadway by a painted line where the shoulder is utilized for bikeway purposes; minimum street and driveway access to the Parkway; reasonable protection of a scenic corridor 500 feet more or less, depending on topography, from each side of the existing right-of-way, to preserve the scenic quality and for the development of parks, vista points, parking facilities, and continuous bicycle, equestrian and hiking trails; all utilities to be underground; all necessary signs and road related fixtures to be of a special design to blend with the scenic character of the Parkway; grading to be kept to an absolute minimum; all necessary grading to be gently contoured and fully landscaped with fire-resistant plants to present a natural appearance.
It shall be the duty of the Advisory Agency to interpret and apply these standards in conformance with the spirit and intent of the Report of the Citizens’ Advisory Committee on the Mulholland Scenic Parkway as adopted as City policy by the City Council on March 26, 1973, under Council File No. 70-5000, or with such Parkway plans as may subsequently be adopted.
Said standards are applicable to any subdivision or parcel map within 500 feet of the right-of-way of Mulholland Drive between the Hollywood Freeway on the west and Mulholland Highway on the west and along Mulholland Highway to the southerly city boundary, as shown on the City Engineer’s official cadastral or district maps.
T. Valley Circle Boulevard – Plummer Street Scenic Corridor. Notwithstanding the street standards adopted by the City Planning Commission pursuant to this section, the width and improvement standards for Valley Circle Boulevard from Roscoe Boulevard to Plummer Street and for Plummer Street from Valley Circle Boulevard to Topanga Canyon Boulevard shall be substantially as follows:
1. Two travel lanes, one in each direction;
2. Left turn pockets as needed;
3. 48 feet of paved roadway, including 2-foot wide concrete gutters and curbs;
4. No continuous raised median strip;
5. Wide shoulders to accommodate recreation trails;
6. Minimum street and driveway access to the roadway;
7. All utilities to be underground;
8. Lighting only at intersections and parking areas, and kept to a minimum useful Intensity;
9. Fire Hydrants and light standards located away from the roadway for increased safety;
10. Picnic areas, drinking fountains, restrooms facilities, watering troughs, hitching rails and simple shade structures provided at suitable locations;
11. The general design and development of the roadway, trails, turnouts, and all appurtenant fixtures, facilities and amenities to be rustic, natural and in keeping with the scenic character of the corridor;
12. Reasonable protection of a scenic corridor, 1,500 feet more or less depending on topography, from each side of the existing rights-of-way, to preserve the scenic quality, protect long-distance views, and for the development of parks, vista points, parking facilities, and continuous trails;
13. Specific dimension standards for a 100-foot- wide right-of-way, the preferred width, shall be a 14-foot-wide two-way bicycle path, a hiking trail meandering in a 10-foot-wide landscaped parkway, a 16-foot-wide equestrian trail bordered by bolted wood fences and a 12-foot-wide parkway on the opposite side of the roadway;
14. The dimension standards for an 86-foot- wide right-of-way shall be a 12-foot-wide two-way bicycle path, hiking trail meandering in an 8-foot-wide landscaped parkway, a 12-foot-wide equestrian trail bordered by bolted wood fences and a 6-foot-wide parkway on the opposite side of the roadway;
15. Trails to be built prior to or concurrently with the roadway, and to have suitable crossings and access to areas of interest;
16. Attractively designed masonry walls and/or screening landscaping along the edges of private developments adjacent to the scenic corridor;
17. Maximum preservation of natural terrain and vegetation;
18. Grading to be kept to an absolute minimum; all necessary grading to be gently contoured and fully landscaped with native, low-water-need, fire-resistant plants to present a natural appearance;
19. All buildings in the corridor to be placed so as to preserve a clear line of sight from the roadway to the visible mountain crest;
20. Off-site advertising signs to be prohibited within the corridor;
21. On-site advertising, traffic, informational and regulatory signs to be kept to a minimum number and size, and to be of special rustic design.
It shall be the duty of the Advisory Agency to interpret and apply these standards in conformance with the spirit and intent of the Valley Circle Boulevard Plummer Street Scenic Corridor Study adopted as City policy by the City Council on March 28, 1977, under Council File No. 77-82, or with such parkway plans as may subsequently be adopted.
The standards stated herein are applicable to any subdivision or parcel map within 1500 feet of the right-of- way of Valley Circle Boulevard from Roscoe Boulevard to Plummer Street and of Plummer Street from Valley Circle Boulevard to Topanga Canyon Boulevard as shown on the City Engineer’s official cadastral or district maps.
U. Preliminary Soils Report. A preliminary soils report, prepared by a civil engineer registered in California, and based upon adequate test borings is required with the Tentative Map of any subdivision. Provided that the Advisory Agency may waive the preliminary soils report upon its determination that no preliminary analysis is necessary due to its knowledge of the soils qualities of the soils of the subdivision.
If the preliminary soils report indicates the presence of critically expansive soils or other soils problems which, if not corrected, would lead to structural defects, a soils investigation of each lot in the subdivision may be required. Such soils investigation shall be done by a civil engineer registered in California, who shall recommend the corrective action which is likely to prevent structural damage to each structure proposed to be constructed in the area where such soils problem exists. The Advisory Agency may approve the subdivision or a portion thereof where such soils problems exist if it determines that the recommended corrective action is likely to prevent structural damage to each structure to be constructed, and as a condition to the issuance of any building permit may require that the approved recommended action be incorporated in the construction of each structure.