All subdivisions and subdivision amendments shall comply with the standards of this section. This section shall be administered by the transportation director unless otherwise indicated.
A. The subdivision design shall conform to the pattern of major street as designated in the general plan or on the major street plan map of the city transportation master plan. Whenever a subdivision fronts on a street so designated or contains within the boundaries of the proposed subdivision a public street identified in the general plan, that street shall be platted and dedicated by the subdivider in the location and width so indicated.
B. The street pattern in the subdivision shall be in general conformity with a plan for the most advantageous development of adjoining areas and the entire neighborhood or district. The following principles shall be observed:
1. Where appropriate to the design and terrain, proposed streets shall be continuous and in alignment with existing planned or platted streets, or, if offset, streets shall be offset a minimum of 100' between centerlines of intersecting that are 50' or less in width and a minimum of 400' between centerlines of intersecting streets that are wider than 50 feet;
2. Where streets extend to the boundary of the property, resulting in dead end streets may be approved with a temporary turnaround of a minimum 45' radius. In all other cases, a permanent turnaround shall conform to specifications in Subsection G, "Turnaround", of this section or have a design otherwise approved by the transportation division;
3. Proposed streets shall intersect one another as nearly at right angles as topography and other limiting factors of good design permit. "T" intersections rather than "cross" intersections shall be used wherever possible for local streets; and
C. The proposed subdivision shall include street connections to any streets that abut, are adjacent to, or terminate at the subdivision site. The proposed development shall also include street connections in the direction of all existing or planned streets adjacent to the development site as identified in the adopted general plan. Exceptions to this requirement include situations where the street connection would alter a drainage channel, natural feature, steep slope, utility easement that prohibits such a connection, or other legally existing restriction on the land that would prohibit the street connection.
D. The proposed subdivision shall include streets that extend to the boundary of the subdivision and undeveloped or partially developed land that is adjacent to the subdivision. The streets shall be in locations that will enable adjoining properties to connect to the proposed subdivision street system when the streets are public. Exceptions to this requirement include situations where the adjacent land is separated from the development site by a drainage channel, natural feature, steep slope, utility easement that prohibits such a connection, or other legally existing restriction on the land that would prohibit the future development of the land.
E. The subdivider shall dedicate or grant an easement for pedestrian and bicycle infrastructure through the subdivision and connecting to similar infrastructure as required by this section:
1. When in a right of way that is to be dedicated as part of the subdivision, the pedestrian and bicycle infrastructure shall comply with the adopted general plan related to pedestrian and bicycle infrastructure;
2. When the general plan identifies a trailhead or connects to a trail on land that is within the proposed boundaries of the subdivision;
3. When the general plan identifies public pedestrian or bicycle infrastructure abutting the proposed subdivision and connections to the pedestrian or bicycle infrastructure within the boundaries of the proposed subdivision are necessary to complete the pedestrian and bicycle infrastructure;
4. When existing trails, sidewalks, walkways, bike path, or other infrastructure is located on land that is adjacent to the boundary of the proposed subdivision;
5. When required by Chapter 14.06 of this code; and
6. Any required pedestrian and bicycle infrastructure required by this section shall be the minimum width necessary to provide the connection. The connection may be in the form of a dedication of land on the plat or as a public access easement. The area of the dedication or easement shall count towards the minimum lot areas of the adjacent lots as determined by the subdivider.
F. Cul-De-Sacs: Cul-de-sacs are prohibited in new subdivisions or when new streets are proposed as part of a subdivision amendment except as provided in this section.
1. Physical conditions are present that prohibits development of a connecting street. A physical condition includes slopes over thirty (30) degrees, the presence of a river, stream, wetland, or other body of water, upland wildlife habitat area, the boundary of an Open Space, Natural Open Space, or Foothill Protection zoning district, or other land identified in Subsection C.1. If this condition is present, the subdivider may be required to provide a public access easement through the cul-de-sac to any public land where one of the physical conditions identified in this section exist;
2. The land adjacent to the subdivision is already developed in a manner that makes it impracticable to connect the proposed subdivision to the existing streets; or
3. When required by the applicable fire code.
G. Turnaround: If allowed cul-de-sacs in residential zoning districts should be no longer than 400' (measured from centerline of intersecting street to radius point of turnaround) and shall have a minimum of 45' curb radius. Cul-de-sacs in all other zoning districts should be no longer than 650' and should have a minimum of 60' curb radius. Other cul-de-sac lengths or turnaround configurations may be approved by the fire department and the transportation director. (Ord. 73-23, 2023)