A. Purpose: This section establishes standards for the design and layout of subdivisions, and the design, construction, or installation of public improvements within subdivisions. The purpose of these standards is to ensure, through careful site evaluation and design, the creation of new usable parcels that are consistent with the general plan, any applicable community plan, and any applicable specific plan.
B. Applicability: Each subdivision shall be designed in compliance with the standards of this section, except where an exception is granted in compliance with section 9.90.100, "Exceptions To Subdivision Standards", of this article 6.
C. Roads And Streets: The layout, design, and construction of proposed roads and streets shall comply with the general plan, and adopted street standards.
1. Circulation Standards:
a. General Plan Consistency: The circulation design of all subdivisions shall be compatible and coordinate with the general plan (and any applicable community or specific plan) and the existing street and land use pattern in the surrounding area.
b. Part Width Highways And Alignments: Any part width highway lying along and adjacent to any boundary of a subdivision shall have a part width and alignment as will conform to the route lines shown in the circulation element covering the same portion of the subdivision.
c. Cul-De-Sacs: Cul-de-sac streets shall not exceed six hundred feet (600') in length, except as provided below, and shall terminate with a turnaround as specified in the adopted town road standards. The director may approve a cul-de-sac that exceeds six hundred feet (600') if the director first finds that the cul-de- sac will not be injurious to the public health, safety, and general welfare. Cul-de-sac lengths shall also be approved by the fire department.
d. Road Grades: Road grades shall not exceed twelve percent (12%) unless it can be demonstrated that a road grade in excess of twelve percent (12%) is necessary to accomplish the objectives of the general plan (and any applicable community or specific plan). In these circumstances, the director may approve a road grade not to exceed fourteen percent (14%) grade for a distance not to exceed five hundred feet (500') if a finding is first made, based upon the recommendations of the town engineer and the San Bernardino County fire department division chief that the roadway will not create an unacceptable hazardous risk to the public health, safety, or general welfare.
e. Subdivision Access: The subdivision and each of its phases shall have a minimum of two (2) points of vehicular ingress and egress from existing and surrounding streets, one of which may be for emergency use only. Where providing this access is physically impossible or a cul-de-sac is proposed, this requirement may be waived or modified.
f. Fire Department Requirements: Projects shall comply with all applicable fire department requirements.
2. Infrastructure Improvements: Infrastructure improvements shall be dedicated and constructed consistent with the requirements of chapter 9.30, "Dedications And Infrastructure Improvements", of this title.
D. Public Access To Public Resources: Each proposed subdivision shall be designed and constructed to provide public access to public trails, parks and other public resources in compliance with map act chapter 4, article 3.5, public access to public resources.
E. Parcel Design: The size, shape, and arrangement of proposed parcels shall comply with this section and with any general plan (and any applicable community or specific plan) policy, requirement, or other town code provision that applies to proposed subdivisions.
1. General Parcel Design Standards:
a. Each proposed parcel shall be determined by the review authority to be "buildable" because it contains at least one building site that can accommodate a structure in compliance with all applicable provisions of this development code.
b. No subdivision shall be designed to leave unsubdivided islands, strips or parcels, or property unsuitable for subdividing, which is not either accepted by the town or other appropriate entity for public use, or maintained, as common area within the development.
2. Parcel Area: Each proposed parcel shall comply with the minimum area requirements of the applicable land use zoning district established by article 2, "Zoning Districts And Development Standards", of this title, except as otherwise provided by this section.
a. Calculation Of Area: When calculating the area of a parcel to determine compliance with this section, this article 6 or the general plan (and any applicable community or specific plan), the following shall be deducted from the gross area of any parcel:
(1) A vehicular access easement through the parcel, unless there is alternative legal and physical access to the parcel for which the easement is granted;
(2) Any easement completely restricting or prohibiting any use of the property, for ingress, egress, landscaping, recreation, storage, etc.; or
(3) The "flagpole" (access strip) of a flag lot.
b. Minimum Parcel Area Requirements For Common Interest Projects: The minimum parcel area requirements of this development code or the minimum "buildable" parcel size shall not apply to condominiums, condominium conversions, and townhouses, but shall apply to the creation of the original parcel(s) that are the location of the condominium or townhouse.
3. Dimensions And Configuration: The dimensions of each new parcel shall comply with the requirements of the applicable land use zoning district established by article 2, "Zoning Districts And Development Standards", of this title, or as otherwise required by the review authority.
a. Side parcel lines shall be approximately normal to street lines.
b. Each parcel on a dead end street where the side lines converge from front to the rear of the parcel shall have an average width of not less than sixty feet (60'), or the width required by this development code, whichever is greater, measured along the front building setback line. Minimum lot width at the right of way line shall be thirty feet (30') for lots with average widths up to one hundred feet (100'). Lots with average widths of one hundred feet (100') or greater shall have minimum lot width at the right of way line of sixty feet (60').
c. Each parcel on a curved street where the side lines converge from the front to the rear of the parcel shall have an average width of not less than sixty feet (60'), or the width required by this development code, whichever is greater.
d. Double frontage parcels shall be discouraged except where essential to separate residential developments from major or secondary highways or due to topographical conditions. When double frontage parcels are allowed, vehicular access rights shall be relinquished to the town along the street designated by the director.
e. The director may require parcels larger than the above minimum sizes specified in multi-family residential, commercial, and industrial subdivisions. When parcels twice or more the required area or width are shown as part of a subdivision, the director may require the parcel(s) to be so established as to make practical a further division into allowable building sites, without injury to adjoining property.
f. In desert, hilly, or mountainous areas, the director may require parcels larger than required minimums. Larger parcels shall be required when it is deemed to be necessary in order to conform to the general plan or any applicable community or specific plan.
g. Flag lots shall be discouraged.
h. Modification of these parcel design standards may be allowed in compliance with:
(1) The parcel area regulations of article 2 of this title.
(2) The planned development standards and regulations of article 4 of this title.
i. This subsection does not apply to any parcel which the subdivider offers to dedicate to the town or any public agency or district.
j. When a land use zoning district classification line divides a parcel(s), the area and frontage requirements for the parcel(s) shall be those of the land use zoning district that requires the greater or most restrictive standards between the two (2) districts involved.
F. Energy Conservation: Each proposed subdivision shall be designed to provide maximum opportunities for energy conservation, including opportunities for passive or natural heating or cooling opportunities, in compliance with map act section 66473.1, as follows:
1. Street Layout: The streets proposed in a subdivision shall be planned in a primarily east-west orientation where feasible.
2. Parcel And Building Site Design: Proposed parcels shall be designed, where feasible, to provide building sites that allow the orientation of structures in east-west alignment for southern exposure.
G. Environmental Health: Lands to be subdivided for residential, park, playground, or land recreation purposes may be subject to environmental quality standards as established by ordinances and regulations of the different departments and agencies within the town.
H. Fire Protection:
1. Subdivision design shall provide for safe and ready access for fire and other emergency equipment and for routes of escape to safely handle evacuations.
2. The subdivision shall be served by water supplies for community fire protection in compliance with the standards established by the appropriate fire authority. (Ord. 242, 9-3-2013)