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A. The subdivision shall be consistent in concept, alignment and level of improvement with the Circulation Element of the General Plan, and any applicable specific plan, as well as any street connection policy. Where necessary to ensure traffic safety and ease of circulation, off- and on-site traffic control devices and improvements, such as signing, striping, signalization, traffic islands, channelization, access limits and provisions, turn lanes, etc., shall be required. On-site parking shall be required to meet zoning regulations.

B. Circulation design shall promote a grid street system, and curvilinear and cul-de-sac streets shall be generally discouraged.

C. Satisfactory access to the subdivision and to each lot shall be provided by public streets meeting all applicable standard specifications. Subdivisions with streets longer than 500 feet may be required to provide multiple access. Access shall be deemed satisfactory only if it will allow reasonable ingress and egress for emergency vehicles. Private streets shall not normally be permitted. However, in the event a public street is not necessary for future street connections, a private street may be permitted upon a finding by the City Council that a private street is justified because of the topography or other natural features of the land or because of limitations imposed by adjacent developed property. In such case the subdivider shall be required to provide a feasible method for maintenance of, and parking enforcement on, such private street(s), which shall be subject to the approval of the City Engineer and City Attorney.

D. Street design shall take into consideration the use of provisions which discourage fast, through traffic on neighborhood connector and local streets; however, traffic measures which restrict traffic at the expense of the overall interconnectedness and coherence of the City should be avoided. Measures which should be considered include, but are not limited to, the following: appropriate street width; use of median islands; use of traffic circles, bulbouts and textured crosswalks at intersections; alleys.

E. All streets shall be designed and constructed to ensure the public health, safety and welfare, and to meet the relevant standards set forth in the City of Sebastopol Standard Details and Standard Specifications and Fire Department specifications. In addition:

1. Where a subdivision abuts upon an arterial or congestion management plan segment as identified in the transportation chapter of the General Plan, the City Engineer may require parallel service roads and may limit the right of access to the street or highways.

2. The frontage of each lot shall be improved to its ultimate geometric section to the centerline of the street, including street structure section, curbs, sidewalks, driveway approaches and transitions. Where necessary to provide adequate circulation and safety, two-way traffic flow shall be provided by sufficient pavement construction beyond the centerline of the street.

3. All streets shall, as far as practicable, be in alignment with existing and adjacent streets by continuation of centerlines, or by adjustment by curves, and shall be in general conformity with the plans made for the most advantageous development of the area in which the subdivision lies. Streets shall be required to intersect one another at an angle as near to a right angle as is practicable in each specific case. Where a street joins acreage, provision may be required for adequate street access thereto.

F. Pedestrian, equestrian and bike paths may be required to provide access to schools, parks, streams and rivers and other public areas, to conform to the General Plan or to assure the public health, safety and welfare.

G. All street names and numbers shall be approved by the Fire Chief and the City Engineer. Duplication of existing names shall not be allowed. Streets obviously in alignment with existing streets shall have the same name. Street name signs of an approved type shall be located at all street intersections. Additional regulatory, warning and guide signs shall be installed as required by the City Traffic Engineer.

H. Unless waived by the Planning Director and the City Engineer, a landscape plan for the public right-of-way, including street trees of an approved type, shall be submitted by the subdivider for the approval of the Planning Director.

I. All streets shall have street lights installed according to specifications and a plan approved by City Engineer.

J. Driveways shall be designed and improved in such a way as to preserve the public health, safety and welfare considering such factors as terrain, grade lengths, etc.

K. Bridges shall be designed and constructed to meet the weight and width requirements of the Public Works and Fire Department standards, and applicable Caltrans standards.

L. Provision shall be made for any and all railroad crossings necessary to provide access to or circulations within the proposed subdivision, including the preparation of all documents necessary for application to the State Public Utilities Planning Commission for the establishment of a public crossing. All costs necessitated by the establishment and improvement of such crossings shall be borne by the subdivider.

M. Alleys may be provided, but when provided shall be a minimum of 20 feet in width and not more than 25 feet in width, graded and paved according to standards set by the City Engineer.

N. When the City Engineer determines it is necessary to give access to or permit a satisfactory future subdivision of adjoining land, streets shall extend to the boundary of the property and the resulting dead-end streets may be approved without a turn-around.

O. Whenever an arterial road or State highway intersects any other street or highway, the property lines at each corner shall be rounded with a curve having a radius of not less than 30 feet. On all other street intersections, the property line at each block corner shall be rounded with a curve having a radius of not less than 20 feet. In either case, a greater radius may be required if streets intersect other than at right angles.

P. The centerline curve radius on all streets and highways shall conform to accepted engineering standards of design and shall be subject to approval by the City Engineer.

Q. No street or highway within any subdivision shall have a grade of more than seven percent unless because of topographical conditions or other exceptional conditions the City Engineer determines that a grade in excess of seven percent is necessary.

R. Cul-de-sac streets shall not normally be permitted, but where the City Council determines such streets to be acceptable, they shall have a turn-around with a minimum radius of 46 feet, with a minimum roadway radius of 40 feet. The maximum length of a cul-de-sac street shall be 400 feet from its intersection with the centerline of a non-cul-de-sac street to the center of the turn-around, unless it can be satisfactorily demonstrated that a cul-de-sac street in excess of such length is the only method of developing the property for the use for which it is zoned.

S. Reserve strips or remainders controlling access to public ways will not be approved unless the City Engineer determines such strips are necessary for the protection of the public welfare or of substantial property rights, or both, and in no case except in which the control and disposal of the land comprising such strips is placed within the jurisdiction of the City under conditions approved by the City Council.

T. Streets and highways shall not be of less width than those set forth hereunder, except where it can be shown by the subdivider to the satisfaction of the City Council that the topography, street design or the small number of lots served and the probable future traffic are such as to justify a narrower width. Increased widths may be required due to topographical constraints or street design, or where streets are to serve nonresidential property, or where existing or probable future traffic conditions warrant such.

1. Arterial, minimum right-of-way, 64 feet; minimum curb-to-curb, 40 feet.

2. Collector, minimum right-of-way, 60 feet; minimum curb-to-curb, 36 feet.

3. Local street, minimum right-of-way, 44 feet; minimum curb-to-curb, 32 feet. Local streets may achieve the minimum curb-to-curb width only if (a) permitted speeds do not exceed 25 miles per hour; (b) average daily traffic will not exceed 1,000 vehicles per day; (c) intersection spacing will not exceed 1,200 feet; (d) the street will have a relatively straight alignment; and (e) access will be provided from at least two directions (no cul-de-sacs).

U. Driveways. The number and dimensions of driveways shall be consistent with the requirements of SMC Title 17, Zoning.

V. Pedestrian Ways.

1. Pedestrian ways of not more than 20 feet in width nor less than 10 feet in width may be required through the middle of blocks 900 or more feet in length, or to connect cul-de-sacs or to provide access to playgrounds, schools, parks, transportation, open space, shopping centers, or similar community facilities.

2. Required pedestrian ways shall be graded and paved to a width of not less than eight feet provided the remaining area is landscaped.

W. Sidewalks.

1. All subdivisions shall have sidewalks with a minimum width of five feet on both sides of the streets, except that sidewalks of greater width may be required in commercial areas, and where deletions are approved in industrial subdivisions and along major streets and highways or in semi-rural, low-density areas as determined by the City Council, or where cross-slopes in residential subdivisions exceed 20 percent and in the opinion of the City Council the requirement of sidewalks would cause excessive cuts or fill, except that in such instances a sidewalk of minimum width as set by the City Engineer shall be required on one side of the street in all cases. In semi-rural, low-density areas asphalt paths may be used when required and approved by the City Council as an alternative to concrete sidewalks.

2. At least one street tree for every parcel, or one street tree for every 40 feet of street frontage, whichever is greater, shall be provided for each lot. Street trees shall be of a size and type approved by the City Engineer and shall be installed and maintained pursuant to specifications of the City Engineer, not less than 10 feet from the inside edge of the sidewalk.

3. Sidewalks, when required, shall be constructed to standards set by the City Engineer.