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HomeMy WebLinkAboutMINUTES - 09201994 - H.4 TO: BOARD OF SUPERVISORS FROM: Harvey Bragdon, Director, Community Development J. Michael Walford, Public Works Director DATE: September 20, 1994 SUBJECT: POLICY ON ACCESS STANDARDS FOR RURAL DEVELOPMENT SPECIFIC REQUEST(S)OR RECOMMENDATION(S)&BACKGROUND AND JUSTIFICATION I. Recommended Action: A. APPROVE in concept the following policy on access standards for rural development, PROVIDE staff with direction and any changes in this policy, REFER this policy to the planning commissions, building industry and engineering community for comment and bring the policy back for formal Board approval with any recommendations from the planning commissions, building industry and engineering community. B. DIRECT the Director of the Community Development Department and the Public Works Director to complete the policy sections on water supply and defensible space and to review the State Responsibility Area Fire Safe Regulations to ensure the elements of this policy and the County Ordinance Code satisfy the legal requirements of the Regulations and if there are any inconsistencies in the Ordinance Code and/or necessary revisions to the Ordinance Code, to bring them back to the Board for approval. C.' DIRECT the Director of the Community Development Department and Public Works Director to implement the intent of this policy on an interim basis until the final standards are formally adopted. II. Financial Impact: Staff time will be required to revise the Ordinance Code. Development costs in rural areas may increase, however, emergency response time will be reduced resulting in reduced property loss and fire fighting costs in the case of a fire, and improved medical services in the case of a medical emergency. Continued on Attachment: X SIGNATURE: _RECOMMENDATION OF COUNTY ADMINISTRATO _RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURE(S): ACTION OF BOARD ON Sept. 20, 1994 APPROVED AS RECOMMENDED_OTHER X The Board APPROVED Recommendations A and B above and REFERRED this policy to the Planning Commissions, building industry and engineering community for comment and to bring the policy back for formal Board approval with any recommendations from the various groups. VOTE OF SUPERVISORS UNANIMOUS(ABSENT �LT— ) AYES: NOES: ABSENT: ABSTAIN: 1 hereby certify that this,is a true and correct copy ut an action taken and entorcd on the minutes of the JMW:RMA:cl Board of Supervisop on1he d;te shown. OrlgDly.Public Works I �.GG J7 4— cc: Fire Districts ATTESTED: _� Transportation Engineering PHIL BATCHELOR,Clerk of the Board Community Development Department of Supervisors and County Administrator County Administrator's Office Building Inspection Department California Department of Forestry 8r ��,Deputy County counsel Canty Pla Yd g WMiSsion East Canty Pl rii ng Camrission San Ramcn Valley Area Playing Camassion RAIding Irdistry of Northern Calif. \ Ilsneering counnity via Public Works Policy on Access Standards for Rural Development Page -2- Ill. Reasons for Recommendations and Background: On December 17, 1991, the Board of Supervisors approved Resolution 91/824 in response to the "State Responsibility Area Fire Safe Regulations" (Title 14, Division 1.5, Chapter 7, Section 1270 of the California Code of Regulations). The State Responsibility Area (SRA) are those areas of the County served by the California Department of Forestry and roughly corresponds to the area outside the County's Urban Limit Line. Resolution 91/824 stated the Board's intent to develop standards in compliance with the SRA regulations. The SRA regulations provide minimum wild fire protection standards for new development in the State Responsibility Area of the County. Part of the regulations are directed at emergency and road access into remote and rural areas. It has also been recognized that the County Ordinance Code, Title 9, contains road standards for private roads that are inconsistent with Fire District Ordinances and the Fire Code. Over the past year staff from the Fire Districts, California Department of Forestry, and GMEDA staff, have met to develop road standards for private roads that will satisfy the safety, engineering and planning needs of all concerned. This policy will provide a consistent set of standards for development. These standards address the most critical aspect of the SRA regulations for wild fire protection; the access for development in rural areas. Other SRA requirements such as water supply, defensible space and access standards in urban areas will be brought to the Board at a later date. Staff is bringing this policy on rural access to the Board so the County can begin to implement measures for fire protection in the most critical areas of the County. The SRA regulations are an existing statutory requirement for development in the County. All of the elements of this policy are currently being recommended by the California Department of Forestry and the Fire Districts in their comments on current development applications. As a result, these standards are consistent with current practices. Adoption of the standards is consistent with the goals and policies of the safety and public facilities/services elements of the General Plan. IV. Consequences of Negative Action: The process to revise the Ordinance Code would not be initiated, nor the intent of Resolution 91/824 carried out. V. Exhibit A. POLICY ON PRIVATE RURAL ROAD DESIGN STANDARDS The following are proposed standards for rural private roads in Contra Costa County, that will meet the emergency access requirements of the Fire Code and "SRA Fire Safe Regulations." 1. Purpose The purpose of this policy is to establish design standards for private roads in the County's rural areas that will provide property owners with every day safe access to their property and provide adequate emergency access for medical and fire vehicles, and to implement the policies of the County General Plan. 2. Definition A private road is a road that has not been dedicated to the County, has not been accepted for maintenance by the County, or has been offered for dedication but not accepted by the County. A private road provides vehicular access to two or more parcels or to a single parcel with more than two dwelling units. Private rural roads Policy on Access Standards for Rural Development Page -3- are those private roads located outside the Urban Limit Line or within the State Responsibility Area (SRA) served by the California Department of Forestry (CDF). 3. Road Widths The private rural road shall be 20 feet wide and shall be centered in a 30 foot wide access easement. The width of roadway shall be measured normal to the centerline between the top face of the curb or edges of the pavement and shall not include roadside ditches. In addition to the 20-foot roadway, a minimum shoulder width of two feet shall be provided on each side of the road. A concrete curb or asphalt concrete dike may be substituted for the shoulder on one side of the road. Road Widths shall be widened to 28 feet at fire hydrant locations. The length of widened road section shall extend a minimum of 20 feet on each side of the fire hydrant, plus at least a 25 foot long taper at each end. 4. Road Grades The grade of a private rural road shall not exceed 16%. 5. Exceptions to Road Width and Road Grades Exceptions to the pavement width and maximum grade, because of topographical constraints in hillside areas, environmentally sensitive areas, heritage trees, or other physical constraints, shall be considered on the basis of relevant evidence submitted by the developer. The maximum grade of a road may be increased to 20%. The sections of roadway over 16% shall be limited to a length of 300 feet within each thousand foot length of roadway. Special pavement surfacing may be required on the steeper road sections. New development on existing private rural roads that are less than 20 feet in width should be discouraged unless safety or access improvements are provided. An exception to the pavement width and maximum grade may be granted by the hearing body of the Planning Agency, after review by the GMEDA, the Fire District, and the California Department of Forestry. GMEDA staff shall review the ultimate development potential of all the property served by the road in determining the proper width and grade of the road 6. Turnaround A turnaround will be required on all private roads in excess of 150 feet in length. The radius of the edge of pavement or face of curb for a cul de sac turnaround shall be 40 feet. Alternate turnaround provisions, such as a hammerhead or pikehead, may be approved if adequate paved area is provided to accommodate normal residential traffic and emergency response vehicles. A hammerhead type turnaround shall be a minimum of sixty feet across at the top. A pikehead type turnaround shall have a 40 foot extension, measured from the edge of pavement, in each direction. All radii on the hammerhead and pikehead type turnaround shall be 28 feet. The width of the turnaround shall be no less than the width of the road. 7. Roadway Surfacing All private roads, turnarounds, and turnouts shall be paved. An exception may be granted by the hearing body of the Planning Agency, after review by the Public Works Department and Fire District, providing the road serves an agricultural operation on property in an agriculturally zoned district and serves parcels that are 10 acres or larger in areas of Class 1 or Class 2 soils, or 20 acres or larger in non- Class 1 or Class 2 soil areas. In all cases, any portions of the private rural road that exceed 10% grade shall be paved. Portions of private roads that are not paved shall be an all weather surface designed to support a 40,000 pound fire apparatus having an axle loading of 25,000 pounds. An exception to the paving requirement may be approved for an existing unpaved road provided that safety or access Policy on Access Standards for Rural Development Page -4- improvements are constructed on the existing private road, such as turnouts, intersection improvements, sight distance improvements, road paving, etc. 8. Horizontal Curves Changes in direction of the private road shall be made with horizontal circular curves with the edges of the pavement parallel to, and equidistant from, the centerline of the easement. The minimum centerline radius shall be 60 feet. The minimum pavement width throughout the curve shall be increased to 24 feet for those curves with a radius less than 100 feet. 9. Vertical Curves The length of vertical curve shall be that which safely provides for a design speed of 15 mph, for private roads that will ultimately serve no more than ten parcels, and at least 20 MPH for private roads that will ultimately serve more than ten parcels but shall not be less than 100 feet. 10. Turnouts Turnouts shall be provided at locations determined by the Public Works Director, Fire District and the California Department of Forestry. Turnouts shall be 10 feet wide and 30 feet long with at least a 25 foot taper on each end. The width of the turnout may be reduced if the total width of the road and turnout is a minimum of 28 feet. 11. Si min Street signs shall be installed at the intersection of all streets whether public or private. The installation, size, color, reflectively, letter height and materials of private road signs shall be the same as public road signs. All private and public roads shall be identified by name through a consistent county-wide system of non- duplicated naming. All road signs shall be visible from both directions of vehicle travel for a distance of at least 100 feet. Other signing such as stop signs, weight limitation signs, one way road signs, etc., shall be installed as determined by the Fire District and the Public Works Department. All road signs shall be installed prior to the placement or installation of combustible construction materials on the site. 12. Dead End Roads Dead end roads and cul de sac roads shall be limited in length depending on the density of development. In areas zoned for parcel sizes less than one acre the maximum length is 800 feet. In areas zoned for parcel sizes from one acre to five acres, the maximum length is 1,320 feet. in areas zoned for parcel sizes from five acres to 20 acres, the maximum length is 2,640 feet. In areas zoned for parcel sizes of 20 acres and larger, the maximum length is 5,280 feet. The length is measured from the end of the dead end road to the point where the dead end road system intersects with a road that intersects the County road system in two or more places. A turnaround shall be installed at the end of each dead end road and at 1320-foot intervals. 13. Bridges Bridges on a private road shall be designed for an HS-20 loading. Bridge design shall not obstruct the flow of natural channels and creeks and shall be designed to pass the design flow plus freeboard. Bridges may need to be designed to allow the passage of wildlife. The location and design of the bridge and bridge abutments Policy on Access Standards for Rural Development Page -5- shall be based upon the stability of the creek banks. Bridges shall provide an unobstructed width no less than 20 feet for a two-way road and 12 feet for a one- way road. A sign shall be installed at each end of the bridge stating the weight limit and any height restrictions. 14. Vertical Clearance Private roads shall be designed to provide for a minimum vertical clearance of 13 feet six inches. B. RURAL GATE STANDARDS The width of gates at gated entrances shall be two feet wider than the width of the road, but shall not be less than 16 feet. All gated entrances shall be located at least 30 feet from the edge of the intersecting roadway. The design of the gate shall allow a fire engine to stop and open the gate without obstructing traffic on the intersecting roadway. If the gate is locked, a locking device approved by the Fire District shall be provided. If a one way road is gated, the radius of the returns at the intersection of the one way road with the two way road shall be 40 feet. C. RURAL DRIVEWAY DESIGN STANDARDS 1. Definition A driveway provides vehicular access to a single parcel that serves no more than two dwelling units. 2. General Requirements Driveways shall have a minimum width of 12 feet if the distance from the public or private road to the rear of the most remote dwelling unit is not more than 150 feet. If the distance from the public or private road to the rear of the most remote dwelling unit is more than 150 feet, then the minimum width of the driveway shall be 16 feet, and the design of the driveway horizontal and vertical curves, surfacing, and grade shall be the same as a private rural road. Driveways that are longer than 150 feet but shorter than 800 feet shall have a turnout constructed at its midpoint. Driveways that are longer than 800 feet in length shall have turnouts at 400 foot intervals. All driveways longer than 150 feet shall have a turnaround constructed to within 50 feet of each dwelling unit. 3. Brid es Driveway bridges shall be designed to the same standards as a private road bridge, except the width may be reduced to the width of the driveway. 4. Si nin Each driveway shall have an address placed at the driveway entrance where it intersects with the road. The address shall be visible from both directions of travel along the road. Driveways that serve more than one address shall have all the addresses mounted on a single post where the driveway intersects the road. 5. Vertical Clearance Driveways shall be constructed to provide for a minimum vertical clearance of 15 feet. Policy on Access Standards for Rural Development Page -6- D. PUBLIC ROAD STANDARDS Public road standards exceed the SRA requirements except for the radius of the a cul-de- sac. The radius of all public road cul-de-sacs should be increased from 35 feet to 40 feet to not only meet the SRA regulations, but to provide adequate room for the Fire Districts to turn around in the suburban and urban cul-de-sacs. E. RURAL WATER SUPPLY STANDARDS - (to be determined at a later date) F. RURAL DEFENSIBLE SPACE STANDARDS - (to be determined at a later date) G. STRUCTURE SET BACK: - (to be determined at a later date) H. FIRE RESISTANT AND DROUGHT RESISTANT LANDSCAPING STANDARDS (to be determined at a later date) PRIVATE RURAL ROAD ACCESS STANDARDS L SUMMARY OF ISSUES RELATED TO REVISING THE DESIGN STANDARDS ► Provide adequate access to fight wild land fires ► Required by SRA regulations and Board Resolution 91/824 ► Provide safe and adequate access for emergency vehicles, service vehicles, and property owners ► Potential increase in grading ► Potential increase in access construction costs II. RELATED ISSUESICOMPONENTS TO CONSIDER ► Should these standards also apply to open space areas within the Urban Limit Line? ► It may be more appropriate to use "significant sized trees or significant grouping of trees" rather than "heritage trees" as a design constraint for granting an exception to the road standards. III. SUMMAR Y OF CRITICAL DESIGN COMPONENTS DESIGN STANDARD CURRENT ORDINANCE CODE RECOMMENDED REQUIREMENT RE UMEMENT Minimum Road Width 16 feet 20 feet (exceptions for reduced width allowed) Surface paved paved (exceptions routinely allowed for large acreage parcels) (exceptions allowed in agricultural areas) Maximum Grades 20'/o 16% (exceptions up to 20'/0 allowed) Horizontal Curve 25 feet 60 feet Vertical Curves 50 feet 100 feet Cul De Sac Radius 35 feet 40 feet g:twoiWdescomp.t9