§ 17.52

All subdivisions and tentative maps thereof, must conform to the City General Plan, Zoning Code, and any applicable specific plans and to all applicable planning, zoning, design, improvement and environmental requirements. Unless otherwise specified, design requirements and improvement requirements may be modified or waived only by the City Council.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

All residential, commercial and industrial lots shall have direct access to public streets except where private street, common driveway or other access easement rights are specifically approved by the Director (or designee) and the City Engineer and made a matter of record in the San Bernardino County Recorder's office. The access easement shall be reserved on the map in perpetuity for the benefit of the effected parcel(s).

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

17.52.030 - Flag lots.

A.

Flag lots may be approved only where there is no reasonable alternative available to develop the interior portions of excessively deep parcels or where required by unusual physical constraints. For the purposes of this Chapter the development standards for flag lots shall be as follows:

1.

The body of the lot meets the lot area, width and depth requirements of the zone district. (For purposes of this Section, the "body" of the lot shall mean the portion of the lot containing the developable area, exclusive of the narrow portion of the lot intended for access purposes.)

2.

The handle portion of the lot shall be a minimum of 20 feet in width and not more than 120 feet in length. (For purposes of this Section, the "handle" portion of the lot shall mean the narrow portion of the lot intended for access purposes.)

3.

The lot width means the horizontal distance between the side lot lines measured at right angles across the mean depth of the building pad area measured between the front and rear of the building pad.

4.

The building line means a line parallel with the street, independent of the handle.

5.

The front yard means a yard extending across the full width of the lot as measured from the building line.

6.

The area of the corridor shall not count in computing lot area for purposes of ascertaining compliance with the provisions of the Zoning Code.

7.

The address of the flag lot shall be clearly visible from the street.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

The street layout of a proposed subdivision shall be consistent with all street right-of-way designations shown on the circulation element of the City General Plan or applicable specific plans at the time the tentative map is approved. For alignments not shown on the circulation element of the General Plan, the City Engineer shall approve alignments which are consistent with the General Plan or applicable specific plan.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

The City may require as a condition of approval of a tentative map that dedications or offers of dedication of streets include a waiver of direct access rights to any such street from any property within or abutting the subdivision. Upon acceptance of the dedication, such waiver shall become effective in accordance with its provisions.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

A.

As a condition of approval, the applicant may be required to dedicate or make an irrevocable offer of dedication of all parcels of land that are needed for streets, pedestrian ways, alleys, including access rights and abutter's rights, drainage, public utility easements and other public or private easements.

B.

The applicant may also be required to dedicate such additional land as may be necessary and feasible to provide multi-purpose trails or trail heads for the use of the public. The applicant may be required to waive direct access rights to any street from the subject property.

C.

Every parcel required to be dedicated for public use shall be so dedicated or offered for dedication by separate instrument on a final map or by separate instrument.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

A.

Except as provided herein, streets shall be designed in accordance with the San Bernardino County Standards and Specifications and Standard Specifications for Public Works Construction.

B.

A cul-de-sac should not exceed 600 feet in length measured from the centerline of the intersection street to the center of the turnaround, except that:

1.

A greater length may be permitted if warranted due to topographic or other specific conditions and if approved by the City Engineer and Fire Department.

2.

In very high fire hazard severity zones cul-de-sac lengths shall not exceed 350 feet in length, unless otherwise approved by the City Engineer and Fire Department.

C.

Half streets shall not be approved except where essential to the reasonable development of the subdivision in conformity with the requirements of this Title and where the Planning Commission finds it will be practical to require the dedication of the remaining portion of the street when the adjoining property is subdivided.

D.

Unless otherwise approved by the City Engineer and Fire Department, private streets shall be designed to public street standards, and shall be subject to review and approval by the approving authority.

1.

The City shall assume no responsibility for enforcement of traffic control on private streets.

2.

The use of private streets and/or drives is not intended to be a device for permitting inadequate street design.

3.

The name of each private street shall be posted at intersections with the street name to be followed by the word "PRIVATE" in parentheses.

4.

Sidewalks shall be required and should be located adjacent to the property line.

5.

All private streets shall be equipped with street lights, the type and design of which shall be approved by Southern California Edison, and installed by the subdivider.

6.

The placement of traffic control devices (signs, barricades, markings, etc.) shall be provided to the specifications of the City Traffic Engineer. The design of said markings shall be subject to the approval of the City Traffic Engineer.

7.

Private driveways shall be designed in conformance with the requirements for residential driveways contained in the Zoning Code.

8.

Access easements shall be granted to the City, San Bernardino County Fire, San Bernardino County Sheriff, and applicable utilities.

9.

Conditions, covenants and restrictions shall be irrevocably written and recorded on the subdivision.

a.

The by-laws or other appropriate document of the homeowners association shall include the obligations of the association with respect to maintenance of streets.

b.

The CC&R's shall provide the City with authority to repair and/or maintain the private streets and/or appurtenances in the event the HOA fails to maintain said streets and/or appurtenances in a manner that provides adequate access at all times so that emergency and utility vehicles can service the properties contiguous or adjacent thereto. Provision shall be made in the CC&R's to enable the City to recover costs of work performed by the City in these streets. The CC&R's shall provide that the HOA grants the City the authority to enter and repair and maintain the private street in the event the HOA defaults in its

maintenance responsibilities and the preservation of the public health, safety and welfare necessitates City maintenance of the private street. Repair costs incurred by the City shall be shared, pro rata, by all parcels and collected as assessments along with County property taxes.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

Each unit or lot within the subdivision shall be served by gas, electric, telephone and cable television facilities.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

17.52.090 - Underground utilities.

A.

All existing and proposed utilities within the subdivision and along peripheral streets shall be placed underground except those facilities exempted by the public utilities commission regulations. Undergrounding shall be required for overhead lines on either side of peripheral streets.

B.

The subdivider may request that the undergrounding requirement along peripheral streets be waived by the Approval Body which may, at its discretion, accept a fee in lieu of the undergrounding. The amount of fee shall be determined by the City Engineer and shall be based upon the reasonable estimated cost of that portion of a future undergrounding project attributable to the subdivision. The requirement for undergrounding or payment of an in lieu fee shall be a condition of approval of the tentative map.

C.

Undergrounding requirements may be waived or modified by the Approval Body only upon finding:

1.

The subdivision is within an area where existing utilities have not been undergrounded and that deferral will be allowed because undergrounding is impractical due to physical constraints, or the surrounding neighborhood is absent of similar improvements; and

2.

Overhead utilities will have no significant visual impact.

D.

If the undergrounding requirements are waived as allowed by the findings in Subsections C.1. and C.2., the in lieu fee as determined by the City Engineer and agreed to by the subdivider shall be made a condition of approval of the tentative map.

E.

In lieu fees shall be deposited in a special undergrounding account to be used as approved by the City Council for future undergrounding of utilities throughout the City.

F.

The provisions of this Subsection are in addition to, and not in substitution for or limitation of, the provisions of this Code.

G.

Whenever overhead utilities are allowed in a proposed subdivision by this Title, utility easements of sufficient width shall be located along the rear or side lot lines. Whenever possible, such easements shall extend an equal distance into each of the two abutting lots. This requirement may be modified or recommended for modification by the Planning Commission if warranted by unusual circumstances in a particular proposed subdivision. To the extent practicable, underground utility easements, whenever necessary, shall be adjoining and parallel to lot lines.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

Easements for public utilities shall be provided to the specifications of the Public Works Department or of the serving utility company. Easements for sewers and drainage shall be provided to the specifications of the Public Works Department. Easements for street trees, sidewalks, and other public uses shall be provided when required.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

Storm water runoff from the subdivision shall be collected and conveyed by an approved storm drain system. The storm drain system shall be designed for ultimate development of the watershed and shall be capable of collecting and conveying runoff generated by a 100-year flood. The storm drain system shall provide for the protection of abutting and off site properties that would be adversely affected by any increase in runoff attributed to the development. Off site storm drain improvements may be required to satisfy this requirement.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

17.52.120 - Energy conservation.

The design of a subdivision shall be in conformance with California Government Code Section 66473.1, with respect to passive or natural heating or cooling opportunities in the subdivision.

(Ord. No. 253, § 3(Exh. 1), 10-12-2010)

Chapter 17.56 - IMPROVEMENTS

Sections: