§ 11.02 — Reedley Planning Code | Biblioteca GoCodebook

11.02.010: TITLE: ¶

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This Title shall be known and may be cited as the Reedley Subdivision Ordinance. (Ord. 2024-002, 9-20-2024)

11.02.020: PURPOSE AND INTENT: ¶

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It is the purpose of this Title to regulate the division of land, supplement the provisions of the Subdivision Map Act, promote orderly development, ensure compliance with zoning and building regulations, promote the health, safety,

and welfare, and implement the General Plan of the City. Further, this Title is intended to provide, among other things:

A. Adequate access to all lots or parcels created by the division of land.
B. A safe and efficient traffic circulation system.
C. Subdivision design and improvements that will not adversely affect the values or enjoyment of nearby properties.
D. Adequate street rights of way, easements, and other public and private improvements.
E. Water supply that is adequate for planned land uses and fire protection.
F. Adequate systems for sewage disposal and storm water drainage.
G. Protection of natural features and resources.
H. A pleasant environment for living and working.
I. Integrated community development.
J. Encouragement of alternative forms of transportation.
K. Efficient development patterns to conserve agricultural lands. (Ord. 2024-002, 9-20-2024)

11.02.030: DEFINITIONS: ¶

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Words and phrases used in this Title shall have the meanings set forth in this Section. These definitions shall apply in addition to those stated in Title 10, Article 8 of the Zoning Code (Definitions).

ADVISORY AGENCY:	For the purposes of Section 66415 of the Subdivision Map Act, the advisory agency shall be the Planning Commission, except where such duties and authorities are expressly delegated to another person or body by the other provisions of this title.
ALLEY:	Any public or private way intended for vehicles, servicing the rear or the side of property served by a street.
APPLICANT:	A person submitting a tentative subdivision map, tentative parcel map or final map to the Community Development Department, or requesting any other approval, determination or permit pursuant to this title.

BUILDING DIVISION:	The Building Division of the Community Development Department or the officer of the City or other agency charged with enforcement of the Building Code.
CIVIL ENGINEER:	A civil engineer who is registered by the State of California.
COMMUNITY DEVELOPMENT DIRECTOR OR DIRECTOR:	The director of the Community Development Department for the City.
CONTIGUOUS:	Being in actual contact with or touching along a boundary or at a point. Units of land may be separated by facilities, roads, streets, utility easements, railroads rights-of-way and other similar facilities.
COUNTY RECORDER:	The County Recorder of the County of Fresno, California.
DEDICATION:	A transfer by a subdivider of title or any other interest in property to the City or other public entity, or to a public utility.
DEPARTMENT:	The Community Development Department of the City.
DESIGN:	A. Street alignments, grades and widths; B. Drainage and sanitary facilities and utilities, including alignments and grades thereof; C. Location and size of all required easements and rights-of-way; D. Fire roads and firebreaks; E. Lot size and configuration; F. Traffic access; G. Grading; H. Land to be dedicated for park or recreational purposes; and I. Other specific physical requirements in the plan and configuration of the entire subdivision that are necessary to ensure consistency with, or implementation of, the general plan or any applicable specific plan as required pursuant to Section 66473.5.
DEVELOPMENT:	The uses to which the land which is the subject of a map shall be put, the structures to be constructed on it, and all alterations of the land and construction incident thereto.
EASEMENT:	A right of way offered or dedicated to the city or other public entity or a public utility for purposes of providing access to a division of land, for placing utilities, or for any other specified purpose.
FINAL PARCEL MAP:	An official parcel map filed for record with the County Recorder in compliance with this Title and the Subdivision Map Act, evidence of division of land.
FINAL SUBDIVISION MAP:	An official subdivision map filed for record with the County Recorder in compliance with this Title and the Subdivision Map Act, evidencing division of land. Also referred to as Tract Map.
GENERAL PLAN:	The official comprehensive General Plan of the City, in compliance with State planning and zoning law, which sets forth its major policies, guidelines and regulations for orderly long term physical development of the City.
IMPROVEMENT:	Refers to any street work and utilities to be installed, or agreed to be installed, by the subdivider on the land to be used for public or private streets, highways, ways, and easements, as are necessary for the general use of the lot owners in the subdivision and local neighborhood traffic and drainage needs as a condition precedent to the approval and acceptance of the final map thereof. Improvement also refers to any other specific improvements or types of improvements, the installation of which, either by the subdivider, by public agencies, by private utilities, by any other entity approved by the local agency, or by a combination thereof, is necessary to ensure consistency with, or implementation of, the General Plan or any applicable specific plan.
IMPROVEMENT PLANS:	The plans, profiles, cross sections, and specifications for all proposed improvements.
IMPROVEMENT STANDARDS:	The requirements for design and construction of improvements established by the City Council as set forth in the "Standard Specifications" and "Standard Plans" of the City.

MAJOR ARTERIAL STREET:	An arterial street designed and constructed, or required to be designed and constructed, according to the criteria and improvement standards in Subsection 11.12.150 (Rights-of-Way and Improvements Standards) of this Chapter.
MERGER:	The joining of two (2) or more contiguous parcels or units of land held by the same owner.
PLANNING COMMISSION OR COMMISSION:	The Planning Commission duly appointed by the City Council and serving as the advisory agency for purposes of this Title.
REMAINDER:	Any unit or units of improved or unimproved land not divided for the purposes of sale, lease, or finance and designated as a remainder by a subdivider for purposes of section 66424.6 of the Subdivision Map Act.
SIDEWALK, MONOLITHIC:	A sidewalk built adjacent to the curb.
SIDEWALK, PARKWAY:	A sidewalk built sufficiently away from the curb in order to have a landscaped strip between the curb and sidewalk.
SOIL INVESTIGATION:	A detailed soil analysis and report, as required by Health and Safety Code section 17954, which shall recommend corrective action (if any) to prevent "structural defects" as herein defined, and which is made by a civil engineer.
SOIL PROBLEM:	Critically expansive soils, soil fills, or other soil problems which might lead to "structural defects" as defined in this Title.

ADVISORY AGENCY:	For the purposes of Section 66415 of the Subdivision Map Act, the advisory agency shall be the Planning Commission, except where such duties and authorities are expressly delegated to another person or body by the other provisions of this title.
SOIL REPORT:	A preliminary soil analysis and report, as required by the Health and Safety Code, covering in addition all soil fills and any soil problem that might lead to "structural defects" as defined in this Title, and which is made by a civil engineer.
STREET, COLLECTOR:	A street that is used or is intended to be used for the principal purpose of collecting traffic from local streets and transferring it to arterial streets or highways.
STREET, CUL-DE-SAC:	A street that terminates in a permanent turnaround and which by design is not intended to continue beyond its terminal point.
STREET, DEDICATED:	A right of way dedicated to the city and legally accepted by the City Council for public use as a street.
STREET, ARTERIAL:	A street that is used or is intended to be used as the principal route of traffic flow, connecting areas of major traffic generation to highways and County roads.
STREET, LOCAL:	A street that is used or is intended to be used for the principal purpose of serving as access to abutting properties.
STREET, PRIVATE:	Any street approved by the City Council for street purposes that is privately owned and maintained, which has not been dedicated or accepted as a public street and which connects parcels or lots with a public street.
STREET, PUBLIC:	Any street which is dedicated or proposed to be dedicated for public use and is maintained or proposed to be maintained by the City, County, or State.
STREET, STUB:	A street which terminates at the boundary line of a subdivision but is intended and designed to be extended later to provide access to abutting parcels or lots.
STRUCTURAL DEFECTS:	Defects or damage caused in any structure or improvement that is required to be, or which may be, made in subdivisions.
SUBDIVIDER:	A person, firm, corporation, partnership, or association who proposes to divide, divides, or causes to be divided real property into a subdivision for themselves. Employees and consultants or such persons or entities, acting in that capacity, are not "subdividers."
SUBDIVISION:	The division, by any subdivider, of any unit or units of improved or unimproved land, or any portion thereof, shown on the latest equalized county assessment roll as a unit or as contiguous units, for the purpose of sale, lease or financing, whether immediate or future. Property shall be considered as contiguous units, even if it is separated by streets, utility easements or railroad

	rights of way. Any conveyance of land to a governmental agency, public entity, public utility or subsidiary of a public utility for conveyance to that public utility for rights of way shall not be considered a division of land for purposes of computing the number of parcels. For purposes of the preceding sentence, any conveyance of land to a governmental agency shall include a fee interest, an easement, or a license.
SUBDIVISION ORDINANCE:	This Title 11, as amended from time to time.
SUBDIVISION MAP ACT:	Government Code Division 2 of Title 7, commencing with Section 66410, as amended from time to time.
TEMPORARY TURNAROUND:	A paved area for turning vehicles at the end of a dead end street, which is constructed either within the dedicated right of way or upon a temporary easement and which is intended to be replaced or removed after a period of time.
TENTATIVE MAP:	A map made for the purpose of showing the design and improvement of a proposed division of land and the existing conditions in and around it and required to be presented to the Community Development Department to officially commence the process of dividing the land in compliance with the requirements of this Title and the Subdivision Map Act.
TENTATIVE PARCEL MAP:	A map made for the purpose of showing the design and improvement of a proposed division of land and the existing conditions in and around it and required to be presented to the department to officially commence the process of dividing land in accordance with the requirements of this Title and the Subdivision Map Act.
VESTING TENTATIVE MAP:	A tentative subdivision map or tentative parcel map which meets the City ordinances, standards, and policies in effect at the time of its approval and on its approval confers a vested right on the subdivider to proceed in substantial compliance with ordinances, policies, and standards in effect at the time the City determines the application for approval of the map is complete. At the time a vesting tentative map is filed, it shall have the words "vesting tentative map" conspicuously printed on its face. (Ord. 2024-002, 9-20-2024)

11.02.040: INTERPRETATION AND APPLICATION: ¶

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A. Hierarchy of Regulatory Standards. Where this Title imposes greater restrictions or regulations than are imposed or required by an existing ordinance, deed restriction, covenant, easement or agreement between parties, this Title shall prevail to the extent allowed by law.

B. Inconsistencies Between this Title and State Law. Where inconsistencies are found to exist between this Title and State law or the Subdivision Map Act, State law and the Subdivision Map Act shall control the use, development, and subdivision of land until the City Council amends this Title to achieve consistency with State law and the Subdivision Map Act.

C. Severability, Partial Invalidation of Subdivision Ordinance. If any section, sentence, clause, or phrase of this Title is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portion of this Title. The City Council hereby declares that it would have passed this Title and adopted this Title and each section, sentence, clause, or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, or phrases be declared invalid or unconstitutional.

D. Applicability. The regulations established in this Title apply to all subdivisions, lot line adjustments, voluntary parcel mergers, condominium conversions, and reversions to acreage within the City, and to the preparation of subdivision maps and other maps provided for by the Subdivision Map Act. Each subdivision of land, lot line

adjustment, voluntary parcel merger, condominium conversion, and reversion to acreage within the City shall comply with this Title.

E. Exception. In compliance with Section 66412.5 of the Subdivision Map Act the requirements established in this Title shall not apply to subdivisions of four (4) parcels or less for construction of removable commercial buildings having a floor area of less than one hundred (100) square feet.

F. Terminology. When used in this Title, the following rules shall apply:

Language. When used in this Subdivision Ordinance, the word "shall" is always mandatory and not discretionary. The word "should" is not mandatory but is strongly recommended. The word "may" is permissive.
Tense. The present tense includes the past and future tenses; and the future tense includes the present.
Number. The singular number includes the plural, and the plural the singular, unless the natural construction of the word indicates otherwise.
Conjunctions. When used in this Subdivision Ordinance "and" indicates that all connected items or provisions shall apply. "Or" indicates that the connected items or provisions may apply singly or in any combination. "Either… or" indicates that the connected items and provisions shall apply singly but not in combination. "Includes" and "including" shall mean "including, but not limited to."
Local Reference. The word "City" as used in this Subdivision Ordinance shall mean the City of Reedley and all public officials, bodies, and agencies referenced in this Subdivision Ordinance are those of the City, unless otherwise specified.

G. Definitions. All terms used in this Subdivision Ordinance shall be defined in Section 11.02.030 (Definitions) of this Title and/or as determined/interpreted by the Community Development Director.

H. Amendments. Amendments to this Title shall be made in compliance with Title 10, Chapter 110 (Amendments) of the Zoning Code. (Ord. 2024-002, 9-20-2024)

11.02.050: REVIEW AUTHORITY: ¶

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A. Community Development Director . The Community Development Director shall receive, process, and review all tentative map applications, prepare staff reports and recommend approval, conditional approval, or disapproval based upon the design, improvement, and land use proposed by the subdivider. The Director shall make their recommendation to the Planning Commission and shall be based upon:

Compliance with the General Plan;
Concept evaluation of development;
Parcel size, design, and suitability for intended use;
Location of school, park sites, and other public facilities;
Compatibility with the Zoning Code;
Location, size, and serviceability of open space; and
Compliance with the City's established policies.
The Director shall act as a liaison for processing of tentative maps or tentative parcel maps and final maps or final parcel maps.

B. Planning Commission. The Planning Commission shall be responsible for approval, conditional approval or disapproval of tentative maps and tentative parcel maps.

C. City Council. The City Council shall have final decision in the approval of final maps and final parcel maps and related improvement agreements and the acceptance by the City of lands and/or improvements as may be offered for dedication. The City Council shall have final decision in the upholding or denial of an appeal of the decision of the Planning Commission.

D. City Engineer. The City Engineer shall recommend approval, conditional approval, or disapproval of final maps based upon improvements and facilities proposed by the subdivider upon good engineering practices, and upon the design, location, operation, use and maintenance of improvements. (Ord. 2024-002, 9-20-2024)