Article 7 — Improvements

Improvements required to be installed or agreed to be installed by a subdivider as a condition precedent to the filing of a final map or parcel map shall comply with the requirements of this article. Such improvements shall be provided and developed in accordance with the conditions imposed as a condition of the approval of the tentative map, in accordance with any agreement or bond made or entered into by the subdivider for that purpose, and in accordance with the standards and specifications set by the administrative regulations and laws of the City applicable at the time of the approval of the tentative map.

(Ord. 230, § 600)

Plans, profiles, and specifications for improvements, other than street and highway improvements, shall be submitted to the City Engineer not later than the time the final map or parcel map is submitted for checking and certification. Such plans shall show all the details of the proposed improvements needed for the approval of the plans by the City Engineer. Such details may include

the requirements of other governmental bodies whose jurisdiction some portion of the plan may encompass. Final plans shall be approved by the City Engineer before the final map is transmitted to the Council for approval or before the parcel map is certified for filing by the City Engineer if:

• (a) The subdivider applies for a reimbursement agreement; and

• (b) Another governmental agency, whose approval of plans is necessary, will not approve the preliminary plans.

Preliminary plans may be approved by the City Engineer when sufficient engineering data is furnished by the subdivider to demonstrate that the preliminary design meets the standards and specifications of the City, is practicable from a maintenance standpoint, and is consistent with sound engineering practices and that the final plans will conform to the preliminary plans with only minor changes.

(Ord. 230, § 601)

Plans, profiles, and specifications for all street and highway improvements shall be subject to the approval of the Superintendent of Streets. Such plans shall be furnished to the Superintendent of Streets not later than the time of submitting the final map or parcel map to the City Engineer for checking and shall be subject to the approval of the Superintendent of Streets before such map shall be certified by the City Engineer. Such plans, profiles, and specifications shall show all the details of the proposed improvements and shall be in accordance with the standards and specifications of the City adopted by the Council. Such plans shall also include the design grade for an existing highway or for a future street provided the Superintendent of Streets determines that such grade is necessary to properly locate the slope and drainage easements, if any. (Ord. 230, § 602)

If streets, highways, or other public ways are to be dedicated on a final map or parcel map or by a separate instrument prior to filing a parcel map and the subdivider is required to grade, pave, or install curbs, gutters, or sidewalks within such easements, the subdivider shall provide a copy of the final map or parcel map, as the case may be, which delineates all structures within such easements, except publicly-owned storm drains, water lines, sewers, and other drainage or sanitary facilities. Such maps shall be submitted to the Superintendent of Streets when the highway improvement plans are submitted for approval.

(Ord. 230, § 603)

Each highway shall be improved with full-width grading, cement concrete curbs and gutters, fullwidth roadway paving, the installation of the drainage facilities incidental thereto, street signs, and such other improvements for traffic and drainage needs as are required for the appropriate development of the division of land.

(Ord. 230, § 604)

Each street, whether public or private, shall be improved with full-width grading, cement concrete curbs and gutters, full-width roadway paving, the installation of the drainage facilities incidental thereto, and street signs. (Ord. 230, § 605)

If a portion of an existing street or highway constitutes any portion of the boundary of the division of land, and such street or highway is unimproved, or the Council determines that the improvements are sufficient for the general use of the lot owners in the division of land and for local neighborhood traffic and drainage needs, the Council may require the subdivider to improve, or agree to improve, such street or highway as set forth in Sections 9-1.705 , 9-1.706 , and 9-1.717 of this article. (Ord. 230, § 606)

The Council may require the remodeling of an existing street or highway. Such remodeling shall be in accordance with the improvement requirements set forth in Sections 9-1.705 , 9-1.706 , and 91.717 of this article. (Ord. 230, § 607)

Except for full-width grading, the subdivider shall not be required to improve streets or highways shown on a final map or a parcel map as future streets. (Ord. 230, § 608)

Temporary improvements may be required prior to, or concurrent with, the permanent improvements. In such instances the temporary improvements shall be installed in a manner approved by the City Engineer or Superintendent of Streets, whichever is appropriate. (Ord. 230, § 609)

The Council may require such structures to be installed as are necessary for the proper functioning and maintenance of the improvements required to remove a flood or geological hazard and as are necessary for the protection of property adjacent to the division of land. (Ord. 230, § 610)

The subdivider shall provide such drainage facilities as are considered necessary by the Council for the drainage requirements of the division of land and for the local neighborhood needs. Such facilities shall be constructed in accordance with the standards and specifications approved by the City Engineer or Superintendent of Streets, whichever is appropriate. (Ord. 230, § 611)

If lots in a division of land abut a highway, and the Council requires the subdivider to relinquish complete access rights to such highway, a masonry wall not less than six feet high shall be required along the property line of the lots contiguous to the highway. (Ord. 230, § 612)

The subdivider shall provide a chain link fence or equivalent, not less than six feet high, along each side of any portion of a dedicated right-of-way for any watercourse or drainage facility within a proposed division of land if the Council finds that the location, shape, slope, width, velocity of water therein, or other characteristics of the watercourse or drainage facility make the fencing of the rightof-way necessary for the protection of the general public. Such fencing shall have an adequate number of gates to facilitate cleaning and maintenance and shall not contain apertures below the fence in excess of four inches vertical.

(Ord. 230, § 613)

Utility lines, including, but not limited to, electric, communications, street lighting, and cable television, shall be required to be placed underground. The subdivider shall be responsible for complying with the requirements of this section, and he or she shall make the necessary arrangements with the utility companies for the installation of such facilities. For the purposes of this section, appurtenances and associated equipment, such as, but not limited to, surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets, and concealed ducts in an underground system may be placed aboveground. The Council may waive the requirements of this section if topographical, soil, or any other conditions make such underground installations unreasonable or impractical.

(Ord. 230, § 614)

The Council may require the subdivider to install sanitary sewers to serve each lot in a division of land. Such sewers shall be designed in accordance with the requirements of the City Engineer, and the outlet to be used for the sewers shall be designated by the City Engineer. (Ord. 230, § 615)

The Council may require the subdivider to install concrete sidewalks not less than four feet wide when adjacent to the property line or not less than five feet, including the curb, when adjacent to the curb along both sides of all streets and highways. Sidewalks shall be installed adjacent to the curb only if the Council so specifies.

(Ord. 230, § 616)

The subdivider shall provide a street lighting system and street name signs in each division of land to the satisfaction of the City. (Ord. 230, § 617)

The subdivider shall plant trees in the parkway panels of streets and highways within or adjacent to a division of land. The type, species, and location of such trees shall be subject to the approval of the Planning Director.

Where a parkway panel is provided in a subdivision, the subdivider shall install a stub-out water line of a minimum two inch feeder pipe to the parkway panel, which also should be centrally located. (Ord. 230, § 618)

The subdivider shall install, or agree to install, water mains and fire hydrants in the division of land for the general use of the lot owners and for fire protection. The installation of such water mains and fire hydrants shall comply in all respects with all statutes, rules, and regulations applicable to water mains and fire hydrants.

In the absence of such statutes, laws, rules, and regulations, the required domestic water flows shall be determined by the City Engineer. The required fire flows, the duration of the required fire flows, and the type and location of the fire hydrants shall be determined by the Fire Chief.

Water mains and fire hydrants may be required on existing streets or highways adjacent to or within the division of land, provided the existing improvements are insufficient for the general use and/or fire protection of the lot owners. (Ord. 230, § 619)

If a required improvement is not completed before a final map or parcel map is filed, the subdivider shall enter, as contractor, into an agreement with the City to complete the improvement within the time specified in the agreement. (Ord. 230, § 620)

The improvements required by this article shall be installed and constructed by the subdivider at his or her expense and shall not be paid for by any special assessment lien, tax, bonded indebtedness, or other charge against the land or real property within the division, except as follows:

• (a) The costs of installing pipes and other facilities for the transmission of water may be paid for, in whole or in part, from revenues collected from the customers served at the regular established water rates of the water company, pursuant to the regulations of the Public Utilities Commission of the State, where applicable, or by a public agency (as defined in Section 4401 of the Government Code of the State) from the net operating income only, as payment for the sale of water thereto; or

• (b) As provided in Sections 66483, 66484, 66485, and 66488 (Sewer and Drainage Reimbursement Contracts) of the Government Code of the State or in other reimbursement enabling acts.

All outstanding or remaining assessments on the land of the division established for improvements constructed under special assessment district proceedings shall be paid by the subdivider. (Ord. 230, § 621)