Big Bear Lake Municipal Code Ch. 16.12 Dedications, Improvements and Requirements

The standards and requirements as specified in this chapter and as adopted by resolution of the city council, shall apply to all final tract and parcel maps, parcel map waivers, lot line adjustments, and lot mergers unless exempted from specific dedications, improvements, or requirements by the Subdivision Map Act. Additional requirements may be required by the city council, department of community development, city engineer, public works department, or planning commission.

(Ord. 89-170 (part), 1989)

A. All streets, highways, alleys, ways, easements, rights-of- way, and parcels of land shown on the final tract or parcel map and intended for public use shall be offered for dedication for public use by appropriate certificate on the title page unless approved otherwise by the city engineer. All irrevocable offers of dedication shall also be shown by appropriate certificate on the title page.

B. When vehicular access rights from any lot or parcel to any highway or street are restricted, such rights shall be offered for dedication to the city by the appropriate certificate on the title sheet, and a note stating: "VEHICULAR ACCESS RIGHTS DEDICATED TO THE CITY OF BIG BEAR LAKE" shall be lettered along the highway or street adjacent to the lots or parcels affected on the final map.

C. All streets, highways, alleys, ways, easements, rights-of-way, and other public improvements offered for dedication shall be designed, developed, and improved to the standards of the city engineer, and shall comply with all requirements of this chapter.

(Ord. 89-170 (part), 1989)

A. Private streets, alleys, or ways will be permitted only when the welfare of the occupants of the subdivision will be better served and the public's welfare will not be impaired through the use thereof or the kinds of improvements thereon. Such private street, alley, or way shall not be offered for dedication and shall be shown on the final tract or parcel map as parcels lettered alphabetically. All private streets, alleys, or ways shall be designed, developed, and improved to the public street standards of the city and to the satisfaction of the city engineer.

B. All such access ways shall be made subject to maintenance agreements, which shall be approved by the city and shall be recorded as to all property having a maintenance responsibility for the access way.

(Ord. 89-170 (part), 1989)

The city may require the dedication of walking paths, bicycle paths, and horse trails for public use when such paths are deemed to be necessary to further the goals and objectives of the general plan.

(Ord. 89-170 (part), 1989)

The city may require the dedication or irrevocable offer of dedication of land for local transit facilities such as bus turnouts, benches, shelters, loading pads and similar items which benefit the public when deemed to be necessary to further the goals and objectives of the general plan.

(Ord. 89-170 (part), 1989)

Any public or private utility easements required by any utility or the city shall be shown on the final tract map or parcel map and shall be dedicated to the appropriate party by separate document.

(Ord. 89-170 (part), 1989)

A. In the event that a subdivision or any part thereof is traversed by any major watercourse, channel, stream, or creek, the subdivider shall dedicate an adequate right-of-way for storm drainage purposes if, in the opinion of the city engineer, such dedication is necessary. In the event that the natural watercourse does not lie entirely within such dedication, the subdivider may either construct an adequate channel within such dedication or delineate the course of such watercourse upon the final map.

B. If an artificial drainage facility is necessary for the general use of the lot owners in the subdivision and for adequate drainage requirements as may result from the subdivision and its improvements the subdivider may be required to provide such improvements and shall dedicate on the final map or grant by separate instrument an adequate right-of-way for such drainage channel.

C. When storm drains are necessary for the general use of lot or parcel owners in the subdivision and such storm drains are not to be installed in the streets, alleys, or ways of such subdivision, then the subdivider shall offer to dedicate upon the final tract or parcel map thereof the necessary rights-of-way for such facility.

D. When the property being subdivided, or any portion thereof is so situated as to be in the path of the natural drainage from adjoining unsubdivided property and no street, alley, or way within the subdivision is planned to provide for the drainage of such adjoining property, the subdivider shall dedicate drainage rights-of-way adequate to provide in the future for the ultimate drainage of the adjoining property.

(Ord. 89-170 (part), 1989)

The city may require any subdivider who develops or completes the development of one or more subdivisions in the city to dedicate and/or pay fees in lieu thereof to the school district as the city shall deem to be necessary for the purpose of constructing thereon such elementary schools as are necessary to assure residents of the subdivision adequate public school service pursuant to Section 66478 of the Subdivision Map Act.

(Ord. 89-170 (part), 1989)

The city may require that areas of real property within the subdivision be reserved for parks, recreational facilities, fire stations, libraries, or other public uses subject to the provisions of Section 66479 of the Subdivision Map Act.

(Ord. 89-170 (part), 1989)

The city may require that improvements such as rights-of-way, easements, and construction of reasonable off-site and on-site improvements for the parcels being created pursuant to the provisions of Section 66411.1 of the Subdivision Map Act.

(Ord. 89-170 (part), 1989)

The city may require dedication of improvements such as rights-of-way, easements, and construction of reasonable off-site and on-site improvements for the parcels being created pursuant to the provisions of Section 66411.1 of the Subdivision Map Act.

(Ord. 89-170 (part), 1989)

A. Standards for design and improvements of subdivisions shall be in accordance with the applicable sections of the zoning ordinance, the general plan, any specific plans adopted by the city and the requirements established by the city engineer.

B. Improvement plans shall be prepared by a registered civil engineer and shall be completed by the subdivider prior to acceptance of the final map.

(Ord. 89-170 (part), 1989)

A. Utility lines, including but not limited to electric, communications, street lighting, and cable television, shall be required to be placed underground. Appurtenances and associated equipment such as, but not limbed to, surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets and concealed ducts in an underground system, may be placed above ground provided they are appropriately and decoratively screened. The planning commission may recommend to the city council and the city council may waive the requirements of this section if topographical, soil, or any other conditions make such underground installation unreasonable or impractical.

B. This section shall not apply to utility lines which do not provide service to the area being subdivided or developed.

C. Provisions to the satisfaction of the city engineer shall be made at the time of subdivision development for future installation of underground communication and cable television.

(Ord. 89-170 (part), 1989)

A. Provision of street lights may be a requirement of all tentative maps.

B. If such a requirement is imposed, the minimum improvements which the subdivider will be required to make or enter into an agreement to make in a subdivision prior to the acceptance to make in a subdivision prior to the acceptance and approval of the final map by the city council shall be:

1. A street lighting system of either:

a. Utility-owned underground ornamental system; or

b. A municipally owned underground ornamental system.

2. The utility-owned system shall consist of standard ornamental electroliers customarily furnished by the utility.

3. A municipally owned underground ornamental system shall consist of reinforced concrete or steel standards with underground wiring.

4. If a utility-owned ornamental system is installed, the subdivider shall be liable for and shall pay charges of such utility attributable to such installation.

5. If a municipally owned underground ornamental system is installed, the subdivider shall be liable for and shall pay all costs incurred in installing the entire system and appurtenances thereof.

6. Installation of street lighting shall be in accordance with plans and specifications of or approved by the utility-owned system and the city engineer and shall provide lighting as set forth in the following table:

RECOMMENDATION FOR AVERAGE* HORIZONTAL FOOTCANDLES FOR ROADWAYS

(Lumens per Square Foot)

* The average horizontal footcandles recommended represent average illumination on the roadway pavement when the illuminating source is at its lowest output and when the luminaire is in its dirtiest condition.

(Ord. 89-170 (part), 1989)

Disposal of sewage in all subdivisions shall be by means of sanitary sewers pursuant to the provisions of Title 13 of the municipal code.

(Ord. 89-170 (part), 1989)

The subdivider shall plant trees in the street parkways in all subdivisions or make provisions for such plantings, at such locations as are approved by the department of public works. He shall secure approval from the department of public works as to the type of species and location of such trees. At least the equivalent of one tree per lot must be planted.

(Ord. 89-170 (part), 1989)

The property owner/developer shall pay all required property development tax fees as required by Chapter 15.44 of the municipal code or any successor thereto, on or before the time of issuance of any building permits for construction on the subdivision.

(Ord. 89-170 (part), 1989)