Title 12 — SUBDIVISION REGULATIONS

A. Purpose: The purpose of this Chapter is to promote the public health, safety, and general welfare and preserve the aesthetic quality of the City through the regulation and control of the division of land, and to supplement the provisions of the Map Act relating to design, improvement, and survey data of subdivisions, in addition to the form and content of all maps provided for by the Map Act, and the procedures to be followed in securing the official approval of the City regarding the maps. To achieve this purpose, the regulations contained in this Chapter are determined to be necessary to promote orderly growth and development, open space, protection and proper use of land; and to ensure adequate provision for traffic circulation, utilities, and other services in the City.

It is the intent of this Chapter to incorporate by reference, to the maximum extent feasible, the provisions of the Map Act, consistent with section 66411 of the Government Code, as may be amended from time to time.

B. Application: The subdivision regulations shall apply to all or part of any subdivision within the City, and to the preparation of any subdivision map or other map required by the Map Act.

C. Exclusions: This Chapter shall be inapplicable to those exclusions provided in the Map Act, section 66412 of the California Government Code. (Ord. 527, 8-4-1997)

Any subdivision subject to annexation to the City shall comply with the Map Act, section 66413 of the Government Code. (Ord. 527, 8-4-1997)

All persons submitting applications for maps or other approvals required by this Chapter shall pay, at the time of application, all fees and/or other deposits as currently approved in the City's fee resolution and the provisions set forth therein. (Ord. 527, 8-4-1997)

In addition to those terms defined below, and specific terms defined in other Chapters of the Development Code, this Chapter shall incorporate by reference those terms defined in the Subdivision Map Act, section 66414 et seq. of the Government Code.

ALLEY: A public way permanently reserved primarily for vehicular access to the rear or side of properties otherwise abutting on a street.

ARTERIAL STREET: A street designated as an arterial street in the General Plan or adopted Specific Plan which, because of its design and location with respect to other streets and other sources of traffic, is used or designed to carry

relatively heavy volumes of traffic through an urban area or between urban areas, which serves as an approach to a highway or freeway.

BLOCK: An area of land within a subdivision entirely bounded by any streets (other than alleys) freeways, railroad rights of way, natural barriers, or the exterior boundaries of the subdivision.

CITY ENGINEER: The person appointed to the position of City Engineer of the City of Corcoran by the City Manager or the City Council.

COLLECTOR STREET: A street designated as a collector street in the General Plan or adopted Specific Plan which, because of its location with respect to other streets and other sources of traffic, is used or designed to carry moderately heavy volumes of traffic between portions of urban areas or between arterial streets.

COMMISSION: The Planning Commission of the City of Corcoran.

CONVERSION: The creation of separate ownership of existing real property together with a separate interest in space of residential, industrial or commercial buildings.

COUNTY RECORDER: The County Recorder of the County of Kings.

CUL-DE-SAC: A street having only one outlet for vehicular traffic and which is not intended to be extended or continued to serve future development on adjacent lands.

DEPARTMENT OF PUBLIC WORKS: The Public Works Department of the City of Corcoran.

ENVIRONMENTAL ASSESSMENT: A detailed statement under the California Environmental Quality Act (CEQA), State Public Resources Code section 21000 et seq., describing and analyzing the significant effects of a project. The assessment shall determine pursuant to CEQA the level of analysis required and mitigation measures, if any, which are necessary to avoid such significant effects.

FINAL MAP: A map showing a subdivision for which a tentative and final map is required under the Subdivision Map Act, section 66426 of the Government Code, prepared in compliance with the provisions of this Development Code and the Subdivision Map Act and designed to be recorded in the office of the County Recorder.

FRONTAGE ROAD: A local street which is parallel and adjacent to an arterial street or limited access highway and which provides access to abutting properties while relieving them of effects of heavy volumes of fast through traffic. GENERAL PLAN: The General Plan of the City of Corcoran as adopted and amended by the Council. GOVERNMENT CODE: The Government Code of the State of California.

IMPROVEMENT STANDARD: A specified requirement imposed by this Chapter or the Development Code relating to the installation, modification or removal by the subdivider of a street, sidewalk, utility, well, tree, storm drain or other facility as necessary for the general use by the lot owners of the subdivision and local neighborhood. LEGISLATIVE BODY: The City Council of the City of Corcoran.

LOCAL STREET: A street which, because of its design and location with respect to other streets, is used primarily for access to abutting properties.

LOT: A parcel of real property with a separate and distinct number or other designation shown on a subdivision map recorded in the office of the County Recorder; or

A parcel of real property delineated on an approved record of survey map or parcel map as filed in the office of the County Clerk Recorder.

LOT LINE ADJUSTMENTS: A minor shift or rotation of an existing lot line where no additional parcels are created, as approved by the Planning Director.

MERGER: The joining of two (2) or more contiguous parcels of land under one ownership into one parcel. PARCEL MAP: A map showing a subdivision for which a parcel map is required under Subdivision Map Act section 66426, subdivision (a), (b), (c) or (d) and other subdivisions for which a final map is not required under the Subdivision Map Act prepared in compliance with the provisions of this Chapter and the Subdivision Map Act designed to be recorded in the office of the County Recorder.

REMAINDER: That portion of an existing parcel which is not considered a part of the subdivided land. The remainder is not considered part of the subdivision, pursuant to section 66424.6 of the Map Act, and may be shown on the required maps as part of the surrounding subdivision development. Also referred to as the unsubdivided remainder. SHALL AND MAY: "Shall" is mandatory and "may" is permissive.

SPECIFICATIONS: All the standard specifications and standard detailed drawings prepared by the City Engineer and adopted by resolution of the City Council.

SUBDIVISION MAP ACT: The Subdivision Map Act of the State of California, commencing with section 66410 of the California Government Code, hereinafter referred to as the "Map Act".

TENTATIVE MAP: A map prepared in accordance with the provisions of the Subdivision Map Act to show the design of a proposed subdivision and the existing conditions in and around said proposed subdivision. ZONING ORDINANCE: The Zoning Ordinance of the City of Corcoran. (Ord. 527, 8-4-1997)

A. Commission Responsibility: The Commission is charged with the duty of making investigations and reports on the design and improvement of proposed subdivisions and is authorized to recommend approval, disapproval or approval with conditions to the City Council.

B. Executive Secretary: The Planning Director shall be the executive secretary to the Planning Commission with the authority to receive preliminary and tentative subdivision maps of proposed subdivisions according to the Subdivision Map Act.

C. Tentative Maps, Final Maps Required: Tentative and final subdivision maps shall be required for all subdivisions creating five (5) or more parcels, pursuant to Map Act section 66426.

• D. Tentative Parcel Maps Required:

1. A tentative and parcel map shall be required for all divisions of land creating four (4) or fewer parcels, as well as those divisions contained in Map Act section 66426.

2. A tentative parcel map shall not be required for those divisions outlined in Map Act section 66428, nor for lot line adjustments contained in Map Act section 66412(d).

• E. Waiver Of Parcel Map Requirements:

1. The Planning Commission may waive a parcel map pursuant to Map Act section 66428 upon receiving and acting on an application for such parcel map waiver.

a. The Planning Commission may take action to approve such parcel map waiver provided findings are made that the proposed division of land meets the following:

• (1) Complies with the Corcoran General Plan and Zoning Ordinance;

(2) All required improvements to serve the parcels created have been completed including, but not limited to, street, curb, gutter, and sidewalk, street lighting, drainage improvements, and utilities which provide sufficient capacity to serve development of the site;

• (3) An environmental assessment has addressed any significant environmental impacts;

• (4) No additional dedications for the purpose of public facilities or improvements are necessary for public safety or welfare;

• (5) A parcel map waiver may be conditioned to provide payment for park land dedication, area of benefit fees, or other fees.

b. Upon making these findings, the Planning Commission shall direct the issuance of a certificate of compliance for recording consistent with section 66499.35 of the Map Act.

(1) Fees for filing, checking, and processing the parcel map waiver and certificate of compliance shall be collected in the amount prescribed from time to time by the City Fee Resolution.

(2) A tentative map subject to the requirements of this Chapter or other additional information deemed necessary by the Planning Commission for waiver consideration shall be required with the request for a waiver. In addition, a preliminary title report required in accordance with this Chapter shall be submitted.

• F. Lot Line Adjustment:

1. General: A lot line adjustment between two (2) or more adjacent parcels where the land taken from one parcel is added to an adjacent parcel, and where a greater number of parcels than originally existing is not thereby created, may be approved by the Planning Director and the City Engineer, or their authorized representatives, with the filing of a lot line adjustment application and necessary information required by the Planning Director and the City Engineer. A lot line adjustment shall not be approved unless the adjusted parcel, and any structures or parking spaces located thereon, comply with area, width, frontage, and yard requirements of the zone in which the parcels are located.

2. Application: The processing, review and approval of a lot line adjustment shall be pursuant to the provisions of the Subdivision Map Act and this Section.

3. Procedures For Filing An Application For A Lot Line Adjustment:

a. An original application and twelve (12) copies of the site plan must be filed with the Planning Director with such nonrefundable fee as established by resolution or order of the City Council, to cover the cost of processing, reviewing and recording all required documents for the lot line adjustment approval. All required County fees shall be collected by the tax collector prior to the tax clearance signature being placed on the lot line adjustment form which must be done prior to recording. In addition, all County Recorder's fees shall be collected by the Recorder at the time the documents are submitted to the County for recording.

b. The application shall be in a manner and form prescribed by the Planning Director. Copies of such an application form shall be available to the public at City Hall. The original application filed with the Planning Director shall be suitable for recording and must be neatly and accurately drawn, lettered and legible.

• c. The application form shall be eight and one-half by eleven inches (81/2 x 11") in size and shall contain the

following information:

(1) The actual legal description of the property being transferred, which will be used on the deed(s) transferring the property, including a statement that the transferred territory will be joined with a specific parcel and will not become a separate parcel;

• (2) The legal descriptions of each of the properties after the adjustment;

• (3) A site plan that shall be neatly and accurately drawn, lettered or typed, legible, and containing the following information:

• (A) Date, north arrow, and scale of drawing;

• (B) Existing parcel lines (broken and thin) with dimensions;

• (C) Adjusted parcel lines (solid and bold) with dimensions;

• (D) Location, dimensions, distance to adjusted lines, number of stories or height, of all existing surface and underground structures;

• (E) Name, width, and location of existing or proposed, abutting or transversing streets, easements, or right of ways;

• (F) Number of each parcel corresponding to the description and including the Assessor's Parcel Number

• (APN) below the parcel number;

• (G) Area of each parcel after the adjustment;

• (H) Location with dimensions to adjusted lines of existing wastewater disposal systems and all wells; and

• (4) Copies of the deeds and other instruments of record title for all of the affected properties.

• d. The application shall be deemed filed when all provisions of this Section have been met.

e. The lot line adjustment application form must be signed by all of the property owners involved, including trust deed holders.

4. Procedure For Review, Determination And Completion Of A Lot Line Adjustment Application:

a. A lot line adjustment is a ministerial action and shall be administratively reviewed by the Planning Director and City Engineer. The lot line adjustment shall conform to local zoning and building ordinances. Other departments and agencies will be contacted as necessary to adequately review the application.

b. A lot line adjustment shall not be recorded which does not conform to State law, local ordinance, or other regulation.

c. Upon completion of the review of the lot line adjustment the Planning Director shall notify the applicant that either additional information is necessary, and specify what that information is, or inform the applicant that the application is in order and may proceed. The applicant shall then submit copies of the new legal description(s) for the subject properties being used for the new deed(s). The Planning Director shall review the legal description(s) to determine that the new deed(s) will be consistent with the lot line adjustment. Recording deed(s) with legal description(s) different from the description(s) approved by the Planning Director shall not be deemed an appropriate lot line adjustment.

d. When the lot line adjustment is completed and any required deeds are recorded, title to the transferred territory shall be shown the same as the title on the property that is joined.

e. Items which will be recorded together are the approved lot line adjustment form and the deed(s) that transfer property where appropriate. Any deed that is recorded shall contain the following:

• (1) A description of the property being transferred;

• (2) A statement that the deed is being recorded pursuant to the advisory agency resolution for the lot line adjustment and the date of approval; and

• (3) A statement that the transferred territory will be joined with a specific parcel and will not become a separate parcel.

f. The deed(s) and the required lot line adjustment documents, recorded pursuant to the lot line adjustment approval, shall be reviewed and approved by the Planning Director prior to being recorded.

g. The Kings County Treasurer-Tax Collector shall review the lot line adjustment prior to recording the deed(s) and the lot line adjustment form to ensure that the property taxes are properly paid pursuant to section 66412.(d) of the Subdivision Map Act.

h. The lot line adjustment form will be recorded at the request of the applicant, or the applicant's agent. After the Kings County Treasurer-Tax Collector has reviewed the lot line adjustment, a representative from the Kings County Public Works Department will review and record the documents. The lot line adjustment form will be recorded first, followed immediately in sequence by any deed(s) transferring the property.

i. Recording of the lot line adjustment documents shall constitute the completion of the procedures by the local agency. Recording of the deed(s) by the applicant shall constitute completion of the lot line adjustment.

j. The lot line adjustment shall become null and void if the lot line adjustment documents and any required deed(s) have not been recorded within three (3) years of the date that the applicant is informed that the review is complete. Upon application of the applicant, filed prior to the expiration of the lot line adjustment, the time at which the lot line adjustment expires may be extended by the Planning Director for a period or periods not exceeding a total of three (3) years.

5. Appeals: An appeal of the action by the Planning Director on the lot line adjustment map may be initiated by the applicant pursuant to Title 11, Chapter 18 of this Code. (Ord. 527, 8-4-1997)

No permit shall be granted for the construction, installation or placement of any building for sale, lease, or financing on any lot or parcel, except for model homes, or to allow occupancy thereof, for which a final map or parcel map is required by this Chapter until such map has been filed for record by the County Recorder. (Ord. 527, 8-4-1997)

The tentative map for which approval is sought for any proposed subdivision which requires a final or parcel map shall be prepared and processed in accordance with the provisions of the Subdivision Map Act and this Chapter.

A. Form: The tentative map shall be eighteen inches by twenty six inches (18" x 26") at a scale of not less than one hundred feet to the inch (1" = 100'). If more than one sheet is required, the total number of sheets comprising the tentative map shall be stated on each of the sheets and its relationship to each adjoining sheet shall be clearly shown. When more than three (3) sheets are used, an index shall show the entire subdivision.

• B. Information Required: Each tentative map shall contain the following information:

1. Number of proposed subdivision map as secured from the County Recorder's office preceded by the word "tentative" and date of preparation, or the number of the proposed parcel map as secured from the City Planning Department preceded by the word "tentative" and date of preparation;

2. Name and address of legal owner or owners;

3. Name and address of registered engineer or land surveyor preparing the map and his registration number;

4. The name and address of the subdivider and subdivider's agent;

5. Sufficient description to define the location and boundaries of the proposed subdivision and its relation to existing, adjacent subdivision maps, north point, scale and approximate acreage;

6. The boundary of the proposed subdivision as delineated by a heavy border;

7. The name, location and width of adjacent streets and alleys to a distance of two hundred feet (200');

8. The location, names and width of proposed streets and alleys within the boundary of the proposed subdivision and the proposed curve ratio;

9. Lot or parcel layout and approximate dimensions of each lot or parcel;

10. Lots or parcels shall be numbered consecutively;

11. Topographic contours (one foot minimum contour interval);

12. Proposed direction of drainage flow;

13. Boundaries of areas subject to inundation or storm water overflow and the locations, width and direction of flow of all watercourses, drainage channels and existing drainage structures;

14. All physical structures including, but not limited to, buildings, trees, fences, curbs and gutters, sidewalks, power poles, etc., shall be shown on the property being subdivided; such structures shall be dimensioned and accurately located by dimension in relation to lot or parcel lines or boundary lines of the proposed subdivision;

15. The existing use of all buildings located on the proposed subdivision and other uses of the property and whether they are to remain or be removed;

16. Existing and proposed zone district;

17. Assessor's parcel number;

18. Proposed method of water supply;

19. Proposed method of sewer and sewage disposal;

20. A reduced scale vicinity map shall be provided on the tentative tract map, which clearly shows the proposed subdivision with respect to the nearest major streets;

21. Proposed method of storm drainage disposal;

22. The width and location of all existing and proposed public or private easements;

23. The location, size, and description of any underground facilities such as wells, pipelines, telephone lines, septic tanks, etc.;

24. Statement of improvements and utilities proposed to be made or installed;

25. To the extent feasible, show all dedications and irrevocable offers of dedication on the tentative map or to be made by separate instrument;

26. Description of how the design of the tentative map has, to the extent feasible, provided for future passive or natural heating or cooling opportunities as imposed by section 66473.1 of the Subdivision Map Act;

27. Exception to any required development or improvement standard in this Chapter or contained in the Corcoran standard specifications;

28. Where circumstances exist with respect to the proposed project site that require additional technical information, including, but not limited to, grading plans, or soil and geotechnical studies, such information may be required with the filing of the tentative tract map.

C. Other Requirements: Much of the information specified in subsection A of this Section as may not practically be shown on the map shall be contained in a statement accompanying the tentative map.

D. Preliminary Review; Pre-Application Conference: Prior to the filing of a tentative map, the subdivider or his authorized representative shall file with the Planning Director five (5) copies of a preliminary tentative map. The Planning Director shall review the proposed subdivision for conformity with the Subdivision Map Act and this Chapter. The Planning Director shall confer with City staff as necessary to make such determinations. Within fifteen (15) days of receipt, the Planning Director shall complete the preliminary review and in writing notify the subdivider of any necessary corrections or modifications. The subdivider may, at his option, request a conference with the Planning Director for clarification of any determination made by the Planning Director and/or staff in the preliminary review.

• E. Filing:

1. The tentative map application shall be filed with the Department. The application shall be determined by the Department to be complete only when the content and form of the tentative map conform to the requirements of subsections B and C of this Section, and when all accompanying data and reports as may be required, including an environmental assessment, have been filed, and all fees and/or deposits as required by Section 12-1-3 of this Chapter. 2. Each subdivider or his authorized representative shall file with the Planning Director a completed tentative map application along with twenty (20) full-sized copies and one sepia, one eight and one-half inch by eleven inch (81/2" x 11") copy and such other copies and data as may be required of the tentative map as determined by the

Planning Director.

• F. Transmittal To Public Agencies And Utilities:

1. Within ten (10) days after receiving the tentative map and other required documents, the Planning Director shall distribute copies to other City departments and officials, governmental agencies, private organizations and utilities who are directly concerned with the proposed subdivision.

2. Such entities may review the tentative map and transmit any comments, recommendations, or proposed requirements thereon to the Planning Director who shall incorporate them into his report and recommendations to the Commission. Should no comments be received within the time set forth in the Subdivision Map Act, it shall be presumed that such other agencies and departments approve the tentative map as submitted.

G. Report And Recommendations Of Planning Director - Service On Subdivider: The Planning Director shall prepare a report and recommendations which will include all comments received on the tentative map, a copy of which will be provided to the subdivider at the time the regular agenda is distributed to the Planning Commission for the meeting where any action on the tentative map by the Commission may take place. In no case shall the subdivider

be served with the Planning Director's staff report on the proposed subdivision less than three (3) days prior to the public hearing at the meeting of the Planning Commission.

• H. Extension Of Time:

1. Any applicable time limits for acting on the tentative map application may be extended by mutual written consent of the subdivider and the City, as outlined in Map Act section 66451.1. A waiver of application time limits may be required to permit concurrent processing of related project requests.

2. If an extension of time is requested, such request shall be prepared and submitted on a form prescribed by the Planning Director and shall contain the signature of the Planning Director and subdivider agreeing to a specific extension of time for processing a tentative map.

I. Public Hearing: A public hearing shall be held for all proposed divisions of land. The applicant will provide a list of all property owners as shown on the last equalized assessment roll within three hundred feet (300') of the proposed subdivision. These property owners shall be given notice of such hearing by direct mailing. The public hearing shall be held before any Planning Commission action on the tentative map.

• J. Commission Action On Tentative Map:

1. The Planning Commission shall recommend approval, disapproval or approval with conditions of the tentative map to the City Council.

a. The Planning Commission may recommend denial of the tentative map on any grounds contained in the Map Act, General Plan or this Code. The Commission may recommend denial if it makes any of the following findings:

• (1) That the proposed map is not consistent with applicable General and Specific Plans as specified in section 65451 of the Map Act;

(2) That the design or improvement of the proposed subdivision is not consistent with applicable General and Specific Plans;

• (3) That the site is not physically suitable for the type of development;

• (4) That the site is not physically suitable for the proposed density of development;

• (5) That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;

• (6) That the design of the subdivision or type of improvements is likely to cause serious public health problems;

(7) That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision.

2. At the same time, the Commission shall recommend the improvements which will be required under the provision of this Chapter; the dedications, and irrevocable offers of dedication and the form thereof, which will be required under the provisions of the Chapter; and any other requirements or conditions of approval of the map.

3. The Planning Commission may further designate areas within the subdivision to be reserved for future schools, fire stations, libraries, recreational facilities, or other public uses, pursuant to the applicable provisions of the Subdivision Map Act.

K. Recommendation Of The Commission: The recommendation of the Commission, along with any appeal filed by the subdivider or interested person shall be presented to the City Council for final action.

1. A public hearing shall be scheduled by the City Council for consideration of the tentative map within thirty

• (30) days after the action by the Planning Commission.

2. The City Council shall examine the recommendations of the Planning Commission and consider testimony from the public hearing, and take action to approve, conditionally approve, or deny the tentative map.

3. Time periods specified in subsection K1 of this Section shall commence after certification of the environmental impact report, adoption of a negative declaration, or a determination by the City that the project is exempt from the

requirements of division 13, commencing with section 21000, of the Public Resources Code. (Ord. 527, 8-4-1997)

A. Expiration:

1. The approval or conditional approval of a tentative map shall expire no later than twenty four (24) months from the date the map was approved or conditionally approved. However, the map may be extended if the subdivider has complied with Map Act sections 66452.6(a) and (e).

2. The period of time as stated in this subsection A shall not include any period of time during which a lawsuit has been filed, whether or not first appealed to the Council, and is pending in a court of competent jurisdiction involving the approval or conditional approval of a tentative map only if a stay of time period is approved by the Council. After service of the initial petition or complaint upon the City, the subdivider shall, in writing to the Planning Director, request a stay in the time period of the tentative map. Within forty (40) days after receiving the request, the Commission shall either stay the time period for up to five (5) years or deny the requested stay. The request for the stay shall be a hearing with notice to the subdivider and to the appellant, and upon conclusion of the hearing, the Council shall render its decision.

3. The period outlined in this subsection A shall not include any period of time during which a development moratorium is in effect pursuant to Map Act section 66452.6.

4. Expiration of an approved or conditionally approved tentative map shall terminate all proceedings and no final map or parcel map of all or any portion of the real property included within the tentative map shall be filed without first processing a new tentative map. The final map or parcel map documents submitted for filing must be accepted as adequate for approval by the Council, by the City Engineer and Planning Director prior to the expiration date. B. Extension:

5. The subdivider may request an extension of the tentative map approval or conditional approval by filing a written application with the Director before the approval or conditional approval expires. The application shall state the reasons for requesting an extension. The subdivider shall be solely responsible for the filing of the application for extension.

6. The Director shall present the application to the Commission within thirty (30) days after such filing. The Commission shall grant or deny the request for an extension. The Commission may impose new conditions and revise existing conditions if an extension is granted and the map is not a vesting tentative map.

7. An extension or extensions of tentative map approval or conditional approval shall not exceed an aggregate of not to exceed five (5) years. (Ord. 527, 8-4-1997)

The modification or revision of an approved tentative map shall not extend the time limits imposed by the Subdivision Map Act and this Chapter. Minor revisions will be limited to those changes to a tentative map which do not substantially alter the street pattern, lot configuration, or overall design scheme, and which changes are consistent with the intent of the original tentative map approval, and that there are no resulting violations of the Map Act, or City development standards. The amendment shall be indicated on the approved or conditionally approved tentative map and certified by the Planning Director. Amendments to the tentative map conditions of approval which, in the opinion of the Planning Director, are not minor shall be presented to the Planning Commission and City Council for approval. Processing shall comply with the provisions for processing a tentative map as contained in this Chapter. The Planning Commission and/or City Council may impose new conditions of approval or revise previously imposed conditions of approval. (Ord. 527, 8-4-1997)

A. Purpose: The purpose of this Section is to establish procedures necessary for the processing, reviewing and approving a vesting tentative map application, and to supplement the provisions of the Map Act and this Chapter. Except as otherwise contained in this Chapter, the provisions of the Subdivision Regulations shall apply to a vesting tentative map application.

B. Application:

1. Whenever a provision of the Map Act, as implemented and supplemented by this Chapter, requires the filing of a tentative map or tentative parcel map, a vesting tentative map may be filed pursuant to the provisions of this Chapter.

2. If a subdivider does not seek the rights conferred by a vesting tentative map, the filing of a vesting tentative map shall not be a prerequisite to an approval for any proposed subdivision, permit for construction, or work preparation to construction.

• C. Filing And Processing:

1. A prospective subdivider, or agent, may request a preliminary map conference with the Planning Director prior to formal submittal of a subdivision application, pursuant to subsection 12-1-7D of this Chapter. During this conference, the Planning Director shall inform the subdivider of applicable policies, plans, and requirements as they apply to the proposed subdivision, review appropriate procedures outlined in this Chapter and examine possible alternatives or modifications relating to the proposed subdivision.

2. A vesting tentative map shall be filed in the same form and have the same contents, accompanying data and reports and shall be processed in the same manner as contained in Section 12-1-7 of this Chapter, except as hereinafter provided:

• a. At the time a vesting tentative map is filed it shall have printed conspicuously on its face the words "Vesting Tentative Map";

• b. An application for a vesting tentative map shall not be accepted for filing until the subdivision has been

determined by the Planning Director to be consistent with the General Plan, applicable specific plans and this Chapter; c. All required discretionary City approvals shall have been previously obtained or applications for same shall be filed concurrently with the vesting tentative map;

• d. At the time a vesting map is filed a subdivider shall supply the following information satisfactory to the Planning Director, in addition to those requirements specified in subsection 12-1-7B of this Chapter:

• (1) Completed application;

• (2) Fees;

• (3) Property owner list of addresses (within 300 foot radius of property boundaries) printed on two (2) sets of gummed labels;

• (4) Environmental information form;

• (5) Site plans, including the following items of information:

• (A) Project boundary and dimensions;

• (B) Dimensions relating to center line, property line and curb;

• (C) Building dimensions;

• (D) Building locations and size dimensions;

• (E) Street, driveway widths;

• (F) Bike paths, if required;

• (G) Mechanical equipment, location and dimensions;

• (H) Trash storage design, location and dimensions;

• (I) Recreation area location and design;

• (J) Wall and fence location and design;

• (6) Floor plans, dimensions and scale;

• (7) Elevations:

• (A) Dimensions and scale;

• (B) Color and materials;

• (C) Roof pitch and type;

• (8) Landscape plans:

• (A) ree sizes, locations and species;

• (B) Shrub species, range of sizes, typical locations;

• (C) Groundcover (if not lawn, on center dimension should be noted);

• (D) Curbing and planter areas;

• (E) Lighting;

• (9) One colored print of site plan, elevations and landscape plan, for public presentation;

• (10) Colored rendering;

• (11) Vicinity map (minimum 31/2 inches by 31/2 inches);

• (12) Phasing map, if applicable;

• (13) Preliminary grading plan;

• (14) Sample materials board;

• (15) Model, if required by the Planning Director;

• (16) Soils report, geological and hydrological studies, as required by the City Engineer.

D. Development Inconsistent With Zoning; Conditional Approval: Whenever a subdivider files a vesting tentative map for a subdivision whose intended development is inconsistent with the Zoning Ordinance in existence at that time, that inconsistency shall be noted on the map. The City may deny such a vesting tentative map or approve or conditionally approve providing that the subdivider, or his or her designee, obtain the necessary change in the Zoning Ordinance to eliminate the identified inconsistency. If the change in the Zoning Ordinance is obtained, the approved or conditionally approved vesting tentative map shall, notwithstanding subsection G of this Section, confer the vested right to proceed with the development in substantial compliance with the change in the Zoning Ordinance and the map, as approved.

E. Applications Inconsistent With Current Policies: Notwithstanding any provision of this Code, a property owner or his or her designee may seek approvals or permits for developments which depart from the ordinances, policies, and standards described in Section 12-1-30 of this Chapter, and the City may grant these approvals or issue these permits to the extent that the departures are authorized under applicable law.

F. Expiration: The approval or conditional approval of a vesting tentative map shall expire at the end of the same period, and shall be subject to the same extensions established by this Chapter for the expiration of an approved tentative map.

G. Rights Of A Vesting Tentative Map:

1. The approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards described in Map Act section 66474.2.

2. However, if Map Act section 66474.2 is repealed, the approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies and standards in effect at the time the vesting tentative map is approved or conditionally approved.

3. Notwithstanding subsection G1 of this Section, a permit approval, extension or entitlement may be made conditional or denied if any of the following findings are determined:

a. A failure to do so would place the residents of the subdivision or the immediate community, or both, in a condition dangerous to their health or safety, or both.

• b. The condition or denial is required in order to comply with State or Federal law.

4. The rights referred to herein shall expire if a final map is not approved prior to the expiration of the vesting tentative map as provided in subsection F of this Section. If the final map is approved, these rights shall last for the following periods of time:

a. An initial time period of one year beyond the recording of the final map. Where several final maps are recorded on various phases of a project covered by a single vesting tentative map, this initial time period shall begin for each phase when the final map for that phase is recorded. All final maps must be recorded within the time period contained in Section 12-1-8 of this Chapter or the vesting tentative map approval shall expire for those parcels for which final maps are not timely recorded.

b. The initial time period contained in Section 12-1-8 of this Chapter shall be automatically extended by any time used for processing a complete application for a grading permit or for design or architectural review, if the processing exceeds thirty (30) days, from the date a complete application is filed.

• c. A subdivider may apply for a one year extension at any time before the initial time period outlined in Section 12-1-8 of this Chapter expires.

d. If the subdivider submits a complete application for a building permit during the periods of time outlined in subsections G4a through G4c of this Section the rights referred to herein shall continue until either expiration or extension of that permit.

e. Consistent with this subsection G, an approved or conditionally approved vesting tentative map shall not limit the City from imposing reasonable conditions on subsequent required approvals or permits necessary for the development.

H. Amendments: Amendments to the approved or conditionally approved vesting tentative map shall be made pursuant to Section 12-1-9 of this Chapter. (Ord. 527, 8-4-1997)

A. Filing With The City:

1. Multiple final maps relating to an approved or conditionally approved tentative map may be filed prior to the expiration of the tentative map if the subdivider, at the time the tentative map application is filed, notifies the Planning Director in writing of the subdivider's intention to file multiple final maps on the tentative map, pursuant to subsection 12-1-7B of this Section. In providing the notice, the subdivider shall not be required to define the number or configuration of the proposed multiple maps.

The filing of a final map on a portion of an approved or conditionally approved tentative map shall not invalidate any part of the tentative map. Each final map which constitutes part, or unit, of the approved or conditionally approved tentative map shall have a separate subdivision number. The subdivision improvement agreement executed by the subdivider shall provide for the construction of improvements as required to constitute a logical and orderly development of the entire subdivision.

2. Any time after the approval or conditional approval of the tentative subdivision map and prior to the expiration thereof, the subdivider may file with the Planning Director the original and five (5) prints of the final map completed in accordance with the Subdivision Map Act and this Chapter. Such final map shall be accompanied by:

• a. Three (3) sets of improvement plans;

• b. Engineer's estimated (estimate cost of improvements);

• c. Preliminary title report;

d. Calculation and traverses sheets used in computing the distances, angles and courses shown on the final map and ties to existing and proposed monuments, and showing closures. Closures shall be within the allowable limits specified in this Chapter;

• e. Other documents and design calculations as may be required.

• f. Three (3) copies of the proposed deed restrictions, if applicable.

3. Fee for checking and processing final map and related documents as set forth in this Chapter.

4. Preliminary soils report.

• B. Checking And Processing Fees: Fees for checking and processing maps, improvements plans, and related documents shall be in the amounts prescribed from time to time by resolution of the City Council.

C. Transmittal To City Engineer: After issuance of a receipt by the Planning Director for the final map and improvement plans processing fee, the Planning Director shall transmit documents to the City Engineer for the final checking and approval.

• D. Form:

1. The final map which is filed shall be in full accord with the Subdivision Map Act, section 66434.

2. The final map shall be drawn in accordance with an accurate survey of the subdivision, the tentative map and any conditions of its approvals, and in accordance with the Subdivision Map Act and include all the following:

a. Index And Page Numbers: When more than three (3) sheets are used, an index shall show the entire subdivision. If more than one sheet is required, the total number of sheets comprising the final map shall be stated on each of the sheets and its relationship to each adjoining sheet shall be clearly shown.

• b. Tract Number: The tract number followed by the words "in the City of Corcoran".

• c. Names: The names without abbreviations of all:

• (1) Proposed streets;

• (2) Adjoining streets;

• (3) Proposed public areas; and

• (4) Adjacent tracts, records of survey or parcel maps.

• d. Scale: North arrow and scale used shall be shown on each sheet except the title sheet. The scale used shall not be less than one hundred feet to the inch (100' = 1").

e. Lot Data: All lots shall be numbered consecutively beginning with the number one with no omissions or duplications; provided, however, where the subdivision is a continuation of or an addition to an existing subdivision being the same tract number, the lot number shall commence with the number immediately following the last highest number of the existing subdivision and in all other respects conform to the above requirements. Each lot shall be shown entirely on one sheet. No block numbers shall be used. Lots shall show net acreage to the nearest hundredth or net square footage to the nearest square foot.

• f. Survey Data:

• (1) All survey data shown on the map shall be determined by a field survey made in accordance with standard practices and principles for land surveying.

(2) A traverse of the boundaries of the tract and all blocks must close within a limit of error not to exceed one foot (1') in ten thousand feet (10,000'). A traverse of the interior lots of the tract must close within a limit of error not to exceed one foot (1') in ten thousand feet (10,000').

(3) Sufficient data shall be shown so that the length and bearing of every line on the map including the center lines of all streets can be readily determined. The radius, tangent, arc length and central angle of all curves shall be shown. The bearings of radial lines to the beginning and end of each curve shall be shown.

g. Width: The final map shall show the width of each street; the width of the portion being dedicated, the width of the existing dedication, and the width of each side of the center lines; and the width of rights of way of railroads

and any other easements appearing on the map.

• h. City Boundaries: The final map shall show City boundaries adjoining the subdivision.

i. Monuments: The final map shall clearly describe and show the location of stakes, monuments or other evidence found on the ground to determine the boundaries of the tract. The map shall identify and show the locations of all new monuments.

j. Record Of Easements: The final map shall show the location, width, and side lines of all easements to which the lots are subject. If an existing easement already of record cannot be definitely located, a statement as to the easement shall appear on the title sheet. Public utility easements for storm drains, sewers, utilities and other purposes shall be denoted by broken lines. Distance and bearings on the side lines of the lots which are cut by easement shall be shown as to indicate clearly the actual lengths of the lot lines. The width of the easement, the lengths and bearings of the lines thereof, and sufficient ties to locate the easement shall be clearly labeled and identified, and if already of record, proper reference to the records shall be given. Easements being dedicated shall be so indicated in the certificate of dedication.

k. Dedications: All streets, alleys, access rights, drainage easements, public utilities easements, and other easements and parcels of land shown on the final map as intended for public use shall be offered for dedication for public use in accordance with the Subdivision Map Act.

l. Reservations: All property reserved for schools, fire stations, libraries, recreation facilities or other public uses shall be shown on the final map.

• m. Certificates: The following certificates and acknowledgements must appear on the title sheet of a final map:

• (1) Owner's certificates and acknowledgment and offer of dedication, if any;

• (2) Certificate of engineer with his registered engineer's number or of surveyor with his licensed land surveyor's number;

• (3) Certificate of approval of the City Engineer;

• (4) Certificate of approval by executive secretary of Planning Commission;

• (5) Certificate of the City Clerk of approval by the Council and acceptance of the offer of dedication;

• (6) Said title sheet shall also contain such other affidavits, certificates, acknowledgements, endorsements and notarial seals as are required by law and the provisions of this Chapter.

• E. Approval By The City Engineer:

1. The City Engineer shall examine all the documents as to conformity with the tentative map, as to the

• sufficiency of affidavits and acknowledgements, and such other matters as require checking to ensure compliance with the provisions of the Subdivision Map Act and of this Chapter.

2. The City Engineer shall either approve or return one copy of the map, improvement plans or other documents to the subdivider or his engineer noting the necessary corrections. On subsequent resubmittals to the City Engineer, the subdivider shall submit corrected documents and plans in duplicate. The City Engineer shall respond approving or showing required corrections. At such time as the final map, improvement plans, and other required documents are found to be in correct form and the matters shown thereon are sufficient, the City Engineer shall endorse his approval thereon and transmit it to the City Council for approval.

divider shall submit corrected documents and plans in duplicate. The City Engineer shall respond approving or showing required corrections. At such time as the final map, improvement plans, and other required documents are found to be in correct form and the matters shown thereon are sufficient, the City Engineer shall endorse his approval thereon and transmit it to the City Council for approval.

F. Action By The City Council: The City Council shall approve the final map if it conforms to all the requirements of this Chapter and the Subdivision Map Act applicable at the time of approval or conditional approval of the tentative map. If the City Council does not approve or disapprove the map within the time prescribed in the Subdivision Map Act, or any authorized extension thereof, and the map conforms to all the requirements and rulings, it shall be deemed approved, and the City Clerk shall certify its approval thereon.

G. Taxes And Assessments: Prior to the filing of the final map with the City Council, the owner or subdivider shall file such certificates and such security and make such payments as are required by sections 66492, 66493 and 66494

of the Subdivision Map Act.

H. Improvement Security And Agreement: The City Council, as a condition precedent to the approval of the final map, shall require the subdivider to enter into an improvement completion agreement upon mutually agreeable terms to thereafter complete such improvements at the subdivider's expense. The City shall require that performance of such agreement be guaranteed by the security in accordance with Sections 12-1-17, 12-1-18, and 12-1-20 of this Chapter.

I. Subdivision Guarantee: Before recording of the final subdivision map, the subdivider shall obtain a subdivision guarantee from a company authorized to issue title insurance which shall guarantee the County and the City in a designated sum that according to public records which, under the recording laws, impart construction notice of matters affecting the title to the land contained in the subdivision, the only parties having any record title interest in the land whose signatures are necessary under the Subdivision Map Act on the certificates consenting to the recordation of the final map of the land offering for dedication any streets, roads, avenues, and other easement offered for dedication by the final map are as stated in the subdivision guarantee.

J. Transmittal To County: When the subdivider has filed the agreement and bond or other security with the City Clerk and has made the deposits and cost payments required by the provisions of this Chapter and the Subdivision Map Act and when such agreement, deposits and/or security has been approved by the City Attorney as to form and by the City Engineer as to sufficiency, the final map shall be transmitted to the County Official for ultimate transmittal to the County Recorder.

ther security with the City Clerk and has made the deposits and cost payments required by the provisions of this Chapter and the Subdivision Map Act and when such agreement, deposits and/or security has been approved by the City Attorney as to form and by the City Engineer as to sufficiency, the final map shall be transmitted to the County Official for ultimate transmittal to the County Recorder.

K. Amending Of Final Map: A recorded final map shall be modified by a certificate of correction or an amending map, as per section 66472.1 of the Subdivision Map Act, if the City finds that there are changes in circumstances which make any or all of the conditions of such a map no longer appropriate or necessary and that modifications do not impose any additional burden on the present fee owner of the property, and if the modifications do not alter any right, title or interest in the real property reflected on the recorded map and the local agency finds that the map as modified conforms to the provisions of section 66474. Any such modification shall be set for public hearing as provided for in section 66451.3 of the Subdivision Map Act. (Ord. 527, 8-4-1997)

A. Survey Requirements: In all cases where a parcel map is required, such map shall be based upon a field survey or record data made in conformity with the Land Surveyor's Act. The parcel map shall clearly describe and show the locations of stakes, monuments or other evidence found on the ground to determine the boundaries of the subdivision. The map shall identify and show the locations of all monuments.

B. Dedications: Dedications or offers of dedication shall be made and signed by the same parties and in the same manner as set forth in section 66439 of the Subdivision Map Act for dedications by a final map.

C. Form And Content: The parcel map shall be prepared in conformance with section 66445 of the Subdivision Map Act. Scale shall not be less than two hundred feet to the inch (200' = 1"). When the Commission has deferred improvements in accordance with subsection 12-1-14C of this Chapter, the following certificate shall be ascribed on the map:

Pursuant to section 66411.1 of the Subdivision Map Act, all improvements have been deferred until such time as development of these parcels occurs. Notice is hereby given that no building permit shall be issued until such time as improvements are completed in accordance with the Corcoran Municipal Code and Corcoran Standard Specifications.

• D. Public Hearing: See subsection 12-1-7I of this Chapter.

• E. Commission Action:

1. The Planning Commission shall take an action to approve, disapprove, or approve with conditions, the tentative parcel map. Said tentative parcel map shall be prepared pursuant to Section 12-1-7 of this Chapter.

2. At the same time, the Commission shall designate the improvements which will be required under the provisions of this Chapter; the dedications, and irrevocable offers of dedication and the form thereof, which will be required under the provisions of this Chapter; and any other requirements or conditions of approval.

F. Filing With The City: Any time after the approval or conditional approval of the tentative map and prior to the expiration thereof, the subdivider may file with the Planning Director the original and five (5) prints of the parcel map completed in accordance with the Subdivision Map Act and this Chapter. Such parcel map shall be accompanied by:

1. Title Report: A preliminary title report issued by a title insurance company with offices in the County, in the name of the owner of the land, issued to or for the benefit and protection of the City, showing all parties whose consent is necessary and their interest therein;

2. Dedications: Documents for dedications or offers of dedications as described in subsection 12-1-12E of this Section;

3. Improvement Plans: Improvement plans as may be required;

4. Fees: Fees for checking parcel map and related documents as set forth in Section 12-1-3 of this Chapter;

5. Reports/Documents: Preliminary soils reports or other documents or material as may be required;

6. Calculations: Calculation and traverse sheets used in computing the distance, angles and courses shown on the final map and ties to existing and proposed monuments, and showing closures. Closures shall be within allowable limits specified in this Chapter.

G. Transmittal To City Engineer: After issuance of a receipt by the Planning Director for the parcel map and related documents processing fee, the Planning Director shall transmit such documents to the City Engineer for the final check and approval.

• H. Approval Of The City Engineer:

1. The City Engineer shall examine all the documents as to conformity with the tentative map, as to the sufficiency of affidavits and acknowledgements, and such other matters as require checking to ensure compliance with the provisions of the Subdivision Map Act and of this Chapter.

2. The City Engineer shall either approve or return one copy of the map, improvement plans or other documents to the subdivider or his engineer noting the necessary corrections. On subsequent resubmittals to the City Engineer, the subdivider shall submit correct documents and plans in duplicate. The City Engineer shall respond approving or showing required corrections. At such time as the parcel map, improvement plans, and other required documents are found to be in correct form and the matters shown thereon are sufficient, the City Engineer shall endorse his approval thereon.

I. Action By The City Council: If dedications or offers of dedications are required, then within the time limits set forth in the Subdivision Map Act, the City Council shall approve the parcel map if it conforms to all the requirements of the Chapter and the Subdivision Map Act applicable at the time of approval or conditional approval of the tentative map and any rulings made thereunder, or, if it does not so conform, disapprove the map. If the City Council does not approve or disapprove the map within the time prescribed in the Subdivision Map Act, or any authorized extension thereof, and the map conforms to all the requirements and rulings, it shall be deemed approved, and the City Clerk shall certify its approval thereon.

J. Improvement Requirements: Improvements required by the Planning Commission and City Council shall be in full conformity with all the requirements in Section 12-1-14 of this Chapter.

K. Subdivision Guarantee: Prior to recordation of the parcel map, the subdivider shall obtain a subdivision guarantee in conformity to the requirements as set forth in Section 12-1-15 of this Chapter.

L. Transmittal To County: At such time as all the requirements of this Chapter and the Subdivision Map Act have been satisfied and all required fees have been paid, the parcel map shall be transmitted directly to the County official for ultimate transmittal to the County Recorder. (Ord. 527, 8-4-1997)

A. Requirements: Except where modified by the City Council, each subdivision or parcel map and the map thereof shall be in conformity with the standards set forth or referred to in this Chapter and the standard specifications of the City.

B. Conformance To Plans: All subdivision maps shall conform to any specific plans of streets, public areas or other projects or plans adopted or approved by the Council. There shall be conformity with the principles and standards of the General Plan, Specific Plan and to the City Zoning Regulations.

C. Buildable Lots: All subdivisions shall result in the creation of lots which are developable and capable of being built upon. The minimum area of any lot shall be as required by the Zoning Ordinance. No subdivision shall create lots which are impractical of improvement due to size or shape, steepness of terrain, location of watercourses, problems of sewerage or driveway grades, or other natural physical conditions.

D. Access To Public Streets: All lots or parcels created by the subdivision of land shall have direct access to a public street except where adequate internal circulation is provided by a private street. If private streets are proposed, subdivider shall submit a development plan showing the alignment, width, grade and material specifications of any proposed private street, the topography and means of access to each lot, drainage and sewerage of the lots served by such private street, and plan satisfactory to the City Council for ownership and maintenance of said street and the liability for taxes thereon. Construction of the private street or access shall be completed prior to occupancy of any buildings on lots served by a private street.

E. Lot Standards: The size, shape and orientation of lots in the subdivision shall be appropriate to the location of the proposed subdivision and to the type of development contemplated. The following principles and standards shall be observed:

1. The minimum area and dimensions of all lots shall conform to the requirements of the Zoning Ordinance for the district in which the subdivision is located;

2. The sidelines of all lots, so far as possible, shall be at right angles to the street which the lot faces, or approximately radial to the center of curvature, if such street is curved. Sidelines of lots shall be approximately radial to the center of curvature of a cul-de-sac on which the lot faces;

3. No lot shall be divided by a City boundary line, tax district line, special district line, nor any boundary between parcels registered under separate ownership. Each such boundary line shall be made a lot line;

4. No remnants of property shall be left in the subdivision which do not conform to lot requirements, or are not required for a private utility or public purpose unless designated alphabetically on the subdivision map for a specific use or nonuse and referred to as an outlot;

5. Lot numbers shall begin with the number one and shall continue consecutively through the tract, with no omissions or duplications, and no block designation shall be used;

6. Lots having double frontage shall not be approved except where necessitated by topographic or other unusual conditions. Where such lots are approved, vehicular access from one frontage shall be waived. The width of each block shall be sufficient for an ultimate layout of two (2) tiers of lots therein of a size required by the provisions of this Chapter unless the general layout in the vicinity, lines of ownership, topographical conditions, or locations of arterial streets or freeways justify or make necessary a variation from this requirement.

F. Streets:

1. Conformance: The subdivision design shall conform to the pattern of arterials designated in the Corcoran General Plan, and to any future street plan lines approved by the City Council. Whenever a subdivision fronts on a designated arterial, it shall be included on said map and shall be platted by the subdivider in the location indicated in the General Plan.

2. Minimum Standards: Street standards shall be adopted by the City in the City of Corcoran Improvement Standards or Standard Specifications. All streets and arterials shall be platted according to the standards provided for in the City of Corcoran Standard Specifications in effect at the time of the preparation of the subdivision map, except where it can be shown by the subdivider, to the satisfaction of the City Council, that the topography or the small number of lots served and the probable future traffic development are such as to unquestionably justify a lesser standard. But in no case shall the right-of-way width be less than the minimum specified in the City of Corcoran Standard Specifications, with the exception of a planned unit development which may further modify these standards.

3. Street Pattern: The street pattern in the subdivision shall be in general conformity with a plan for the most advantageous development of adjoining areas and the entire neighborhood or district. The following principles shall be observed:

a. Continuous Streets: Where appropriate to the design and terrain, proposed streets shall be continuous and in alignment with existing, planned or platted streets with which they are to connect;

b. Extension Of Streets: Proposed streets shall be extended to the boundary line of the land to be subdivided, unless prevented by topography or other physical conditions, or unless, in the opinion of the Planning Commission, such extension is not necessary for the coordination of the subdivision with the existing layout or the most advantageous future development of adjacent tracts;

c. Access: Where necessary to give access to or permit a satisfactory subdivision of adjoining land, streets shall extend to the boundary of the property and the resulting dead end streets may be approved with a temporary turnaround. In all other cases, a turnaround having a minimum pavement radius as specified in the City of Corcoran Standard Specifications in effect at the time the subdivision map is submitted is required;

give access to or permit a satisfactory subdivision of adjoining land, streets shall extend to the boundary of the property and the resulting dead end streets may be approved with a temporary turnaround. In all other cases, a turnaround having a minimum pavement radius as specified in the City of Corcoran Standard Specifications in effect at the time the subdivision map is submitted is required;

d. Intersections: Proposed streets shall intersect one another as nearly at right angles as possible. "T" intersections rather than "cross" intersections shall be used wherever possible. The center line of all streets shall be the continuation of the center line of existing streets or shall be offset at least the distance as specified in the City of Corcoran Standard Specifications in effect at the time the subdivision map is submitted;

e. Certain Streets Prohibited: Excessively long, straight, local residential streets, conducive to high speed traffic, shall be prohibited;

f. Cul-De-Sacs: Cul-de-sacs or dead-end streets should not be more than the length specified in the City of Corcoran Standard Specifications in effect at the time the subdivision map is submitted;

g. Street Types: All streets shall be known as "avenues". All curvilinear or diagonal streets shall be known as "drives". Cul-de-sac streets shall be known as "courts" or "circles";

h. Street Names: All street names shall be approved by the Planning Commission. Duplication of existing names shall not be allowed unless the streets are approximately in alignment with existing streets and not so far removed;

i. Alleys: The City Council may require alleys if there is a demonstrated need to maintain continuity of existing alleys. If alleys are required, they shall be constructed to City standards as specified in the City of Corcoran Standard Specifications in effect at the time the subdivision map is submitted;

j. Design Adjacent To Arterials: Subdivision design adjacent to arterials shall be as specified in the Corcoran General Plan and as specified in the City of Corcoran Standard Specifications in effect at the time the subdivision map is submitted;

k. Frontage Roads: Frontage roads, if required, shall conform to the standards and shall be separated from the arterial or freeway by a strip of permanent landscaping as specified in the City of Corcoran Standard Specifications in effect at the time the subdivision map is submitted, subject to approval by the Planning Director. Frontage roads shall enter arterials by means of intersections designed with turning and stacking capacity adequate for the traffic volume as estimated by the City Engineer;

l. Lots Adjacent To Arterials: Where residential lots are adjacent to an arterial street and no frontage road is provided, access from such lots is prohibited. In such cases, an additional ten foot (10') dimension is required in either lot width or depth to provide for a permanent landscaped setback. A wall or fence as approved by the Commission shall be required at the rear or side of lots adjacent to the arterial;

Arterials: Where residential lots are adjacent to an arterial street and no frontage road is provided, access from such lots is prohibited. In such cases, an additional ten foot (10') dimension is required in either lot width or depth to provide for a permanent landscaped setback. A wall or fence as approved by the Commission shall be required at the rear or side of lots adjacent to the arterial;

m. Rear Of Lot Boarders Arterial: When the rear of any lot borders an arterial, the subdivider may be required to execute and deliver to the City an instrument, deemed sufficient by the City Attorney, prohibiting the right of ingress and egress from said arterial to said lot;

n. Grades, Curves, And Sight Distances: Grades, curves and sight distances shall be subject to approval by the City Engineer, to ensure proper drainage and safety for vehicles and pedestrians. The following principles and minimum standards shall be observed:

(1) Grades of streets shall not be less than as specified in the City of Corcoran Standard Specifications in effect at the time the subdivision map is submitted;

(2) Whenever any street intersects an arterial street or State highway, the property line at such intersection shall be rounded with a curve having a radius of not less than as specified in the City of Corcoran Standard Specifications in effect at the time the subdivision map is submitted. On all other street intersections, the property line at each block corner shall be rounded with a curve having a radius of not less than as specified in the City of Corcoran Standard Specifications in effect at the time the subdivision map is submitted. In either case, a greater curve radius may be required if streets intersect at other than right angles;

(3) The center line curve radius on all streets and highways shall conform to accepted engineering standards of design and as specified in the City of Corcoran Standard Specifications in effect at the time the subdivision map is submitted.

G. Curbs And Sidewalks: Curbs and sidewalks shall be installed as specified in the City of Corcoran Standard Specifications in effect at the time the subdivision map is submitted. Sidewalks shall be required on both sides of the street unless it can be shown through design or lot size (in excess of 1/2 acre) that elimination will not jeopardize the

public safety.

H. Landscaping: The developer shall be responsible for providing one street tree (minimum 15 gallon) in the front yard setback of all residential lots, the variety of tree to be approved by the Planning Director. The developer shall pay a fee as established by City Council in lieu of providing trees.

I. Utilities And Easements: All utility distribution facilities shall be placed underground. Utility easements shall be provided within the subdivision where required for public utility purposes. Modification of the easement width requirement may be granted only when approved by both the City Engineer and the public utility or utilities concerned.

J. Watercourses: The subdivider shall dedicate a right of way for storm drainage conforming substantially with the liens of any natural watercourse or channel, stream or creek that traverses the subdivision, or at the option of the City Council the subdivider shall provide by dedication further and sufficient easements or construction, or both, to dispose of such surface and storm water.

K. Block Design: When at all possible a block shall have sufficient width for an ultimate layout of two (2) tiers of lots of the size required by the provisions of the Zoning Ordinance.

L. Block Standards: Blocks shall not normally exceed nine hundred feet (900') in length between street lines, except where subdivisions containing parcels of one-half (1/2) acre or larger justify or require a variation from this

requirement.

M. Commercial And Industrial Areas: When property is designated for commercial or industrial use either in the General Plan, Specific Plan or the Zoning Regulations, the plan of the subdivision shall be appropriate for such uses. Streets shall have adequate capacity to handle the anticipated traffic which will utilize them. As far as practicable,

streets shall be laid out so that there will be direct access to the commercial or industrial area from arterial or collector streets without utilizing local streets traversing residential areas. Lot areas and dimensions shall be adequate to accommodate the yard spaces, off-street parking facilities, and off-street loading facilities required by the Zoning Regulations.

N. Reserve Strips: A one foot (1') reserve strip shall be provided at the dead end of a stubbed street or at the edge of a partial width street and shall be offered for dedication to the City for future street purposes and shown on the final map. (Ord. 527, 8-4-1997)

A. General Requirements: All improvements shall be constructed at the subdivider's expense in accordance with the requirements of this Chapter.

B. In A Subdivision For Which A Final Map Is Required: As a condition of approval of a tentative map for which a final map is required, the subdivider shall agree to construct, install, or provide all improvements as set forth in this Chapter.

C. In A Subdivision For Which A Parcel Map Is Required: As a condition of approval of a tentative map for which a parcel map is required, improvements as set forth in this Chapter may be required. The extent of such improvements shall be determined by the Planning Commission pursuant to section 66411.1 of the Subdivision Map Act. The Planning Commission may defer improvements until development of proposed division of land occurs. Improvements shall not be waived in any developed area.

• D. Standards And Design Criteria:

1. The criteria and standards used for the design and construction of improvements shall be in accordance with the following:

a. "City of Corcoran Standard Specifications", copies of which are available for examination by the public in the offices of the City Engineer;

• b. All the applicable provisions of Section 12-1-13 of this Chapter;

• c. All other requirements set forth in this Chapter.

2. Exceptions: The City Engineer or other designated City official may make minor changes in typical sections and details if unusual conditions apply to the subdivision or arise during construction to warrant such change. E. Plans:

3. Improvement plans shall include all drawings and specifications necessary for the orderly construction of improvements for the subdivision.

4. All such plans shall be prepared by a civil engineer licensed in the State of California in keeping with standard engineering practices. All plans shall be stamped and signed by a licensed engineer.

5. All such plans shall be drawn on tracing paper or polyester base film in ink or pencil capable of producing a legible print.

6. All sheets shall be twenty four inches by thirty six inches (24" x 36") and shall be incorporated into one complete set of plans. When more than three (3) sheets of drawings are required, an index to drawings shall be ascribed on the first sheet of the set.

7. Elevations of all improvements shall be based on City of Corcoran datum.

F. Required Improvements; Generally: The improvements set out in City of Corcoran Standard Specifications shall be clearly set forth in the improvement plans and shall be constructed or installed in accordance therewith. The following improvements shall also be required:

1. Plan Check And Inspection Fees: Subdivider shall be required to pay plan check and inspection fees which shall include all charges for engineering and inspection services rendered by the City, including cost of recording maps

in an amount prescribed by resolution of the City Council;

2. Street Drainage: Grading, curbs and gutters, paving, drainage structures necessary for the proper use and drainage of streets and pedestrianways and for the public safety;

3. Site Grading: Site grading and drainage taking into consideration the drainage pattern of adjacent improved and unimproved property and treating upstream areas, where appropriate as though fully improved;

4. Street Grading And Surfacing: All streets and pedestrianways shall be graded and surfaced to widths and grades shown on the improvement plans and profiles signed by the City Engineer, and approved by the City Council or as established by law;

5. Extension Improvements: The subdivider shall improve the extension of all subdivision streets and

• pedestrianways to the intercepting paving line of any County road, City street or State highway;

6. Sidewalk Installation: Sidewalks shall be installed as shown on the improvement plans and profiles signed by the City Engineer;

7. Sanitary Sewer Facilities: Sanitary sewer facilities connecting with the existing City sewer system shall be installed in accordance with the requirements of the City Engineer and shall serve the subdivision with a separate private lateral for each lot and to grades and sizes shown on the plans signed by the City Engineer. No septic tanks or cesspools will be permitted;

8. Storm Water Drains: Storm water drains shall be installed as shown on the plans signed by the City Engineer. Existing installations and facilities to be utilized for storm drainage shall be piped in accordance with the requirements of the City Engineer;

9. Water Mains And Fire Hydrants: Water mains and fire hydrants connection to the water system serving the City shall be installed as required by the City Engineer and shown on the plans signed by the City Engineer. Mains and individual lot services shall be of sufficient size to furnish an adequate water supply for each lot or parcel in the subdivision and to provide adequate fire protection;

10. Street Signs: Street signs shall be installed by the subdividers;

11. Barricade Installation: Any required barricades to prevent traffic access at dead-end streets shall be provided by the subdivider in accord with the standard specifications;

12. Street Trees: Street trees, if required, shall be of a type approved by the City Council and planted in locations approved by it;

13. Monuments, Barricades And Safety Devices: Permanent monuments, barricades and traffic safety devices shall be placed as required by the City Engineer;

14. Street Lights: Street lighting facilities shall be provided in accordance with the City Council's policy for the area of the City where the subdivision is located. Lighting shall be adequate to permit proper policing of the subdivision;

15. Pavement Markings: Pavement markings shall be provided as required by the City Engineer;

16. Underground Utilities: All utility distribution facilities including, but not limited to, electric, communication, and cable television lines installed in and for the purpose of supplying service to any subdivision, shall be placed underground in accordance with the utility's rules and regulations on file with the California Public Utilities Commission;

17. Underground Facilities Equipment: Equipment appurtenant to underground facilities such as surface-mounted transformers, street light poles, pedestal-mounted terminal bases and meter cabinets and concealed ducts may be installed above the surface of the ground and in a manner so as to avoid any adverse impact on the aesthetics of the subdivision. The subdivider is responsible for complying with the requirements of this Section and shall make the necessary arrangements with the utility companies involved for the installation of said facilities;

18. Construction Of Underground Utilities: All underground utilities, sanitary sewers, and storm drains installed in streets, service roads, alleys, or highways shall be constructed in accordance with the standard specifications prior to the surfacing of such street, service road, alley or highway. Service connections for all underground utilities and sanitary sewers shall be placed in such length as will avoid the necessity for disturbing the street or alley improvements when service connections thereto are made;

19. Railroad Crossings: Provisions shall be made for any railroad crossings necessary to provide access to or circulation within the proposed subdivision, including the preparation for all documents necessary for application to the State Public Utilities Commission or the establishment and improvement of such crossings;

20. Landscaping: Landscaping in accordance with subsection 12-1-13(H) of this Chapter;

21. Lot Corners: The subdivider's engineer or surveyor shall set at all lot corners a marker consisting of one inch (1") diameter iron pipe twenty four inches (24") long with the engineer's marker thereon;

22. Other Improvements: Where deemed necessary by the City Council for the public health, safety or welfare, other improvements may be required.

G. Supplemental Improvements Required: The subdivider may be required to install improvements for the benefit of the subdivision which may contain supplemental size, capacity or number for the benefit of property not within the subdivision as a condition precedent to the approval of a subdivision or parcel map, and thereafter to dedicate such improvements to the public. Supplemental size, capacity or number shall mean that size capacity or number in excess of the minimum standard City requirements.

H. Supplemental Improvements; Reimbursement Agreement: The City may enter into an agreement for reimbursement to the subdivider of the cost of the supplemental capacity, size or number. However, the subdivider shall be reimbursed only for that portion of the cost of such improvements equal to the difference between the amount it would cost the subdivider to install improvements to serve the subdivision only and the actual cost of oversize improvements.

e City may enter into an agreement for reimbursement to the subdivider of the cost of the supplemental capacity, size or number. However, the subdivider shall be reimbursed only for that portion of the cost of such improvements equal to the difference between the amount it would cost the subdivider to install improvements to serve the subdivision only and the actual cost of oversize improvements.

I. Utility Fees And Off-Site Charges: The subdivider shall pay utility and off-site charges as may be required by Council resolution or ordinance in effect at the time of approval of the tentative subdivision map. The schedule of charges shall terminate at the time the tentative map expires or is reapproved by the City Council. Utility and off-site charges in effect at the time of reapproval of a tentative subdivision map shall apply to the subdivision. These charges shall be paid prior to the approval of the subdivision agreement by the City Council or included in the instrument of credit if such is the form of security for the subdivision agreements.

J. Completion Of Subdivision Improvements: A subdivision for which a final or parcel map is required shall not be approved and subsequently recorded until improvements required as a condition of approval of the tentative map have been completed or an agreement to complete the improvements has been entered into pursuant to section 66462 of the Subdivision Map Act. Such agreement to complete improvements shall be guaranteed by security in the amount, type, form and content as set forth in this Chapter. (Ord. 527, 8-4-1997)

The agreement to complete required improvements shall contain such stipulations as may be required to assure completion of the subdivision in accordance with the requirements of the City. Such stipulations shall specify that the subdivider shall complete the improved work within twelve (12) months and provide that if he/she fails to complete such work within such period, the City may complete the same and recover the full cost and expense thereof from the subdivider. The agreements shall provide for inspection of all improvements by the City. The form and content of such agreement shall be approved by the City Attorney.

The improvement agreement shall be secured by a bond or security in the amount, type, form and content as set forth in this Chapter. (Ord. 527, 8-4-1997)

Improvement security shall be of the type as provided for in section 66499 of the Subdivision Map Act subject to review by the City Attorney and approval of the City Council. (Ord. 527, 8-4-1997)

When a bond is used to secure the faithful performance of the agreement for subdivision improvements it shall be in substantially the same form as provided for in section 66499.1 of the Subdivision Map Act subject to review by the City Attorney and approval by the City Council. Appropriate modifications shall be made in such form if the bond is being furnished for the performance of an act not provided for by agreement. (Ord. 527, 8-4-1997)

The improvement security shall be provided in the amount as follows:

A. Performance Security: One hundred percent (100%) of the City Engineer's total estimated cost of the improvement or act to be performed securing payment to the contractor, the subcontractors and to persons furnishing labor, materials or equipment to them for the improvement or the performance of the required act.

B. Labor And Materials Security: Fifty percent (50%) of the total estimated cost of the improvement or act to be performed securing payment to the contractor, the subcontractors and to persons furnishing labor, materials or equipment to them for the improvement or the performance of the required act. (Ord. 527, 8-4-1997)

A. Security For Performance: May be reduced as work progresses only for the work satisfactorily completed. Upon written request from the subdivider, the City Engineer or other designated City official shall determine the value of work completed satisfactorily. In no event shall such security be reduced more than ninety percent (90%) of the value of the work completed. Upon recommendation of the City Engineer and determination of the City Council, a notice of completion shall be filed with the County Recorder.

B. Security For Labor And Materials: Shall be released thirty five (35) days after such notice of completion is filed; provided that no claims are filed. If any claims are filed, the amount of such security retained shall be equal to the amount of such claims. No security given for the guarantee or warrant of work shall be released until the expiration of the period thereof.

C. Maintenance Bond: After filing the notice of completion and before final release of any security, the subdivider shall provide the City with a one year maintenance bond in the amount of ten percent (10%) of the City Engineer's estimated cost of improvements. Such bond or other security shall be subject to review by the City Attorney and approved by the City Council. (Ord. 527, 8-4-1997)

Upon the failure of the subdivider to complete any improvement, act, or obligations within the time specified, or an approved extension thereof, the City Council may, upon notice in writing of not less than ten (10) days, served upon the person responsible for the performance thereof, or upon notice in writing of not less than twenty (20) days, served by certified mail addressed to the last known address of such person, determine that the subdivider is in default and may cause the improvement security or such portion thereof as is necessary to complete the work or act or other obligation of the subdivider secured thereby to be forfeited to the City. (Ord. 527, 8-4-1997)

Improvement work shall not be commenced until the City Engineer or other designated City official has been given twenty four (24) hours' notice. If the work is discontinued for any reason, it shall not be commenced until such notice is given. (Ord. 527, 8-4-1997)

The construction of all required improvements shall be inspected by the City Engineer or other designated City official for conformance with improvement plans. Any work completed without such required inspection shall be subject to removal and reconstruction at the cost of the subdivider. (Ord. 527, 8-4-1997)

Inspection and plan check fees shall be in the amount prescribed from time to time by resolution of the City Council. (Ord. 527, 8-4-1997)

A. General: All testing required by this Section shall be performed by a City-approved certified testing laboratory. The subdivider shall be responsible for all tests required under this Section. Test results shall be provided to the City Engineer as testing is performed.

B. Grading: All embankments and excavation shall be compacted in accordance with the City standards. There shall be a sufficient number of tests at sufficient depths to ensure proper compaction and moisture content. At such time as the grading is completed, a resume of such tests shall be submitted to the City Engineer or other designated City official for review and approval.

C. Concrete Work: Prior to the placement of any concrete in public rights of way, the subdivider or his contractor shall notify the City. The City shall inspect the work for proper compaction. The City Engineer may require additional compaction tests to assure proper compaction and moisture content. The Engineer or other designated City official may take concrete cylinder samples as he may deem necessary. The breaking of such samples shall be at the subdivider's expense. The City shall check all curbs and gutters which fail to meet required tolerances as set forth in the City standards.

D. Underground Utilities: All trench backfill shall be compacted to City requirements. The contractor may use any approved method to obtain required compaction. There shall be a sufficient number of tests at sufficient depth to assure proper compaction and moisture content.

• E. Streets And Alleys:

1. Prior to placement of any required base, the subgrade shall be prepared and a sufficient number of compaction tests taken at sufficient depths to assure proper compaction and moisture content. The laboratory shall submit reports of such tests to the City Engineer or other designated City official for review and approval. No base shall be placed until such approval is obtained.

2. After the placement of base and prior to placement of pavement, the City Engineer or other designated City official may require additional compaction tests to be taken. The laboratory shall submit reports of such tests to the City for review and approval.

3. In addition to the above tests and requirements, the City Engineer or other designated City official may require certification of the concrete, aggregate base and asphalt concrete material and such additional testing or other

information necessary to assure proper construction in compliance with the improvement plans. (Ord. 527, 8-4-1997)

At such time as all improvements are completed, the subdivider shall arrange a meeting with the City Engineer or other designated City official for an inspection of the work. The subdivider or his representative shall be present during the time of inspection. The City may require all required monuments as required in this Chapter to be exposed including all street monuments and lot corner monuments. No deferment of monuments shall be allowed. When all improvements are completed, the City Engineer or other designated City official shall proceed to release security as provided for in this Chapter. (Ord. 527, 8-4-1997)

At such times as the improvement work has been satisfactorily completed and approved as set forth in this Chapter, before filing the notice of completion, the subdivider shall submit a complete set of photo Mylar reproducible as-built improvement plans. Said as-builts shall be based upon comments provided by the City Engineer. Such plans shall clearly show any changes that were made during construction. As-built improvement plans shall include permanent elevation bench marks based upon the City datum at such locations as may be required by the City Engineer or other designated City official. Bench mark elevations shall be set to the nearest one-hundredth of a foot (1/100'). (Ord. 527,

8-4-1997)

The provisions for school site dedication shall be as outlined in section 66478 of the Subdivision Map Act. (Ord. 527, 8-4-1997)

A. General: As a condition of approval of a tentative map, the subdivider shall reserve sites appropriate in area and location, for parks, recreational facilities, fire stations, libraries or other public uses according to the standards and formula contained in this Chapter.

B. Standards For Reservation Of Land: Where a park, recreational facility, fire station, library, or other public use is shown on an adopted Specific Plan or adopted General Plan containing a community facilities element, recreation and parks element and/or a public building element, the subdivider may be required by the City to reserve sites, as determined by the City in accordance with the principles and standards contained in the Specific Plan or General Plan. The reserved area must be of such size and shape as to permit the balance of the property within which the reservation is located to develop in an orderly and efficient manner. The amount of land to be reserved shall not make

development of the remaining land held by the subdivider economically unfeasible. The reserved area shall conform to the adopted Specific Plan or General Plan, and shall be in such multiples of streets and parcels as to permit an efficient division of the reserved area in the event that it is not acquired within the prescribed period.

C. Procedure: The public agency for whose benefit an area has been reserved shall, at the time of approval of the final map or parcel map, enter into a binding agreement to acquire such reserved areas within two (2) years after the completion and acceptance of all improvements, unless the period of time is extended by mutual agreement of the subdivider and the agency.

D. Payment To Subdivider: The purchase price shall be the fair market value thereof at the time of the filing of the tentative map plus the real property taxes against the reserved area after the date of the reservation and any other costs incurred by the subdivider in the maintenance of the reserved area, including interest costs incurred on any loan covering the reserved area. The fair market value of the property shall be established considering the value of the property as it may be enhanced by approval of the subdivision map, rezoning, or other entitlement for use.

E. Termination: If the public agency for whose benefit an area has been reserved does not enter into a binding agreement, the reservation of the area shall automatically terminate. (Ord. 527, 8-4-1997)

A. General: The provisions for determination of park site dedication or payment of fees in lieu thereof, shall be as outlined in section 66477 of the Subdivision Map Act.

B. Credit For Private Recreation Or Open Space: Where private park and recreational area is provided in a proposed subdivision, and the developer requests credit for such area against the requirement of land or payment of fees in lieu thereof, any credit shall be determined by resolution of the City Council. (Ord. 527, 8-4-1997)

A. Purpose: The purpose of this Chapter is to allow the City Council to approve or conditionally approve exceptions to any of the requirements and regulations set forth in this Chapter in accord herewith.

B. Exceptions Permitted: Exceptions to the regulations and requirements of this Chapter may be allowed for the following conditions:

1. When property is impossible or impractical to develop in accordance with any of the provisions of this Chapter because of special circumstances or conditions which affect such property.

2. When a subdivider proposes to develop property using modern site planning techniques in a manner which does not conform or literally comply to the design standards or regulations set forth in this Chapter but would serve to facilitate the ultimate development of the land in a manner that will be commensurate with contemporary living patterns and technical progress.

C. Memorandum Of Justification: At no time later than the time of filing of the tentative map the subdivider shall submit a memorandum in writing containing the following information:

1. A complete list of all the exceptions requested and justification of such exceptions;

2. Tentative plans, plan of development or any other material necessary to support justification of such exception;

3. If applicable, any decision previously made by the City Council on the proposed property with respect to the Zoning Regulations, complete with all material and information required therewith.

• D. Planning Commission Review And Decision:

1. At such time as the Planning Commission reviews the tentative map it shall review the memorandum of justification. The Commission shall recommend approval, approval with conditions or disapproval of the request exceptions. The decision and findings of the Commission shall be transmitted to the City Council for final decision. However, if the exception is granted, the following findings must be made:

• a. That there are special circumstances or conditions affecting the property;

• b. That the exception is necessary for the preservation and enjoyment of a substantial property right;

• c. That the total development of the property with the exceptions shall in the aggregate be at least equivalent to standard requirements set forth in this Chapter and be in harmony with other developed areas in the immediate vicinity;

• d. That such exceptions will not be detrimental to the public health, safety, convenience and public welfare;

e. That such exceptions conform to the requirements of the Zoning Ordinance or any approved exception thereof.

2. The findings of fact described in subsection B1 and B2 of this Section may not be necessary when a subdivider files for an exception based on the condition described in subsection 12-1-7B27 of this Chapter.

E. Planned Unit Developments: Where in accordance with the provisions of the Zoning Ordinance a planned unit development has been tentatively approved subject to the approval of exceptions required in these regulations the Commission shall find that the tentative map conforms to such plan.

F. Appeals: The subdivider or any interested person may appeal any action or decision of the Planning Commission with respect to granting or denying any exception as set forth in this Chapter. All appeals shall be filed and processed in accordance with section 66452.5 of the Subdivision Map Act.

G. Final Map: A copy of such exceptions and all required findings shall be transmitted to the City Council with the final map. (Ord. 527, 8-4-1997)

A. Adoption: Pursuant to section 66483(b) of the Subdivision Map Act, the City Council does adopt as one complete drainage area that area within the urban improvement boundary as delineated on the Land Use Element of the General Plan.

B. Fees; Required: Pursuant to section 66483 of the Subdivision Map Act, the subdivider shall pay fees for the purpose of defraying the estimated cost of constructing planned drainage facilities for the removal, transportation, and disposal of storm drain waters from the City.

C. Fees; Calculation And Payment: Drainage fees shall be calculated on a per acre basis and paid prior to filing the final or parcel map.

D. Fees; Amount: Fees shall be in the amount prescribed from time to time by resolution of the City Council. All such fees shall be determined and administered in accordance with Subdivision Map Act. (Ord. 527, 8-4-1997)