El Monte Municipal Code Ch. 16.34 Subdivision Improvement Requirements

This chapter establish the subdivision improvements an applicant may be required to complete as a condition of approval, for the benefit of property owners, residents, commercial tenants and other stakeholders of the subdivision.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

A. The dedication, completion and/or upgrading of all abutting and/or affected public rights-of-way and on- and off-site public improvements shall be required as a condition of all proposed developments.

B. The entire contiguous property ownership on which the proposed development is placed shall be considered unless there is a defined and definite separation and change in land use.

C. The applicant shall make all public improvements required in this or any other chapter of this title, prior to approval of final maps and parcel maps; lot line adjustments, lot mergers and reversion to acreage maps; or certificates of compliance; except when an undertaking agreement has been approved pursuant to Section 16.36.020 (Agreements and Security—Undertaking Agreements) of this title.

D. Improvement work shall not be commenced until plans and specification therefor, prepared in accordance with approved standards, have been submitted to and approved by the City Engineer. Plans and specifications shall be required prior to approval of final maps and parcel maps; lot line adjustments, lot mergers and reversion to acreage maps; or certificates of compliance; and shall become the property of the city.

E. Pursuant to Section 66456.2 of the Subdivision Map Act, the city shall review and act upon improvement plans within sixty (60) working days of its submittal, except that at least fifteen (15) working days shall be provided for processing any resubmitted improvement plan. The sixty-working-day period shall not include any days during which the improvement plan has been returned to the applicant for correction, has been subject to review by agencies other than the city or, following that review, has been returned to the applicant for correction. These time limits may be extended by mutual consent of the subdivider and the City Engineer.

F. The city may also contract with other private entities or persons to review the improvement plans, if it determines that it is unable to meet the above-specified time limits. The city may charge the subdivider for all costs attributable to employing or contracting with other entities to perform the improvement plan checking services.

G. All required improvements shall be constructed to permanent line and grade under the inspection of and to the satisfaction of the City Engineer. The number and classification of inspectors and engineers necessary to adequately inspect and control the various phases of the work shall be determined by the City Engineer. The City Engineer shall keep a complete record of all inspections, laboratory, supervision and appurtenant costs which shall include overhead. The City Clerk shall submit monthly to the subdivider a detailed statement of such costs. The subdivider shall pay all such costs within fifteen (15) days after receipt of such detailed statement. The work will not be accepted by the city until all such costs have been paid. The subdivider shall agree to pay for all such costs.

H. The applicant shall provide all necessary field engineering for the purpose of establishing lines and trades during installation of all required improvements.

I. The applicant shall provide all monuments, ties, calculations, notes and other survey data required by Chapter 16.38 (Survey and Monuments) of this title prior to approval of the final map or parcel map, except as otherwise provided in Chapter 16.36 (Subdivision Improvements Security) of this title.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

The applicant shall perform all work required by the City Council and/or Planning Commission in connection with the demolition, moving, alerting or conversion of any structure or facility either wholly or partially within the subdivision or affected thereby.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

The applicant shall not be required to provide required improvements for a designated remainder parcel, except as specified in Section 66424.6 of the Subdivision Map Act.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

A. Drainage. Adequate provision for drainage shall be made and storm drains and facilities shall be installed to grade and sizes approved by the City Engineer.

B. Grading of Lots. Lots shall be graded as required per Chapter 15.40 (Building and Construction—Grading and Erosion Control) of the EMMC and approved by the City Engineer.

C. Planting of Cut and Fill Slopes. Wherever land has been cut or filled as part of the development of hillside areas, slopes exceeding a grade of one foot in the vertical direction to three (3) feet in the horizontal direction (3:1 slope) or which exceed three (3) feet in height, shall be planted with approved landscape material and maintained for purposes of retaining the slope from erosion or movement.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

Provision shall be made for any and all railroad crossings necessary to provide access to or circulation within the proposed subdivision, including the preparation of all documents necessary for application to the State of California Public Utilities Commission for the establishment and improvement of the crossings. The subdivider may be required to bear the full cost of the crossing improvement.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

A. Curb and Gutters. Curbs and gutters, storm drains and culverts shall be installed to the specifications of the City Engineer.

B. Safety Devices. Safety devices such as traffic islands, street signs, reflectors, traffic signals and safety lighting shall be installed where deemed necessary by the City Engineer.

C. Sidewalks. Sidewalks shall be installed to grades and widths approved by the City Engineer provided that exceptions to this provision may be granted by the City Engineer where topographical conditions make the installation of sidewalks impractical.

D. Storm Drains and Culverts. Curbs and gutters, storm drains and culverts shall be installed to the specifications of the City Engineer.

E. Streets. All streets, highways, ways and alleys shall be graded and paved to widths, grades, and structural sections, as approved by the City Engineer. The applicant shall improve the extension of all subdivision streets, highways, ways or alleys to the intercepting paving line of any city street or alley, country road or state highway.

F. Street Lighting. Street lighting shall be required and shall be provided for by the subdivider. The street lighting system shall consist of a city-owned underground system. The installation of a street lighting system shall be in accordance with the standards and specifications of the city.

G. Street Trees. Street trees shall be installed per the type and size shown on the city's tree planting plan and planted in locations approved by the City Engineer.

H. Street Name Signs. Street name signs shall be installed in accordance with the standards of the city. Street names shall be provided by the city. In the case of private streets, there shall be installed, at or near the entrance of each intersection of a private street with a dedicated public street, a sign posted to which is attached a sign having a minimum size of two (2) feet by three (3) feet, upon which is printed clearly and legibly in at least two and one-half-inch high letters the following:

(NAME OF STREET)

PRIVATE STREET

NOT DEDICATED FOR PUBLIC USE

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

Structures shall be installed as deemed necessary by the City Engineer, for drainage, access, and/or public safety. Such structures shall be placed to grades and shall be of a design approved by the City Engineer.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

The city may require that improvements installed by the applicant for the benefit of the subdivision shall contain supplemental size, capacity, length, or number for the benefit of property not within the subdivision, and that such improvement be dedicated to the public, and the subdivider shall be reimbursed for the supplemental costs, pursuant to Sections 66485, 66486 and 66487 of the Subdivision Map Act.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

A. Gas. Gas facilities connecting to gas mains serving the city shall be provided in a manner deemed appropriate by the City Engineer and gas utility purveyor.

B. Removal and/or Relocation of Utility Facilities. When the approval of private property developments requires the improvement of public streets and such street improvements will result in the removal and/or relocation of facilities including, but not limited to, electric, gas, water or telephone lines, the applicant shall bear the cost of such removal or relocating of facilities and otherwise meet the requirements of the serving utilities. Prior to the final approval of the development plans, the applicant shall provide the Public Works Department with a letter of compliance from the servicing utility.

C. Sewers. Sanitary sewer facilities connecting with the existing city sewer system shall be installed to serve each lot in a land subdivision and each unit in a condominium project subdivision or community apartment project subdivision in accordance with the standards of the City Engineer.

D. Telephone and Electrical Services.

1. Utility lines, including, but not limited to, electric, communications, and cable television, shall be required to be placed underground. Appurtenances and associated equipment such as, but not limited to, surface-mounted terminal boxes and meter cabinets and concealed ducts in an underground system, may be placed above ground. The City Engineer or Planning Services Manager may recommend to the Planning Commission or City Council may waive the requirements of this section of topographical, soil, or any other conditions make such underground installation unreasonable or impractical. This section shall not apply to overhead lines of a continuous lead crossing or abutting any portion of the subdivision boundaries, or to any other overhead lines which do not provide service to the area being subdivided or developed.

2. The developer or subdivider shall reimburse the telephone corporation or cable television system for all costs incurred by such entities for replacement, underground or relocation of such facilities, caused by construction of the subdivision improvements, as specified in Section 66473.6 of the Subdivision Map Act.

E. Underground Utilities. All underground utilities, both public and private, sanitary sewers, and storm drains installed in streets, service roads, alleys or highways shall be constructed prior to the surfacing of such streets, service roads, alleys, or highways. Connections for all underground utilities and sanitary sewers shall be laid to such lengths as will obviate the necessity of disturbing the street or alley improvements when service connections thereto are made.

F. Water. Water mains and fire hydrants, connecting to the public water system serving the city, shall be installed as required by the City Engineer and water utility purveyor and shall be approved by the designated agent of the Los Angeles County Fire Department.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

The subdivider shall make such other improvements when deemed necessary by the City Council and/or Planning Commission, for the public health, safety or welfare.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)