Isleton Municipal Code Ch. 11.04 Regulations for Subdivision of Land

Pursuant to the Subdivision Map Act of the state (California Business and Professions Code, Sections 11500 et seq.) as amended, the provisions of this chapter are supplemental to those of said Act, as amended, and shall apply to all subdivisions of land hereafter made when said land is entirely, or partially, within the limits of the city, and all terms herein used which are defined in the said Subdivision Map Act shall have the same meaning as ascribed thereto in the said Act, and as the said Act may hereafter be amended. The city planning commission is hereby designated as the "advisory agency" referred to in said Act, and is charged with the duty of making investigations and reports on the design and improvement of proposed subdivisions; and is hereby authorized to approve, conditionally approve or disapprove tentative maps of subdivisions prepared and filed according to this chapter and the said Subdivision Map Act, to recommend the kinds, nature and extent of the improvements required to be installed in subdivisions and to report to the city council the action taken on tentative maps. The city council shall report its action thereon to the subdivider and the planning commission not later than 15 days after receiving the report from the planning commission.

A subdivision plan shall conform to the official plan of streets. In the absence of an official plan of streets and highways there shall be substantial conformance to the master plan. In the absence of a master plan, the street system in a proposed subdivision shall relate to the existing streets in the area adjoining the subdivision. All existing streets adjacent to a subdivision need not necessarily be carried into the new subdivision.

A. Freeways, limited-access and unlimited state highways shall conform to the standards of the state division of highways, department of public works, and where same are involved in any subdivision, they shall receive special attention. Said standards of the division of highways shall be deemed to be the minimum standards that will be acceptable.

B. Major thoroughfares shall not be less than 100 feet wide.

C. Secondary thoroughfares shall not be less than 80 feet wide.

D. Local Streets shall be not less than 60 feet wide.

E. Minor and cul-de-sac streets shall not be less than 50 feet wide except where special conditions might justify a lesser width. The radius at the terminus of the cul-de-sac shall be not less than 40 feet. Cul-de-sac and minor streets shall receive special consideration.

F. Special local streets where railroads, parkways, grade separations, freeways and hills, or other dominant factors are involved shall receive special consideration.

G. Along major highways, limited-access highways or freeways, a services roadway separated from the traffic roadway by an acceptable separation strip, when indicated by the master or official plan of the city or the state, will be required for access to abutting private property and local streets. All dimensions in such multiple roadway thoroughfares shall be as defined on the city official plan or state division of highways plan.

H. Curved major highways shall have a center line radius of not less than 1,000 feet, except in hillside areas where they shall be not less than 300 feet.

I. Curved secondary thoroughfares shall have a center line radius or not less than 500 feet, except in hillside areas where they shall not be less than 200 feet. Curves on other streets shall have a center line radius of not less than 200 feet lesser radii may be used if evidence indicates above requirements are not practicable.

J. Street corners shall have a radius of not less than 20 feet or equivalent angle.

K. Street intersections shall be as near right angles as practicable. In no case should the angle be less than 45 degrees.

L. Streets which are a continuation of streets in contiguous territory shall be so aligned as to assure that their center lines shall coincide. In cases where straight continuations are not physically possible, such center line shall be continued by curves.

M. In areas where no official plans exist, the layout of all improvements, including roadways, curbs, parkways, dividing strips, sidewalks, sewer lines and water mains within the rights-of-way of all highways, streets, alley and utility easements shall be in accordance with standards established by the city council and where no such standards have been adopted the arrangement shall be subject to approval by the city engineer, planning commission and city council.

A. All sidewalks, curbs, gutters, pavements, sanitary sewer lines and appurtenances, if any, water mains and appurtenances if any, culverts and drainage structures shall be installed at the cost of the subdivider and shall conform to specifications of said city and to grades established by the city engineer.

B. Sanitary sewer lines and appurtenances shall conform to the existing sewer lines and appurtenances, if any, excepting, however, where a sewer line is constructed or laid within a street or road, the subdivider shall install a six-inch "Y" connection and lateral to each adjacent curb line to serve each lot within the subidivded area. All sanitary sewer lines, appurtenances and service connections shall be constructed or laid to the grade established by the city engineer, and shall be of such size and design as designated by the said city engineer.

C. Wherever water is to be provided from a common source or sources, water mains shall be constructed to serve each lot within the subdivided area and shall be of such size and design as designated by the superintendent or engineer of the agency furnishing water service.

D. Alleys.

1. Alleys 20 feet wide shall be provided at the rear of all lots classified for and to be used for commercial and multiple-family purposes unless adequate off-street parking areas to serve such property are securely reserved for such purpose and are shown upon the map and approved by the city in the manner herein provided. Such requirements may be modified for cause. Alleys elsewhere shall be optional, but if offered, shall be approved by the city. If the official plan indicates alleys which are not required by the general rule, then the alleys thus shown shall be required.

2. Alleys at the rear of business, industrial or unlimited multiple residential property shall have special consideration as to design, location and possible increased width.

3. Alleys shall be required at the rear of all property fronting directly upon any major highway.

4. Where two alleys intercept or intersect, not less than a ten-foot corner cut-off shall be provided.

E. Utility easements.

1. Where alleys are not required, utility easements 16 feet in width shall be provided generally through the interior of the block and in approximately the location that would be occupied by an alley.

2. Overhead utilities should be located, where possible, through the interior of the block along either alleys or easements, as the case may be.

F. Parking areas. Special areas for off-street parking of motor vehicles, offered for dedication or to be otherwise reserved for public use in connection with proposed business, industrial, unlimited multiple residential, or institutional property, shall receive special attention as to size, location, shape and adequacy, and shall generally conform to the city zoning ordinance.

G. Lots.

1. Lots shall have a minimum area of 6,000 feet. Larger lot areas may be required.

2. Lots having no frontage on a public street may be cause for disapproval of a subdivision.

3. The minimum width of lots shall be 50 feet, except that odd-shaped lots shall have special attention. Greater lot widths may be required to conform to zoning standards for type of area development.

4. No lot shall be divided by a county, city or school district boundary line.

5. The side lines of lots shall be approximately at right angles to the street line on straight streets or to the tangent on curved streets.

6. Double frontage lots we should be avoided. All lots shall be suitable for the purpose for which they are intended to be sold.

7. Corner lots shall have a width sufficient to permit adequate side yards.

8. Minimum width on reversed corner lots shall be 60 feet.

H. Blocks.

1. Blocks less than 330 feet in length, or more than 990 feet in length, may be cause for disapproval, but in no case shall a block be longer than 1,320 feet.

2. In blocks 990 feet or over, pedestrian ways at least ten feet wide may be required.

3. Long blocks are desirable adjacent to main thoroughfares in order to reduce the number of intersections.

I. Grades. Any grade greater than six percent shall be subject in each case to review. Grades of more than ten percent may be cause for disapproval of a map.

J. Tangents. Suitable tangents when possible must be used between all curves.

K. Exceptions. Conditional exceptions to the regulations herein defined may be authorized if exceptional or special circumstances apply to the property. Such special circumstances may include limited size, unusual shape, extreme topography, dominating drainage problems, or the impracticability of employing a comprehensive plan or layout by reason of prior existing recorded subdivisions of contiguous properties.

A. Each proposed subdivision shall be submitted in map form. Not less than nine copies of such map shall be filed with the city planning commission. When such required copies of a tentative map are filed, the secretary of the city planning commission shall immediately forward one copy to each of the following with a request that each report recommendations, if any, to the city planning commission.

1. City council of the city.

2. Division of highways, state department of public works, if affected.

3. City health officer.

4. State division of real estate.

5. City engineer.

6. County planning commission.

7. Each city entitled by law to review and recommend thereon.

8. Two copies retained by the city planning commission.

B. The size of such tentative map, or maps, is optional; the scale shall be not less than 200 feet to the inch.

C. Each such map shall contain the following information:

1. Tract number of the subdivision.

2. Name and address of the owner of property proposed to be subdivided.

3. Name and address of registered civil engineer, licensed surveyor, landscape architect or other person who prepared the map.

4. Approximate acreage.

5. North point.

6. Scale.

7. Date of preparation.

8. Boundary lines.

9. The location and width of all streets within the boundaries of proposed subdivision.

10. The location and width of alleys.

11. Name, location and width of adjacent streets.

12. The approximate grade of any street or part of street having a grade of more than six percent. Profiles may be required where topography may be a problem.

13. Lot lines and approximate dimensions.

14. Approximate location and width of water courses or areas subject to inundation from floods, or location of structures, irrigation ditches and other permanent physical features.

15. Description of the exterior boundaries of the subdivision or legal description of the property comprising the subdivision.

16. Width and location of all existing or proposed public or private easements.

17. Classification of lots as to intended residential, commercial, industrial or other uses.

18. Railroads.

19. Approximate radii of curves.

20. Topography shall be shown drawn to contour intervals prescribed by the city engineer.

D. The tentative map shall show thereon, or be accompanied by reports and written statements from the subdivider giving essential information regarding the following matters:

1. Source of water supply.

2. Type of street improvement and utilities which the subdivider proposes to install.

3. Proposed storm water sewer or other means of drainage (grade and size).

4. Proposed method of sewage disposal.

5. Protective covenants to be recorded, if any.

6. Proposal tree planting, if any.

A. After noting the above requirements it is desirable that the subdivider should confer with the city engineer and the staff of the city planning commission before preparing the tentative map of the proposed subdivision.

B. Each tentative subdivision map must have a tract number to be assigned by the county surveyor.

C. The tentative map shall be prepared in accordance with the Subdivision Map Act and the provisions of this chapter, and shall be filed with the city planning commission. Such filing should be prior to the completion of final surveys of streets and lots and before grading or construction worth within the proposed subdivision that might be affected by change in the tentative map. To assure to the planning commission all necessary information to consider a tentative map, the commission shall act only upon such tentative maps as shall have been filed with the commission not less than ten days prior to the date of the commission meeting at which such matter is to be considered.

D. Prior to the consideration by the planning commission of a tentative map and within the ten days following its filing the city engineer shall make a report in writing to the planning commission as to any recommendation in connection with the tentative map and its bearing on particular functions. Failure to so report shall be deemed approval.

The planning commission shall consider a tentative map at its first regular meeting held not less than ten days following the filing of said map. Action on such tentative map in approving, conditionally approving, or disapproving, shall be taken not later than 35 days following the meeting at which it was first considered. Failure to act within such time limit shall be deemed to constitute approval. Within not to exceed ten days following the action by the planning commission upon any tentative map, the secretary of the commission shall transmit a copy of the record pertaining to such action to the subdivider, the city council, the city engineer, the state real estate commissioner and the state division of highways. A copy of such official action on a tentative map shall also be permanently affixed to the official file copy of such map in the records of the planning commission.

After approval of tentative map by the city planning commission and the city council, the subdivider may cause a final map to be prepared in accordance with a completed survey of the subdivision and in substantial compliance with the approved tentative map, and in full compliance with the Subdivision Map Act and this chapter.

A. If more than three sheets are used, an index showing entire subdivision with lots numbered consecutively shall be included.

B. Title, number of tract, date, north point and scale.

C. Description of land included.

D. Location and names, without abbreviations, of all:

1. Proposed streets and alleys.

2. Proposed public areas and easements.

3. Adjoining streets.

E. Dimensions in feet and decimals of a foot.

F. Dimensions of all lots.

G. Each lot shall be numbered; each block may be lettered or numbered. Each lot shall be shown entirely on one sheet.

H. Center line data on streets, alleys and easements, including bearings and distances.

I. Record of easements.

1. The final map shall show the center line data, width and side lines of all easements to which the lots are subject. If the easement is not definitely located of record, a statement as to the easement shall appear on the title sheet.

2. Easements for storm drains, sewers and other purposes shall be denoted by broken lines.

3. The easement shall be clearly labeled and identified and if already of record proper reference to the records given.

4. Easements being dedicated shall be indicated in the certificate of dedication.

J. Radius, tangent, arc and central angle of curves.

K. Suitable primary survey control points.

1. Section corners.

2. Monuments (existing outside of subdivision).

L. Location of all permanent monuments within subdivision.

M. Ties to and names of adjacent subdivisions.

N. Ties to any city or county boundary lines involved.

O. Required certificates.

A. Sizes and materials.

1. The final map shall be clearly and legibly delineated upon tracing cloth of good quality. All lines, letters, figures, certificates, acknowledgements and signatures shall be made in black waterproof India ink, except that affidavits, certificates and acknowledgements may be legibly stamped or printed upon the map with black opaque ink.

2. The size of each sheet shall be 18 by 26 inches.

3. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch.

4. The scale of the map shall be large enough to show all details clearly, and enough sheets shall be used to accomplish this end.

5. Each sheet shall be numbered, the relation of one sheet to another clearly shown, and the number of sheets used shall be set forth on each sheet.

6. The tract number, scale, north point and sheet number shall be shown on each sheet of the final map.

B. Title sheet.

1. Below the title shall be a sub-title consisting of a general description of all the property being subdivided, by reference to subdivision or to sectional surveys.

2. Reference to tracts and subdivisions shall be spelled out and worded identically with original records, with complete references to proper book and page of the record.

3. Title sheet shall show, in addition, the basis of bearings.

4. Maps filed for purpose of reverting subdivided land to acreage shall be conspicuously marked under the title "The Purpose of this Map is a Reversion of Acreage."

C. Certificates. Forms for certificates required by the Subdivision Map Act and this chapter may be secured from the city engineer.

D. Surveying data for lots.

1. Sufficient data shall be shown to determine readily the bearing and length of each line.

2. Dimensions of lots shall be the net dimensions.

3. No ditto marks shall be used.

4. Lots containing one acre or more shall show net acreage to nearest hundredth.

E. Survey data.

1. The final map shall show the center lines of all streets, lengths, tangents, radii and central angles or radial bearings of all curves; the total width of each street, the width of the portion being dedicated and the width of existing dedication and the width of each side of the center line; also the width of rights-of-way of railroads, flood control or drainage channels and any other easements existing or being dedicated by the map.

2. Surveys in connection with the preparation of subdivision maps as in this chapter provided shall be made in accordance with standard practices and principles for land surveying. A traverse of the boundaries of the subdivisions and all lots and blocks shall close.

F. Existing monuments.

1. The final map shall show clearly what stakes, monuments or other evidence was found on the ground which were used as ties to determine the boundaries of the tract.

2. The corners of adjoining subdivisions or portions thereof shall be identified and ties shown.

G. New monuments.

1. In making the survey for this subdivision, the surveyor shall set sufficient permanent monuments so that the survey or any part thereof may be readily retraced. Such monuments shall generally be placed at all angle points and curve points on the exterior boundary lines of the tract, and at such other points as may be necessary to serve the above requirements. Stakes set at corners will not be considered permanent. The character and position of all monuments shall be noted on the map.

2. All permanent monuments shall be placed prior to recording the final map. Before approving the map, the city engineer, shall, by field survey, satisfy himself that all the monuments shown thereon actually exist and that their positions are correctly shown.

H. Established lines.

1. Whenever the city engineer has established the center line of a street or alley such data shall be considered in making the surveys and in preparing the final map, and all monuments found shall be indicated and proper references made to field books or maps of public record, relating to the monuments. If the points were reset by ties, that fact shall be stated.

2. The final map shall show city boundaries crossing or adjoining the subdivision clearly designated and tied in.

I. Lot numbers.

1. The lots shall be numbered consecutively, commencing with the number 1, with no omissions or duplications.

2. Blocks may be used. They shall be consecutively numbered in the same manner as required by numbering lots or they may be lettered in alphabetical sequence beginning with the letter "A."

3. Lots within each block shall be numbered as herein provided for subdivisions where blocks are not employed.

A. After receipt of the report of the city council approving or conditionally approving the tentative map, the subdivider may, within one year from the date of said approval, proceed to prepare and file a final map as herein provided. If such final map is not submitted within one year from the date of the approval of the tentative map, said map shall be considered abandoned.

B. For purposes of filing a final map, the subdivider shall submit to the city engineer three dark line prints thereof. One copy of such dark line print shall be filed permanently with the city engineer. One copy shall be transmitted to the planning commission for checking and report to the city engineer. One copy shall be returned to the subdivider after showing thereon corrections, if any, or a statement by the city engineer that the map is correct. When the map is found to be correct, the final map tracing may be certified and then recorded.

C. When requested, traverse sheets and work sheets showing the closure of the exterior boundaries and of each irregular block and lot shall be provided.

D. A filing fee shall be paid for each map in amounts as follows:

1. $5.00 for a record of survey; for a one-lot subdivision; or for a subdivision for the purpose of reversion to acreage.

2. $25.000 for a subdivision map other than those specified in item 1 above.

3. $25.00 plus $1.00 per lot for a final map.

The city engineer shall issue a receipt for the fee received, identifying same as related to the number of the subdivision for which such fee is tendered.

E. After receiving copies of the final map, the city engineer shall examine the map as to sufficiency of affidavits and acknowledgements, correctness of surveying data, mathematical data and computations and such other matters as require checking to ensure compliance with the provisions of the Subdivision Map Act and of the ordinance. If the final map is 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 planning commission, together with plans and specifications of proposed improvements and such other matters are required. If the final map conforms to the approval or conditional approval of the tentative map, the secretary of the planning commission may sign said final map. If the final map does not conform to the action pertaining to the tentative map, the planning commission shall refer the map, together with appropriate recommendations, to the city council. The planning commission shall, in any event, report the final map to the city council together with the recommendations pertaining to the improvements to be required.

A. All streets, highways and parcels of land shown on the final map and intended for any public use shall be offered for dedication for public use.

B. Streets may be offered for future dedication where the immediate opening and improvement is not required, but where it is necessary to ensure that the city can later accept dedication when said streets are needed for the further development of the area or adjacent areas.

C. The subdivider shall improve, or agree to improve, all land dedicated for streets, highways, public ways and easements as a condition precedent to acceptance thereof and approval of the final map. Such improvements shall include such grading, surfacing, sidewalks, curbs, gutters, culverts, bridges, storm drains, sanitary sewers or such other structures or improvements as may be required by ordinance or deemed by the city council to be necessary for the general use of the lot owners in the subdivision and local neighborhood traffic and drainage needs.

D. All improvements shall be installed to grades approved by the city engineer.

E. Plans, profiles and specifications of proposed improvements shall be furnished to the city engineer prior to the time of submitting the final map to him, and be approved by the city engineer before the map shall be filed with the planning commission and city council. Such plans and profiles shall show full details of the proposed improvements which shall be according to the standards for the city.

F. If such improvement work is not completed satisfactorily before the final map is approved, the owner or owners of the subdivision shall, immediately upon approval of the final map, enter as contractor into an agreement with the city council whereby, in consideration of the acceptance by the city council of the streets and easements offered for dedication, the contractor agrees to complete the work within the time specified in the agreement.

G. To assure the city that this work will be completed and lien holders paid, a bond shall be furnished guaranteeing faithful performance, and guaranteeing payment for labor and materials. The amount of such bond shall be at least equal to the cost of the material and work, said cost to be estimated by the city engineer, and approved by the city council both as to the amount and as to the surety company, except when a cash deposit in like required amount is made.

A. The minimum improvements which the subdivider will be required to make or enter into an agreement to make in the subdivision prior to the acceptance and approval of the final map by the city council shall be:

1. Adequate distribution lines for domestic water supply to each lot where the subdivision is to be supplied with water.

2. Sewage collecting system where main lines are available or private disposal plant advisable.

3. Adequate drainage of the subdivision streets, highways, ways and alleys.

4. Adequate grading and surfacing of streets, highways, ways and alleys.

5. Curbs, gutters and sidewalks.

6. Monuments.

7. Fire hydrants at locations designated by chief of fire department.

All such improvements shall conform to the dimensions and material specifications established by the city engineer and the city council.