§ 21.24

Notwithstanding the provisions of Sections 21.24.020 and 21.24.190, the advisory agency may disapprove a design of a division of land which utilizes a cul-de-sac or branching street system or other single-access street or street system as the sole or principal means of access to lots within the division, where the forester and fire warden advises:

A.

That the street or street system will traverse a wildland area which is subject to extreme hazard from brush or forest fires;

B.

That the lack of a second route of access would unduly hinder public evacuation and the deployment of fire-fighting and other emergency equipment in the event of a brush or forest fire.

(Ord. 10485 § 3, 1972: Ord. 4478 Art. 4 § 40.1, 1945.)

21.24.040 - Modifications to access and frontage requirements.

The advisory agency may modify the requirements of Sections 21.24.010, 21.24.020, 21.24.190 and 21.24.290 where it finds that topographic conditions, title limitations, or the pattern of ownership or the state of development of parcels in the immediate vicinity of a division of land make the strict application of the provisions of these sections impossible or impractical and that the public health, safety and general welfare will not be adversely affected thereby.

(Ord. 10485 § 5, 1972: Ord. 4478 Art. 4 § 40.3, 1945.)

Part 2 - HIGHWAYS

21.24.050 - Highways.

A.

Where the Highway Plan shows any highway so located that any portion thereof lies within any proposed division of land, right-of-way for such portion shall be provided within such division in the general location shown on the Highway Plan, unless the advisory agency finds that the Highway Plan will be so amended as to remove or change the location of any portion of such highway within the proposed division, or unless an exception is granted pursuant to Section 21.52.010.

B.

Where the advisory agency finds that the Highway Plan will be amended in the future to add or reclassify a highway so located that a portion thereof lies within a proposed division of land, right-of-way for such

portion shall be provided within the division in a width and at a location deemed appropriate by the advisory agency.

(Ord. 89-0061 § 1, 1989: Ord. 85-0168 § 3, 1985: Ord. 9404 § 7, 1967: Ord. 9071 § 5 (part), 1966: Ord. 5345 § 1, 1949: Ord. 4478 Art. 4 § 41, 1945.)

21.24.060 - Conformity with highway plan.

A.

Each highway shall conform in width and substantially in alignment with that shown or indicated in the Highway Plan.

B.

The centerline curve radius of an expressway shall not be less than 2,100 feet.

C.

The centerline curve radius of a major highway shall be not less than 1,500 feet.

D.

The centerline curve radius of a highway other than a major highway or expressway shall be not less than 1,000 feet.

E.

The centerline curve radius of a highway may be reduced if topographic features or title limitations make it impossible or impractical to conform to the standards contained in this section, at the discretion of the director of public works.

F.

This section shall not apply to reversion to acreage maps.

(Ord. 89-0061 § 2, 1989: Ord. 85-0168 § 4, 1985: Ord. 11665 § 21, 1978: Ord. 4478 Art. 4 § 42, 1945.)

21.24.065 - Right-of-way and Roadway Width Requirements—Cross-section Diagrams.

A.

Each highway shall have a width of right-of-way, vehicular pavement, and sidewalk where a sidewalk is required, to conform to the following cross-sections and standards, or such other designs as approved by the Director of Public Works. The advisory agency may modify the requirements of this section as to highway widths if topographic features, title limitations, existing improvements, or safety considerations make such dedication impossible or impractical, provided the safety and convenience of bicyclists and pedestrians, including children, senior citizens, and persons with disabilities, are maintained.

B.

Width of Limited Secondary Highways. Where the advisory agency finds that the traffic or drainage conditions warrant, the area indicated by the asterisk in Diagram 3 shall be shown as a future or dedicated right-of-way. If such finding is not made, said area shall be subject to the provisions specified by Section 22.110.080.E (Limited Secondary Highways) of this Code. Other yard requirements established by Division 3 (Zones) and any Combining Zone identified in Section 22.06.030 (Combining Zones) of this Code shall be in addition to said provisions.

C.

Cross-sections—not to scale. (See Cross-section Diagrams for Section 21.24.065 on the following pages.)

(Ord. 2022-0029 § 19, 2022; Ord. 2013-0001 § 2, 2013; Ord. 89-0061 § 3, 1989; Ord. 85-0168 § 5, 1985.)

==> picture [360 x 293] intentionally omitted <==

==> picture [360 x 330] intentionally omitted <==

==> picture [360 x 239] intentionally omitted <==

21.24.070 - Part-width highways.

Any part-width highway, or any reservation therefor, lying along and abutting any boundary of a division of land shall have such a width as will conform to the lines shown on the Highway Plan covering the same portion of such division.

(Ord. 85-0168 § 6, 1985: Ord. 9071 § 5 (part), 1966: Ord. 4478 Art. 4 § 43, 1945.)

21.24.080 - Grade separation and bridge approaches.

A.

Wherever any highway within a division of land intersects any railroad, interurban, or streetcar right-of-way, and such highway is shown upon the Highway Plan, and provision is made in such plan for the location of a separation of grades at such intersection, the road layout of the division of land shall be such as to conform to such plan.

B.

Each lot abutting upon a proposed cut or fill necessary for the approach to such grade separation shall be given suitable access elsewhere.

C.

Wherever it is proposed to divide property abutting an approach to an existing or proposed bridge, the division shall be arranged so that any lot abutting such approach has suitable access elsewhere, and the street layout adequately provides for such approach.

(Ord. 85-0168 § 7, 1985; Ord. 9071 § 5 (part), 1966: Ord. 4478 Art. 4 § 44, 1945.)

Part 3 - LOCAL STREETS AND WAYS

21.24.090 - Right-of-way and Roadway Width Requirements—Cross-section Diagrams.

A.

Each alley and street shall have a width of right-of-way, vehicular pavement, and sidewalk, where a sidewalk is required, to conform to the following cross-sections, as shown on the diagrams following this section.

B.

The advisory agency may modify the requirements of this section, provided the minimum width of the rightof-way is 40 feet, excluding alleys, the safety and convenience of bicyclists and pedestrians, including children, senior citizens, and persons with disabilities are maintained, and either of the following apply:

1.

The requirements of this section cannot be met or are unnecessary or impractical because of topographic features, title limitations, general plan or Community Standards District policies or requirements, existing patterns of development, or existing improvements or safety considerations; or

2.

The advisory agency finds that the standard street widths required by this section are not consistent with the design of an applicant's residential planned, density-controlled, or hillside management development.

C.

The cross-sections designated as "alternate" in the diagrams following this section shall apply to existing improved streets only if the advisory agency finds that:

1.

The standard cross-section is not necessary to provide for the safety and convenience of pedestrians, including children, senior citizens, and persons with disabilities;

2.

The alternate cross-section will not directly serve land zoned residential or commercial;

3.

Pedestrian-heavy institutional uses, including private schools, public schools, colleges, universities, parks, and post offices will not be served by the alternate cross-section;

4.

The alternate cross-section will not impact either existing or proposed bicycle facilities that are required by and/or consistent with, the County Bicycle Master Plan; and

5.

That the use of such alternate cross-section would be in keeping with the design and improvement of adjoining highways or streets.

D.

That position of a street marked with an asterisk () in the following diagrams may be counted as part of the net area of a lot or parcel of land. The line between that portion of a street marked with an asterisk () and the portion thereof not so marked shall be deemed to be the property line as the words "property line" are used in the Zoning Ordinance set out at Title 22 of this code, but this shall not permit any encroachment within any portion of such street by the underlying fee owner.

E.

Cross-sections—not to scale. (See Cross-section Diagrams for Section 21.24.090 on the following pages.)

(Ord. 2013-0001 § 3, 2013; Ord. 85-0168 § 8, 1985: Ord. 10485 § 11, 1972; Ord. 9086 § 1, 1966: Ord. 7634 § 4, 1959: Ord. 4478 Art. 4 § 54, 1945.)

==> picture [360 x 408] intentionally omitted <==

==> picture [360 x 460] intentionally omitted <==

==> picture [360 x 503] intentionally omitted <==

==> picture [360 x 403] intentionally omitted <==

==> picture [360 x 406] intentionally omitted <==

==> picture [360 x 342] intentionally omitted <==

==> picture [361 x 455] intentionally omitted <==

21.24.100 - Street grades.

No highway or street shall have a grade of more than six percent, except for short stretches where the topography makes it impracticable to keep within such grade, and in no event shall the grade exceed 10 percent, except where evidence, which is satisfactory to the advisory agency, is given that a lower grade is not possible.

(Ord. 85-0194 § 3 (part), 1985; Ord. 4478 Art. 4 § 55, 1945.)

Intersections of road right-of-way lines, where one or both roads are local residential, shall be rounded with a curve having a radius of 13 feet, unless otherwise determined by the road commissioner. Intersections of road right-of-way lines, where both roads are shown as highways on the Highways Plan or one of the roads serves a commercial or industrial development, shall be rounded with a curve having a radius of 27 feet, unless otherwise determined by the road commissioner.

(Ord. 85-0168 § 9, 1985: Ord. 9721 § 5, 1969: Ord. 8822 § 2, 1965: Ord. 8792 § 2, 1965: Ord. 4478 Art. 4 § 57, 1945.)

Wherever the advisory agency shall have determined that a street is necessary for the future division of property as shown on the tentative map, or for adjoining property, but that the present dedication and construction of such street is not warranted, the advisory agency may require that the location, width and extent of such street shall be shown on the final map or parcel map as a future street. No improvement of such future street shall be required of the subdivider.

(Ord. 85-0194 § 3 (part), 1985; Ord. 9071 § 5 (part), 1966: Ord. 5883 § 3, 1952: Ord. 4478 Art. 4 § 56, 1945.)

On any street the centerline curve radius shall not be less than 100 feet, unless sufficient evidence is offered to the advisory agency by the subdivider to show that the 100-foot radius is not practicable.

(Ord. 85-0168 § 10, 1985: Ord. 85-0194 § 3 (part), 1985; Ord. 4478 Art. 4 § 45, 1945.)

Except as provided in Section 21.24.060, any highway or street intersecting any other highway or street shall intersect it at an angle as nearly a right angle as practicable.

(Ord. 4478 Art. 4 § 46, 1945.)

21.24.150 - Service roads or alleys required when.

A.

Whenever it is proposed to divide property abutting a major or secondary highway, a service road or other local street shall be provided unless the circumstances of such property or of adjoining property render it inadvisable or undesirable to provide access by such service road or other local street.

B.

Where a service road or local street is not required, the subdivider shall provide an alley at the rear of such lots unless the advisory agency finds such alley inadvisable, undesirable, detrimental to adjoining property, or contrary to the best community design.

(Ord. 9071 § 5 (part), 1966: Ord. 5345 § 2, 1949: Ord. 4478 Art. 4 § 50, 1945.)

The advisory agency may require that an alley be provided at the rear of all lots where property is to be used for multiple residential use (not including two-family use) or commercial or other less-restrictive uses.

(Ord. 9721 § 4, 1969: Ord. 9204 § 3, 1966: Ord. 4478 Art. 4 § 48, 1945.)

Where two alleys intersect, a cutoff of not less than 10 feet along each alley shall be provided.

(Ord. 4478 Art. 4 § 49, 1945.)

A.

A turning area shall be provided at the end of cul-de-sac streets and dead-end alleys. The advisory agency may require turnarounds:

1.

Upon the recommendation of the subdivision committee, at intermediate points on cul-de-sacs of more than 700 feet in length, and on other local streets where the distance between intersections exceeds 2,000 feet; and

2.

At the end of stub or dead-end streets or more than 300 feet in length where the future extension of the street is remote.

B.

All such turnarounds shall conform to the specifications of the road commissioner.

(Ord. 10485 § 6, 1972: Ord. 4478 Art. 4 § 47, 1945.)

21.24.190 - Cul-de-sacs—Length restrictions.

A.

Cul-de-sacs shall be not more than:

1.

500 feet in length, when serving land zoned for industrial or commercial use;

2.

700 feet in length, when serving land zoned for residential uses having a density of more than four dwelling units per net acre;

3.

1,000 feet in length, when serving land zoned for residential uses having a density of four or less dwelling units per net acre.

B.

This section shall not be construed to prohibit the approval of a division of land utilizing frontage on an existing cul-de-sac of more than the maximum permitted length nor shall it be construed to prohibit the advisory agency from reducing the length of a proposed cul-de-sac to less than the maximum length permitted by this section or requiring the elimination of a proposed cul-de-sac in order to provide for the efficient circulation of traffic, the future development of the neighborhood street system or the deployment of emergency services.

(Ord. 10485 § 7, 1972: Ord. 7634 § 3 (part), 1959: Ord. 4478 Art. 4 § 47.1, 1945.)

Those streets, existing or proposed within or contiguous to a mobilehome division of land which are to be dedicated or offered to be dedicated for public use shall meet the standards outlined in Section 21.24.090. Driveways in such division shall have minimum widths of 30 feet. However, greater driveway widths may be required by the advisory agency if the design or magnitude of such division warrants the greater width.

(Ord. 85-0168 § 11, 1985: Ord. 11681 § 2, 1978: Ord. 4478 Art. 4 § 59, 1945.)

A.

Internal mid-block pedestrian ways. Except in the case of any reversion-to-acreage map, vacation map, or boundary-line map, a transverse pedestrian way with a minimum width of eight feet may be required through the approximate middle of each block having a length of more than 700 feet. No such pedestrian way shall have a grade exceeding 10 percent, provided that where one or more adequate stairways in such pedestrian way are made a part of the improvement thereof, the grade of such stairway may be as great as 50 percent.

B.

Maintenance. All pedestrian ways not within the road right-of-way shall be privately maintained by a homeowners' association, a maintenance association, or by the property owners of properties adjoining the pedestrian way, the cost of which shall be shared equally. The maintenance requirement shall be set forth in a covenant or a maintenance agreement, the terms of which shall be to the satisfaction of the Director of Regional Planning.

C.

Design standards. All pedestrian ways, except those provided in a compact lot subdivision, shall be designed subject to the following design standards:

1.

Open public access, unless recommended otherwise by the County Sheriff, or unless the advisory agency determines that access to the pedestrian way shall be gated for safety reasons;

2.

Walls and/or fences if needed for safety or security, provided they allow for transparency;

3.

A paved surface that is a minimum of five feet in width;

4.

A landscaped strip, a minimum of four feet in width, adjacent to the pedestrian way;

5.

Tree plantings within the above landscaped strip at sufficient intervals to provide a continuous shade canopy;

6.

Lighting at sufficient intervals to illuminate the pedestrian way; and

7.

Any other appropriate measure as determined by the Director of the Regional Planning.

D.

Cul-de-sac through access.

1.

When cul-de-sacs are proposed for the development and where title considerations and/or topography otherwise allow, each cul-de-sac shall provide a pedestrian and/or bicyclist pathway or stairway, a minimum of eight feet in width, to connect to:

a.

Any highway, parkway, street, driveway, fire lane, or alley that adjoins any portion of any lot that fronts the cul-de-sac;

b.

Any existing or proposed trail located within 500 feet from any point on the cul-de-sac right-of-way;

c.

Any existing or proposed recreational facility located within 500 feet from any point on the cul-de-sac rightof-way;

d.

Any existing school located within one-quarter mile from any point on the cul-de-sac right-of-way; and

e.

Any existing commercial area located within one-quarter mile from any point on the cul-de-sac right-ofway.

2.

The through-access pathway or stairway required by this subsection shall be depicted on the tentative map or exhibit map showing an access and pathway/stairway construction easement or dedication, but when infrastructure improvements are required pursuant to this Title 21, a constructed pathway/stairway shall be depicted on the tentative map or exhibit map.

(Ord. 2020-0032 § 3, 2020; Ord. 2013-0001 § 4, 2013; Ord. 4478 Art. 4 § 51, 1945.)

In areas where, in the opinion of the forester and fire warden, there will be fire hazard to the watershed or any other properties, unobstructed fire-protection access easements, not less than 15 feet wide, shall be dedicated from the public highway to the boundary of the division of land. Where the design of a division of land will cause an existing fire road or fire break to be severed, and the forester and fire warden advises

that this condition will impair the provision of adequate fire protection, the advisory agency may require that the subdivider either revise the design of the division of land so that the fire road or fire break will not be severed or provide an alternate easement. The forester and fire warden shall recommend to the advisory agency regarding the location, design and grading of easements required pursuant to the provisions of this section. Such location, design and grading shall be as found necessary by the advisory agency.

(Ord. 10485 § 8, 1972: Ord. 9071 § 5 (part), 1966: Ord. 7634 § 3 (part), 1959: Ord. 4478 Art. 4 § 47.2, 1945.)

21.24.230 - Collector streets on section lines and quarter-section lines.

Collector streets shall be established on all section lines and quarter-section lines in the Antelope Valley, except on those lines designated as highways on the Highway Plan. The advisory agency may select a different location for such streets where existing conditions on the ground, ownership patterns, topography, environmental factors or other concerns warrant.

(Ord. 85-0168 § 12, 1985.)

Part 4 - LOTS

21.24.240 - Area and width—Requirements generally.

A.

Each lot in any division of land shall have an area not less than either the required area or what will be the required area at the time of the submission of the final map or parcel map for approval for the zone in which the lot or any portion thereof is located. Each lot shall have an average width of not less than the required width, or what will be the required width at the time of the submission of the final map or parcel map for approval, or shall contain an area of not less than such required area within a portion which does have an average width of not less than such required width, except as provided in Sections 21.24.280 or 21.24.360 or 21.24.370. The required area and the required width shall be the same as those terms are defined,

respectively, in the Zoning Ordinance set out at Title 22 of this code. Where the Zoning Ordinance does not establish a required area or a required width in a particular zone, the required area shall be 5,000 feet and the required width shall be 50 feet.

B.

If any lot is in more than one zone, then the area and width thereof shall be not less than the area and width requirements, respectively, in that zone in which any part of the lot is located which has the largest area requirement and in that zone in which any part of the lot is located which has the greatest width requirement.

C.

This section does not apply to any lot which the subdivider offers to deed or dedicate to the public.

D.

Where public sewers are not available and private sewage disposal is to be used, every lot or parcel or building site shall be of sufficient size to provide for satisfactory sewage disposal for the land use intended.

(Ord. 9071 § 5 (part), 1966: Ord. 7831 § 1, 1960; Ord. 7694 § 1, 1959; Ord. 7634 § 5, 1959; Ord. 7345 § 5, 1958; Ord. 6365 § 1, 1954: Ord. 6251 § 1, 1953: Ord. 4478 Art. 5 § 71, 1945.)

21.24.250 - Area and width—Sloping terrain.

A.

In lieu of compliance with subsection A of Section 21.24.240, the plan of subdivision may comply with the requirements of Section 21.24.260 if the advisory agency determines:

1.

That due to sloping terrain, the topographic features within the division of land will be better utilized if a portion of the lots in such division are less in area than the applicable designation;

2.

That a final map or parcel map of the division of land or any part thereof will not be filed unless the average area of all lots on such map or maps is not less than the applicable zoning designation;

3.

That the lots having a reduced area will be compatible in design to adjacent facing and siding lots of abutting development;

4.

That all lots which are not reduced in area shall comply with subsection A of Section 21.24.240.

B.

Lots which have been averaged in area with one or more other lots on a final map or parcel map in order to comply with the provisions of this section shall not be resubdivided or otherwise divided unless the advisory agency finds that the division will not reduce the average area of the lots resulting from the division and any remaining lots shown on the final map or parcel map below the applicable zoning designation.

(Ord. 9721 § 6, 1969: Ord. 9071 § 5 (part), 1966: Ord. 8042 § 1 (part), 1961: Ord. 4478 Art. 5 § 71.1, 1945.)

When the advisory agency has made all of the findings listed in Section 21.24.250, not to exceed 43 percent of the lots in the division of land may have less than the required area if they all have an area and average width not less than that shown on the following table.

Reduced Lot Table

(Ord. 9071 § 6, 1966: Ord. 8042 § 1 (part), 1961: Ord. 4478 Art. 5 § 71.2, 1945.)

A.

If the advisory agency has approved and recommended to the board of supervisors a reduction of the required area or required width, or both, and is of the opinion there is a reasonable probability that prior to the submission of the final map for approval or the parcel map for filing with the county recorder, the required area or required width or both will be reduced by action of the board of supervisors, it may conditionally approve a tentative map having one or more lots with less than the required area or width, or both.

B.

Such approval of the tentative map shall not be effective unless and until the required area or required width or both are so reduced by the adoption of an ordinance by the board of supervisors and such ordinance has become effective and all lots in the division of land comply with Section 21.24.240, or with 21.24.240 as modified pursuant to Section 21.52.010.

(Ord. 9071 § 7 (part), 1966: Ord. 7694 § 2, 1959: Ord. 4478 Art. 5 § 71.5, 1945.)

No lot shall be divided by a city boundary line. Each such boundary line shall be made a lot line.

(Ord. 9071 § 7 (part), 1966: Ord. 7345 § 6, 1958: Ord. 4478 Art. 5 § 73, 1945.)

21.24.290 - Frontage For Lots.

A.

The alignment of streets shall be such as to provide frontage for lots in the division of land.

B.

Exemption. The following shall be exempt from the frontage requirement of Subsection A, above:

Compact Lots.

a.

Compact lots may front a private common driveway or an alley in lieu of a street.

b.

Notwithstanding Subsection B.1.a, above, compact lots are not required to front a street, an alley, or a private common driveway, subject to all of the following:

i.

Where all parking spaces in a compact lot subdivision are provided on a parking-only lot;

ii.

The parking-only lot both abuts and is accessed via an alley or a street;

iii.

A fire lane is not required by the Fire Department; and

iv.

For example of this Subsection B.1.b, see Figure 21.24.290-A, below.

FIGURE 21.24.290-A: FRONTAGE FOR COMPACT LOTS - EXEMPTION

==> picture [300 x 147] intentionally omitted <==

Parking-only lot. A parking-only lot in a compact lot subdivision may front a private common driveway or an alley in lieu of a street.

(Ord. 2020-0032 § 4, 2020; Ord. 9071 § 7 (part), 1966: Ord. 4478 Art. 5 § 72, 1945.)

Except in a compact lot subdivision, wherever practical, lot frontage at the right-of-way line shall be:

A.

40 feet or more, where a lot is oriented so that its side lot lines are radial or approximately radial to a turnaround or knuckle or to the convex side of a curved street centerline; and

B.

Equal to or greater than the average lot width, where a lot is not so oriented.

(Ord. 2020-0032 § 5, 2020; Ord. 10485 § 12, 1972: Ord. 4478 Art. 5 § 72.1, 1945.)

21.24.310 - Lot Sideline Angle.

Where practicable, the side lines of lots shall be at an approximate right angle to the street upon which such lots front. In a compact lot subdivision, the side lines of non-street-fronting compact lots that are subject to Section 21.24.290.B.1.a shall be at an approximate right angle to the private common driveway or the alley upon which such lots front.

(Ord. 2020-0032 § 6, 2020; Ord. 4478 Art. 5 § 75, 1945.)

21.24.320 - Flag Lots.

A. The advisory agency may disapprove the platting of flag lots where this design is not justified by topographic conditions or the size and shape of the division of land, or where this design is in conflict with the pattern of neighborhood development. If flag lots are approved, the access strip shall be provided as follows, unless the subdivision committee recommends the approval of lesser widths because of topographic conditions or the size and shape of a division of land:

In a compact lot subdivision, the vehicular access strip of a flag lot shall be at least 12 feet in width.

2.

In all other cases, the vehicular access strip for each lot shall be at least 10 feet in width where the strip is situated contiguous to other such vehicular access strips, so as to form a common driveway, and at least 15 feet in width, where the vehicular access strip is not situated contiguous to other such vehicular access strips, unless the subdivision committee recommends the approval of lesser widths because of topographic conditions or the size and shape of a division of land.

B.

Each vehicular access strip shall be located so that, when improved as a driveway, the finished grade will not exceed 20 percent. The advisory agency may require that easements for ingress and egress be provided over common driveways for the benefit of the lots served.

(Ord. 2020-0032 § 7, 2020; Ord. 10485 § 13, 1972: Ord. 4478 Art. 5 § 72.2, 1945.)

Wherever property in a division of land is to be devoted to commercial use, special consideration shall be given to automobile parking space independent of highway curbside parking.

(Ord. 9071 § 7 (part), 1966: Ord. 4478 Art. 5 § 74, 1945.)

21.24.340 - Residential Subdivisions—Local Park Space Obligation—Formula.

A.

The subdivider of a residential subdivision shall provide local park space to serve the subdivision, pay a fee in lieu of the provision of such park land in accordance with the provisions of Section 21.28.140, provide local park space containing less than the required obligation but developed with amenities equal in value to the park fee, or do a combination of the above in accordance with the requirements of this title. The extent of the local park space obligation to be satisfied by land, fees, land and amenities, or a combination of these, shall be determined by the following formula:

X = .003(UP)

Where:

X = Local park space obligation in acres.

U = Total approved number of dwelling units.

P = Column 1 for detached and attached single-family residences;

Column 2 for multi-family housing containing two to four dwelling units;

Column 3 for multi-family housing containing five or more dwelling units; and

Column 4 for mobile homes.

Average Household Size by Park Planning Area (Unincorporated Portion)*

• Sources: American Community Survey (ACS), 2018-2023 5-year Summary File (Tables B25032, B25033); Census 2010 (Tables H3, H10); Urban Research Section, Internal Services Department.

1.

As used in this Title 21, "park planning area" (PPA) means the geographical area(s) depicted on the park planning area map of unincorporated places and described in records retained by the Department of Parks and Recreation.

2.

The average household sizes contained in subsection A of this section shall be adjusted annually effective July 1, by the Department of Parks and Recreation, in consultation with the County Internal Services Department as follows: calculate the average household size by dwelling unit type in each park planning area using the latest American Community Survey (ACS) data released by the United States Census Bureau. The adjusted average household sizes shall apply to the residential subdivision maps that are first advertised, on or after the respective July 1 adjustment date, by the Department of Regional Planning for hearing before either a hearing officer or the Regional Planning Commission.

PPA 14, 45B: Multi-family housing (containing two to four dwelling units) figures are based on 2011-2015 ACS data.

4.

PPA 35C: Multi-family housing (containing five or more dwelling units) figures are based on 2014-2019 ACS data

5.

PPA 42: Mobile homes figures are based on 2008-2012 ACS data.

6.

PPA 20: Mobile homes figures are based on 2013-2017 ACS data.

7.

PPA 43C: Multi-family housing (containing two to four dwelling units) figures are based on 2019-2020 ACS data.

8.

PPA 35F: Multi-family housing (containing two to four dwelling units) figures are based on 2016-2021 ACS data.

9.

PPA 14: Mobile homes figures are based on 2017-2022 ACS data.

10.

PPA 43B: Multi-family housing (containing two to four dwelling units) figures are based on 2017-2022 ACS data.

B.

The approved number of dwelling units within a subdivision shall be the number of dwelling units approved in the tentative tract, except that where topographic conditions, the design of the subdivision, dedications, agreements, or the restrictions of other ordinances, statutes or regulations will not, in the opinion of the advisory agency, permanently prohibit construction of dwelling units to the maximum permitted by zoning, the advisory agency may determine the maximum number of dwelling units which can be placed in such subdivision, and shall base the approved number of dwelling units within the subdivision on such maximum number.

C.

For purposes of this Title 21, "local park space" may include, but shall not be limited to: publicly or privately owned playgrounds, riding and hiking trails, tennis, basketball or other similar game-court areas, swimming

pools, putting greens, athletic fields, picnic areas, and other types of natural or scenic areas as recommended by the director of parks and recreation for passive or active recreation.

D.

If the advisory agency determines that the strict application of the equation set forth in this section to a particular subdivision would result in an inequitable duplication of local park space previously provided by a subdivider or his predecessors in interest for the benefit of the land comprising the subdivision, or in a duplication of fees previously paid for the acquisition or development of such facilities, the advisory agency shall adjust the computation of required park space to the extent necessary to eliminate such duplication.

E.

The provisions of this section and of Sections 21.24.350 and 21.28.140 shall not apply to condominium projects which consist of the subdivision of air space in an existing residential building which is more than five years old (when no new units are added), or to single-family lots within a land division having a gross area 10 acres or larger.

(Ord. 2013-0009 § 1, 2013; Ord. 2004-0023 § 1, 2004; Ord. 92-0064 §§ 1, 2, 1992; Ord. 82-0258U §§ 1 and 4 (part), 1982; Ord. 82-0256 § 1, 1982; Ord. 11665 § 22, 1978; Ord. 11031 § 1, 1974; Ord. 10796 § 1, 1973; Ord. 4478 Art. 5 § 71.3, 1945.)

• Editor's note: Fee changes in this section include changes made by the director of parks and recreation due to increases in the Consumer Price Index and are effective July 1, 2025.

21.24.350 - Residential subdivisions—Provision or local park sites.

A.

Upon ascertaining the local park space obligation to be fulfilled by the subdivider of a residential subdivision pursuant to Section 21.24.340, the advisory agency shall review the proposed subdivision, the park and recreational needs of the future inhabitants of the subdivision, and existing or potential neighboring park and recreational facilities to determine whether all or any portion of the local park space obligation should be satisfied by the provision of park space to serve the subdivision. If the advisory agency determines that park space should be provided, the advisory agency shall advise the subdivider of the design and location of such space.

B.

If the subdivision contains more than 50 lots, the subdivider shall provide the necessary park space as determined by the advisory agency. If such park space is less than the total park space obligation required by the provisions of Section 21.24.340, the subdivider shall pay the park fees, in accordance with the provisions of Section 21.28.140, provide amenities to the park space equal in value to the park fees, or do a combination of both.

C.

If the subdivision contains 50 or fewer residential lots, provision of the park space designated by the advisory agency shall be at the option of the subdivider. If the subdivider elects to provide the park space

designated by the advisory agency, the amount of park space provided shall be credited against the local park space obligation for the subdivision. The residual obligation, if any, shall be satisfied by the payment of park fees in accordance with the provisions of Section 21.28.140, the provision of amenities to the park space equal in value to the park fees, or a combination of both. If the subdivider elects not to provide the local space designated by the advisory agency, the entire local park space obligation shall be met by the payment of park fees.

D.

Determinations as to whether park space should be provided, and as to the design and location of such space and any amenities thereof, shall be made in accordance with the principles and standards for local park and recreational facilities contained in the recreation element of the general plan, the additional provisions of this Title 21, and the recommendations of the director of parks and recreation. The subdivider shall install all improvements for streets abutting the park sites as required by this Title 21.

E.

1.

Each park site shall be physically suited for the use intended. Land which is made a part of a park site for subdivision design purposes, but which is physically unsuited for park use, shall be discounted when calculating the area of the park site provided pursuant to this section. The park space provided shall be calculated from the road right-of-way line and not from the centerline of an abutting street.

2.

Land intended for other than trail use shall have a maximum slope of three percent. If necessary, the site shall be graded by the subdivider to achieve this slope, in accordance with plans approved by the department of parks and recreation. However, land which has an average slope of more than three percent may be credited against the park dedication requirement where the director of parks and recreation finds that special circumstances exist which would make the acceptance of such land in the public interest. Except as otherwise provided in this section, the amount of credit against the park obligation in such cases shall be calculated as follows:

3.

Greater credit for sites in excess of three-percent slope may be given where the director of parks and recreation finds that a site contains an exceptional visual, biotic or other natural resource.

F.

If the board of supervisors determines that any of the proposed land to be provided is not suitable for park use, it may reject all or any portion of the offer to provide, and in that event the subdivider shall pay the appropriate fee in accordance with the provisions of Section 21.28.140.

G.

Nothing in this section shall be construed to relieve the subdivider from providing park or recreational space required by the Zoning Ordinance set out at Title 22 of this code, or by the provision of variances or permits granted pursuant to the Zoning Ordinance, nor shall any provision of this section be construed to require the county to accept land for park purposes which is unsuited for park use.

(Ord. 82-0256 § 2, 1982: Ord. 10796 § 2, 1973: Ord. 4478 Art. 5 § 71.4, 1945.)