Mountain House Municipal Code Ch. 2 General Provisions

The intent of this Chapter is to set forth general provisions which shall apply throughout Division 9, Subdivision Regulations.

(Ord. 2024-18, § 1(Exh. A), 2024)

All subdivisions in City of Mountain House shall be filed as either a final map or parcel map. All major subdivisions shall be filed for recordation as a final map. All minor subdivisions shall be filed as a parcel map or a final map.

(Ord. 2024-18, § 1(Exh. A), 2024)

No land shall be used, nor any building be constructed, on any lot or parcel not in conformance with this Division. No permit for the construction of a building or the use of land shall be issued on a parcel of land which does not comply with the provisions of the General Plan, this Division, and the Subdivision Map Act. At the time of issuance of a permit, the applicant shall submit evidence that the parcel of land complies with this Division and the mandatory provisions of the current Subdivision Map Act, and a certification shall be required from Public Health Services as to the adequacy of the parcel to meet sanitary requirements.

(Ord. 2024-18, § 1(Exh. A), 2024)

All lot corners shall be marked with iron pipe not less than three-quarters (¾) of an inch inside diameter and twenty-four (24) inches long, or marked by other monuments or reference crosses as approved by the City Engineer.

(Ord. 2024-18, § 1(Exh. A), 2024)

Centerline monuments shall be located as set forth in this section.

(a) Location of Monuments. Road, street, alley, and way centerline monuments shall be set to mark the intersections of streets, intersections of streets with alleys or ways, intersections of alleys with alleys or ways, or at the intersection of any street, alley, or way with a tract boundary. Street centerline monuments shall also be set to mark the beginning and end of curves or the points of intersection of tangents thereof. Such centerline monuments shall be not less than a three-quarters (¾) inch diameter iron pin, at least thirty (30) inches long, and set in the subgrade. A monument box and cover in conformance with City of Mountain House Improvement Standards shall be set above the monument, with the top of the box flush with the finished grade.

(b) Alternative Locations. In the event that, due to the construction of subdivision improvements or the location of trees or other physical features, the monuments specified above cannot be located at the points specified, a reference monument or monuments shall be set subject to the approval of the City Engineer. Notes as to the location of said monument or monuments with reference to the referenced point shall be furnished to the City Engineer.

(Ord. 2024-18, § 1(Exh. A), 2024)

All monuments set as required herein shall be permanently marked or tagged with the registration or license number of the engineer or surveyor under whose supervision the survey was made.

(Ord. 2024-18, § 1(Exh. A), 2024)

All monuments shall be subject to inspection and approval by the City Engineer.

(Ord. 2024-18, § 1(Exh. A), 2024)

Whenever a section corner or quarter-section corner is to be used as a controlling element of a field survey, the engineer or surveyor responsible for the survey shall construct, reconstruct, or rehabilitate the monument of such corner, and accessories to such corner, so that the same shall be left by him in such physical condition that it remains as permanent a monument as is reasonably possible and so that the same may be reasonably expected to be located with facility at all times in the future. Such monuments shall be not less than a three-quarter (¾) inch diameter iron pin, thirty (30) inches long, or other monuments as approved by the City Engineer.

(Ord. 2024-18, § 1(Exh. A), 2024)

Lots shall comply with the following requirements:

(a) Areas and Widths of Lots. The area and width of lots or parcels in a subdivision map shall conform to the particular zoning district in which the property is located;

(b) Relation of Depth to Width. The depth to width ratio of a lot in a subdivision shall conform to the particular zoning district in which the lot is situated when new lots are created by subdivision, except where physical conditions make such limitation of depth to width ratio impractical or the width of the lot is three hundred thirty (330) feet or greater;

(c) Division of Jurisdiction. No lot or parcel shall be permitted to be divided by a city or county boundary line;

(d) Angle of Lot Side Line. Lot or parcel side lines shall be approximately normal to the street right-of-way lines to the extent practical; and

(e) Exception. This Section shall not apply to:

(1) Any lot or parcel which the subdivider offers to dedicate to the City or any public agency or district, and

(2) Any subdivision map that redesigns an existing subdivision in which the density of lots is not increased.

(Ord. 2024-18, § 1(Exh. A), 2024)

Soils reports shall be provided as required by this Section.

(a) Major Subdivision. A preliminary soils report, prepared by a state-registered civil engineer and based upon adequate test borings, shall be submitted to the building official for every major subdivision at the time of tentative map submittal.

(b) Waiver of Report. A preliminary soils report may be waived if the building official finds that, due to the knowledge the City possesses relative to the quality of the soils in this subdivision, no preliminary analysis is necessary.

(c) Soils Investigation. If the required preliminary soils report indicates the presence of critically expansive soils or other soil problems which, if not corrected, would lead to structural defects, the subdivider shall provide for and submit the findings of a soil investigation of each lot in the subdivision. The soil investigation shall be prepared by a State-registered civil engineer and shall recommend corrective action likely to prevent structural damage to each dwelling to be constructed. Prior to issuance of the building permit, any recommended action approved by the building official shall be incorporated into the construction of each dwelling.

(Ord. 2024-18, § 1(Exh. A), 2024)

Geotechnical reports shall be provided to address geologic hazards as required by this Section.

(a) Major Subdivision. A preliminary geotechnical report, prepared by a State-registered geotechnical engineer or State-registered geologist and based upon adequate test borings, shall be submitted to the building official for every major subdivision at the time of tentative map submittal. The preliminary geotechnical report shall include estimates of expected peak ground accelerations during maximum credible earthquake potentially affecting the site.

(b) Waiver of Report. A preliminary geotechnical report may be waived if the building official finds that, due to the knowledge the City possesses relative to the quality of the soils in this subdivision, no preliminary analysis is necessary.

(c) Geotechnical Investigation. If the required preliminary geotechnical report indicates the presence of geologic hazards (such as slope instability, subsidence, adverse soil conditions, seismic hazards) which, if not corrected, would lead to structural defects, the subdivider shall provide for and submit the findings of a geotechnical investigation for each lot in the subdivision. The geotechnical investigation shall be prepared by a State-registered geotechnical engineer or State-registered geologist and shall recommend corrective action likely to prevent structural damage to each dwelling to be constructed. Prior to issuance of the building permit, any recommended action approved by the building official shall be incorporated into site preparation and construction of each dwelling.

(Ord. 2024-18, § 1(Exh. A), 2024)

(a) Report. A surface and subsurface contamination report shall be required at the time of the tentative map submittal. The surface and subsurface contamination report shall be prepared by a qualified environmental professional and shall identify any potential source of surface or subsurface contamination caused by past or current land uses. The report shall include evaluation of nonpoint source of hazardous materials, including agricultural chemical residues, as well as potential point sources, such as fuel storage tanks, septic systems, or chemical storage areas.

(b) Site Assessment. The Surface and Subsurface Contamination Report shall include a site assessment prepared in accordance with ASTM standards to assess the presence of any fuel, pesticide, herbicide or chemical residue on or under the soil that is listed on the State or Federal list of toxic materials.

(1) A component of the required site assessment shall be an investigation of the location and condition of currently used and abandoned water wells and gas wells.

(2) If the Surface and Subsurface Contamination Report indicates the presence of residues in excess of allowable limits within the affected area, corrective actions shall be undertaken, as recommended in the report and concurred with by the City. Said corrective actions shall be conducted in accordance with the requirements of the City and the applicable State agency.

(3) Corrective actions shall be completed prior to approval of the final map or parcel map.

(c) Waiver of Report. The surface and subsurface contamination report may be waived if the Environmental Health Division finds that, due to the knowledge the City possesses relative to the possible contamination of the soils in this subdivision, no preliminary analysis is necessary.

(d) Corrective Action. If the report indicates there are surface and subsurface contamination, corrective action shall be taken, as recommended in the report and concurred with by Environmental Health prior to the issuance of the building permit.

(Ord. 2024-18, § 1(Exh. A), 2024)

Design Guidelines with development standards shall be submitted for review by the Community Development Department Director and Mountain House Design Consistency Review Committee. Said Design Guidelines shall be found by the Community Development Director to be consistent with the Mountain House Master Plan, Mountain House CSD Design Manual and other applicable, adopted community plans prior to approval of the final map or parcel map. Design Guidelines shall not be required for preliminary maps.

(Ord. 2024-18, § 1(Exh. A), 2024)