Napa County Municipal Code Ch. 17.34 Design Standards and Improvements

A. The design and minimum improvement requirements of subdivisions are set forth in this chapter. Additional requirements may be imposed as part of a tentative map approval process, depending upon the nature and location of the subdivision. All improvements required by this chapter and Chapter 17.36, 17.40 and 17.44 shall conform to good civil engineering practice and, in particular, shall comply with the specific requirements in effect at the time of approval of the tentative map, as contained in the current Napa County Road and Street Standards, the California Fire Code with local amendments, and Chapter 8.08 of this code.

B. All improvement requirements will be specified as conditions of approval of the tentative map and completed prior to approval or recordation of any parcel or final map, except that in lieu of completion of the improvements, security may be posted in the manner set forth in Chapter 17.38 of this title.

C. In the absence of a standard for an improvement, the director of planning may establish a standard in keeping with good construction and engineering practices.

D. When a tentative map has been submitted, no grading or construction work shall be performed until the tentative map and improvement plans for such work have been approved.

E. If an existing or proposed state highway abuts or crosses a proposed subdivision, the subdivider shall secure all pertinent road data and specifications, and shall make the design of the proposed subdivision compatible with such state highway.

(Ord. 1207 § 13, 2002: Ord. 1160 § 5, 1999; Ord. 854 § 2 (part), 1987: prior code § 11664)

(Ord. No. 1379, § 116, 1-29-2013)

A. Public access to each parcel must be provided by fronting on a county-maintained road or a private road of adequate right-of-way width, as determined by the director of planning.

B. The street pattern of a subdivision shall not landlock adjacent property or preclude access to public land.

C. The street system in the proposed land division shall relate, in general, to the existing streets in the area adjoining the proposed land division.

D. The proposed street plan shall give consideration to the future land division of adjoining undivided property.

E. All streets shall be designed to serve the proposed use of the abutting land.

F. Additional right-of-way, over and above that required in the Road Standards, shall be required where necessary to accommodate roadway slopes, drainage structures, and other facilities related to land division improvements.

G. Design of streets shall make provisions for railroads, parkways, expressways, grade separations, flood control channels, prevailing geological conditions, and local drainage facilities.

H. Whenever lots of a proposed land division abut on a dead-end road or a cul-de-sac exceeding one thousand two hundred feet in length, or whenever a proposed land division lies more than one thousand two hundred feet from a publicly maintained road, alternate or secondary access shall be provided, unless waived as part of the tentative map review. Improvement of such access shall be determined as part of the tentative map review.

I. Dead-end and part-width streets shall not be permitted if it is determined that adjacent land use or topographical features will not permit the extension or widening of such streets. Dead-end streets shall be so designed that access to abutting property shall be physically possible.

J. On land divisions where improvements are not required, the centerline alignment of the street right-of-way shall be so located that future improvements will be feasible and in accordance with county standards and ordinances.

(Ord. 854 § 2 (part), 1987: prior code § 11664.1)

(Ord. No. 1379, § 117, 1-29-2013)

A. Lot design shall conform to all applicable zoning requirements, including those pertaining specifically to design of lots, set forth in Section 18.104.110 of Title 18.

B. No proposed lot shall be divided by a city, county, school district or other taxing agency boundary.

(Ord. 1009 § 6, 1992: Ord. 981 § 34, 1991: Ord. 854 § 2 (part), 1987: prior code § 11664.3)

Where the land to be divided is zoned so as to authorize a planned development on the land or a portion of the land proposed to be subdivided, or if rezoning proceedings to the planned development zoning district are in process, the plan of the subdivision shall be appropriate for a planned development. Exceptions to the subdivision improvement standards which are necessary to make the planned development feasible may be authorized by the advisory agency that is authorized to approve the subdivision and shall be noted as conditions of the tentative map.

(Ord. 854 § 2 (part), 1987: prior code § 11666)

A. Notwithstanding anything to the contrary in this title, improvement requirements for a division of land which is a subdivision of less than five lots shall be limited to the dedication of rights-of-way, easements, and the construction of reasonable off-site and on-site improvements for the parcels being created. Requirements for the construction of off-site and on-site improvements shall be noticed by a statement on the parcel map, on the instrument evidencing the waiver of the parcel map, or by a separate instrument, and shall be recorded on, concurrently with, or prior to the parcel map or instrument of waiver of a parcel map being filed for record.

B. Fulfillment of the construction requirements shall not be required until the earlier of the following:

1. Such time as a building permit or other grant of approval for development of the parcel is issued by the county;

2. Such time as the construction of the improvements is required pursuant to an agreement between the subdivider and the county; or

3. Within a reasonable time following approval of the parcel map and prior to the issuance of a permit or other grant of approval for the development of a parcel, if the advisory agency that approved the parcel map finds that fulfillment of the construction requirements within the time frame required by the advisory agency is necessary for reasons of:

a. The public health and safety, or

b. The required construction is a necessary prerequisite to the orderly development of the surrounding area.

C. A remainder parcel included within a subdivision shall be subject to subsections A, B and D of this section.

D. Whenever any required improvements are not to be completed prior to the filing of the parcel map, that fact shall be noticed by certificate on the parcel map or on the certificate of compliance issued in conjunction with the waiver of the parcel map. The parcel map certificate or the certificate of compliance shall explicitly state when the construction of such improvements shall be required. The construction of the improvements shall be required as a part of the issuance of any subsequent grant of approval for use, including but not limited to use permit, site plan review or building permit, or prior to any use of the property if no further approval is required.

(Ord. 1083 § 7, 1995: Ord. 1009 § 7, 1992; Ord. 887 § 28, 1988: Ord. 854 § 2 (part), 1987: prior code § 11667)

After approval of the tentative map for which a final map is required, but before starting any construction work, the subdivider or his authorized representative shall submit two complete sets of improvement plans to the director of planning for his review and approval, not later than six weeks prior to the expiration date of the tentative map. Such plans shall be prepared by a civil engineer who is licensed to practice civil engineering in the state. All conditions of the grading permit, tentative map, planned development, use permit or other permits which are applicable to construction, shall be shown on the improvement plans. The director of planning shall, within twenty-five days after receipt of the plans, send a checklist or a marked-up print to the subdivider or his authorized representative, upon which will be noted recommended or required revisions. After all necessary changes are made, the original tracings shall be submitted to the director of planning for signature to indicate approval.

(Ord. 854 § 2 (part), 1987: prior code § 11667.1)

(Ord. No. 1379, § 118, 1-29-2013)

A. All improvements constructed or installed in land divisions other than rough grading for physical access, and whether such work is required by the county or is done at the option of the land divider, shall be in accordance with detailed plans and specifications that have been approved in writing by the director of planning prior to commencement of the improvement work.

B. Improvement plans shall be required for all improvements, whether installed before or after recordation of the parcel or final map.

C. The improvement plans shall show the location of all existing improvements, gas, and any other service facilities.

D. Improvements proposed or required on state highway rights-of-way shall be included in the improvement plans and designed to Department of Transportation standards. Prior to submittal to the director of planning, the engineer of the land divider shall secure the approval of the Department of Transportation for all such improvements.

E. Contractors shall secure an encroachment permit for work done in connection with land division projects within county right-of-way.

(Ord. 854 § 2 (part), 1987: prior code § 11665)

(Ord. No. 1379, § 119, 1-29-2013)

All plans relating to earth grading, water, sewer, storm drainage and streets shall be prepared by a registered civil engineer.

(Ord. 854 § 2 (part), 1987: prior code § 11665.1)

All plans relating to streets, drainage, water and sewer shall be submitted to the director of planning and approved by the director prior to the submittal of a parcel or final subdivision map. Approval of the improvement plans by the director of planning shall be a condition precedent to the approval of the final map by the board. The approval of the improvement plans shall not bind the county to accept the improvements nor constitute a waiver of any defects in same.

(Ord. 854 § 2 (part), 1987: prior code § 11665.2)

(Ord. No. 1379, § 120, 1-29-2013)