Chapter 16.28 — DESIGN STANDARDS AND IMPROVEMENTS

All subdivision of land which area subject to the provisions of this title shall conform to the regulations set out in this chapter and shall be subject to the provisions of this chapter.

(Prior code § 12205)

The regulations, standards and procedures provided in this chapter shall be construed to be the minimum necessary to promote and protect the public health, safety and general welfare, and they may be made more restrictive in cases where the planning commission finds such action is necessary to protect the public interest and to ensure sound planning standards and, on the advice of the city engineer, to insure sound engineering standards.

(Prior code § 12205.01)

16.28.030 - Design standards—Streets and highways.

A.

The street and highway design shall conform both in width and alignment to any general plan of streets and highways approved by the city council, and rights-of-way for any street or highway indicated on the general plan shall be dedicated.

B.

The street and highway design shall conform to any proceedings affecting the subdivision which may have been initiated by the city council or approved by the council upon initiation by other legally constituted bodies of the city, county or state. If a parcel of land to be subdivided includes a portion of the right-of-way to be acquired for a highway, freeway or parkway, the subdivider may be required to either dedicate or withhold from subdivision all the area included in such right-of-way.

C.

Service Roads and Off-street Parking. When lots proposed for commercial or industrial uses front on any major or secondary street or highway, the subdivider may be required to dedicate and improve a service road to provide ingress and egress to and from such lots, in lieu thereof, if approved by the planning commission, the subdivider may dedicate for public use and improve an area adjacent to such lots for offstreet parking purposes. When any lots proposed for residential use front on a freeway, state highway or parkway, the subdivider may be required to dedicate and improve a service road at the front of such lots. In addition to any requirements for a service road, the planning commission may require adequate off-street parking areas for all lots proposed for commercial or industrial use.

D.

Nonaccess and Planting Strips. When the rear or side lines of any lots border a major highway or parkway, the subdivider may be required to execute and deliver to the city an instrument prohibiting the right of ingress and egress to such lots across the side lines of such highway or parkway. When the rear or side lines of any lots border any freeway, state highway or parkway, the subdivider may be required to dedicate and improve a planting strip or construct a fence adjacent thereto.

E.

Alleys. When lots are proposed for commercial or industrial uses, alleys at least twenty-four (24) feet in width shall be provided at the rear thereof with adequate ingress and egress for truck traffic.

F.

Street Names. All street names must be as approved by the planning commission and no duplication of street names shall be permitted.

(Prior code § 12205.02)

The subdivider may be required to grant easements not less than six feet in width along lot lines for public utility, sanitary sewer and drainage purposes, provided easements of lesser width may be allowed when approved by the city engineer. Easements for overhead pole lines and anchors shall be provided at the rear of all lots except where alleys are available. Power and telephone facilities may, in whole or in part, be required to be installed underground.

(Prior code § 12205.03)

A.

The size and shapes of lots shall be in conformance with the minimum requirements of the land division standards and with any additional requirements established by zoning regulations effective in the area of the proposed subdivision or as shown on the zoning map.

B.

The side lines of all lots so far as possible shall be at right angles to streets or radial or approximately radial to curved streets and to the center points of cul-de-sac turning circles.

C.

No lot shall be divided by a city boundary line.

D.

Interior lots having double frontage will not be approved.

(Prior code § 12205.04)

The subdivider may be required to dedicate and improve walkways twelve (12) feet wide through long blocks, or to provide access to schools, parks and other public areas.

(Prior code § 12205.05)

The subdivider may be required to dedicate easements for watercourses or drainageways in their original locations or in approved relocations. Widths and locations of such easements shall be subject to approval by the city engineer.

(Prior code § 12205.06)

16.28.080 - Design standards—Land subject to inundation.

If any portion of any land within the boundaries of the subdivision is subject to overflow, inundation or flooding by stormwaters, that portion of the subdivision shall be clearly indicated on the final map or parcel map.

(Prior code § 12205.07)

16.28.090 - Installation of improvements required.

All improvements shall be installed by, or be the responsibility of, the subdivider in accordance with the land division standards, a public document on file in the office of the city clerk, and shall further be installed in accordance with all applicable laws, rules or regulations of the state of California, or any board, bureau, commission, or other competent authority thereof. Such improvements shall be subject to inspection by the city engineer, and approval by the city council. Such improvements shall include, but not be limited to, the following:

A.

Land grading and improvement;

B.

Street, alley, walkway and off-street parking, grading and paving;

C.

Curbs, gutters, sidewalks and landscaping in rights-of-way;

D.

Sanitary sewers, storm drains and appurtenances;

E.

Street lighting systems;

F.

Fire hydrants;

G.

Electric, gas and water utility systems;

H.

Street signs, warning and safety devices.

(Prior code § 12206)

16.28.100 - Improvements—Plan checking and inspection fees.

A.

Review of improvement plans and inspection of improvement construction shall be charged a fee equal to the actual costs incurred by the city.

B.

A deposit of five hundred dollars ($500.00) is required with the submittal of plans for plan checking and a deposit equal to two percent of the estimated cost of construction is required for inspection.

C.

Funds will be drawn down to pay city costs. Additional funds will be required if fund balance is not adequate to pay city costs. Unused funds will be reimbursed when plan check and inspection are complete.

(Prior code § 12205.08)

Land division standards shall contain standards for street and lot design, for street widths, grades and curves, for sewerage, water supply and fire protection, for all improvements to be installed, including public utilities, for office and field checking of maps and survey data, for construction inspections, fee schedules, forms for bonds and agreements and such other matters as may be included therein by resolution of the city council.

(Prior code § 12206.01)

The planning commission may require that a subdivider provide such documents, including but not restricted to deeds, dedications, grants, restrictions, easements and rights-of-way, as it deems necessary to effect a sound and proper plan of land division.

(Prior code § 12206.02)

The planning commission may require a request for change of zoning to insure compatibility of plans and regulation.

(Prior code § 12206.03)

The planning commission may permit private streets in subdivisions which are subject to the provisions of this title in cases where the committee finds and reports that such streets provide local access to parcels to

be created, and do not constitute elements of arterial or collector streets systems necessary to serve areas beyond the bounds of the subdivision site. Subdivisions in which private streets are permitted shall be subject to all provisions of this title except as otherwise or as additionally provided in this section:

A.

Private streets shall be constructed in conformity with land division standards.

B.

Provisions for maintenance of private streets shall be required by the planning commission, and bonds or other guarantees of compliance with such provisions may be required.

(Prior code § 12206.04)

The planning commission may recommend approval of subdivision plans which include the clustering of development sites in combination with the preservation of open space and plans which include airports, golf courses and other types of recreational facilities and other such special features intended for the common usage of owners and guests, provided that such features are in conformity with zoning, lot area and density standards on an averaged overall lots plus open space basis, and other provisions of law. In such cases:

A.

The planning commission shall require provisions for proper construction of such special features.

B.

The planning commission shall require provisions for preservation of open spaces and adequate maintenance and operation of all such features, and may require bonds or other guarantees of compliance with such requirements.

C.

The planning commission may approve such division plans under existing P-D zoning, or may require P-D zoning or other appropriate zoning as a condition to approval of the division.

(Prior code § 12206.05)

Concurrently with the acceptance of the final map, the subdivider shall enter into an agreement with the city council agreeing to have the improvements completed within the time clause guaranteeing the workmanship and materials provided in all improvements for a twelve (12) month period after acceptance of the improvements by the city council. Such agreement may provide for extension of time under specified conditions. The agreement may also provide for the termination of the agreement upon a reversion to acreage or revocation of all or part of the subdivision.

(Prior code § 12207)

A.

To assure that the improvements required by this title are satisfactorily completed, adequate improvement security shall be furnished by the subdivider for the cost of the improvements according to the plans and specifications in a sum or amount equal to the estimate approved by the city engineer. Partial release of such improvement security may be made in accordance with the provisions of the Subdivision Map Act.

B.

The improvement security shall be released by the city engineer upon acceptance of the work or upon revocation or reversion to acreage of the subdivision and abandonment of all streets and easements, except the security in the amount specified by the city engineer to guarantee workmanship and materials shall remain in full force and effect for one year after acceptance of the improvements.

(Prior code §§ 12208, 12208.01)

A.

The director of public works is authorized to approve exceptions from the maximum width specified for driveways in the land division standards, upon a showing of necessity for reasonable access to property for the proposed use.

B.

The committee may recommend that the planning commission authorize conditional exceptions to any other requirements and regulations set forth in this title.

C.

Application for any such exception shall be made by written petition of the subdivider stating fully the grounds of the application and the facts relied upon by the petitioner. Such petition shall be filed with the tentative map. In order for the property referred to in the petition to come within the provisions of this section, the committee must find that all of the following facts apply with respect to the subject property:

1.

That there are special circumstances or conditions of topography, size, shape or location affecting the property;

2.

That the exception recommended is necessary for the preservation and enjoyment of a substantial property right of the petitioner;

3.

That the granting of the exception will not adversely affect the general plan;

4.

That the granting of the exception will not be detrimental to the public welfare or injurious to other property in the territory in which the property is situated, and will not constitute a grant of special privileges inconsistent with the limitations on other properties in the vicinity.

D.

In recommending authorization of any exceptions under this section, the committee shall prepare a report to the planning commission containing all facts and findings in connection therewith. The report shall set forth the exception as recommended and the conditions designated. Upon receipt of such report the planning commission may recommend approval of the tentative map with or without the exceptions and conditions recommended.

(Prior code §§ 12209, 12209.01, 12209.02)

Chapter 16.32 - VESTING TENTATIVE MAPS