§ 16.08

Design and improvement of subdivisions shall conform to this title and the standard specifications of the city of Parlier. Design shall provide for adequate traffic circulation and shall promote the extension of aesthetic values.

(Ord. 87-2 §1(part), 1987).

16.08.020 - Road design—Layout.

Road layout shall conform as follows:

A.

Street right-of-way widths shall be in accordance with the city's standard specifications.

B.

Streets which are extensions of existing streets shall continue the centerline of the existing street, as far as practicable, either in the same direction or by adjustment curves.

C.

All opposing streets entering upon any given street shall have their centerlines directly opposite each other or separated by at least one hundred twenty-five feet.

(Ord. 87-2 §1(part), 1987).

The centerlines of streets shall interest one another as nearly at right angles as practicable, shall not be excessively curved, and shall conform to the requirements for sight distance provided in the standard specifications.

(Ord. 87-2 §1(part), 1987).

Access from abutting land, not part of a subdivision, shall not be permitted to a dedicated part-width and or dead-end road over a restricted access strip.

A.

Restricted access strips shall be provided along and at the end of part-width and dead-end roads to separate them from abutting land not part of the subdivision.

B.

Said restricted access strip shall be not less than one foot in width and shall be offered for dedication to the city for road purposes.

C.

Said restricted access strip shall be shown on the map and identified as a "Restricted Access Strip..." (insert, in alphabetical order, the appropriate letter designation).

(Ord. 87-2 §1(part), 1987).

16.08.050 - Road design—Part width.

The design of the subdivision shall be so that full-width local roads will be provided unless said requirement is waived by the city council. In no case shall a local street which provides for less than one parking lane and two travel lanes be provided.

(Ord. 87-2 §1(part), 1987).

16.08.060 - Road design—Stub roads.

A.

Stub roads shall be provided where necessary to give access to or permit the satisfactory future development of adjoining land. The road shall extend to the boundary line of the property, or within one foot thereof where a restricted access strip is dedicated.

B.

Stub roads which are abutted by more than one lot on either side shall be terminated by a temporary turnaround. The turn-around shall conform to the standard specifications. A stub road may be approved by the city council without a temporary turn-around when the road is less than one hundred fifty feet in length, or its length equals the dimensions of the corner lot along the road, whichever is greater.

(Ord. 87-2 §1(part), 1987).

16.08.070 - Road design—Cul-de-sac.

Cul-de-sac roads shall be terminated by a permanent turnaround as provided in the standard specifications. Cul-de-sac roads shall not exceed four hundred fifty feet in length, measured from the centerline of the intersecting road to the center point of the cul-de-sac, unless otherwise approved by the city engineer.

(Ord. 87-2 §1(part), 1987).

A.

Where lots in a subdivision front on any road designated as a state highway, the city council may require the dedication and improvement of a frontage road for access to those lots.

B.

Frontage road intersections which open onto any state highway shall be through the bulb type intersection as provided in the standard specifications.

(Ord. 87-2 §1(part), 1987).

When a subdivision does not abut upon a public road, an access road may be required by the city council to connect the subdivision with a public road. When required, the access road shall meet all requirements of this title.

(Ord. 87-2 §1(part), 1987).

If a parcel of land to be subdivided includes a portion of the right-of-way for a state highway, the right-ofway of which has been certified by the California Transportation Commission, the subdivider shall either dedicate or withhold from subdivision all the area included in said right-of-way.

(Ord. 87-2 §1(part), 1987).

Whenever the city council has determined that a particular local road is not at this time warranted, but is anticipated to be necessary in the future to serve local neighborhood traffic needs, the city council may require that the location, width and extent of such road be shown on the final map and offered for dedication for road purposes.

(Ord. 87-2 §1(part), 1987).

Whenever it is proposed to subdivide property abutting an approach to an existing or specific plan line grade separation the subdivision shall be so arranged than any lot abutting such approach shall have

suitable access elsewhere, and that the street layout adequately provides for and conforms to such approach.

(Ord. 87-2 §1(part), 1987).

16.08.130 - Road design—Alleys.

A.

An alley, with adequate ingress and egress provided for truck traffic, may be required at the rear or side of lots where the property is to be used for multiple residential, commercial, or industrial use.

B.

Alleys, when required, shall be a minimum of twenty feet in width.

(Ord. 87-2 §1(part), 1987).

16.08.140 - Easements—Locations.

A.

Sewer, gas, and water mains shall not be on rear or side lot easements unless street location is found to be impracticable or uneconomical and unless specifically approved by the city engineer.

B.

Easements for storm drains and flood control shall be provided within the subdivision when deemed necessary by the city engineer.

C.

Easements for underground electrical and telephone facilities shall be provided as requested by the affected utility.

(Ord. 87-2 §1(part), 1987).

All easements within a subdivision shall be not less than sixteen feet in width, being not less than eight feet on each side of abutting properties. However, easements of a lesser width may be approved by the city engineer when it has been determined that the purpose of any easement may be accomplished by the use of a lesser width.

(Ord. 87-2 §1(part), 1987).

A.

The area and dimensions of lots shall be in conformity with the zoning regulations for the zoning district in which the proposed subdivision is located. A larger minimum lot area may be required when necessitated by topographical and geological consideration.

B.

All lots shall have frontage on at least one public or approved private road as required by the appropriate zoning district. The width of such frontage shall not be less than that prescribed by the zoning regulations for the zoning district in which the proposed subdivision is located.

(Ord. 87-2 §1(part), 1987).

A grading plan shall be prepared prior to the acceptance and approval of the final subdivision map. The grading plan shall depict the depth and extent of all excavations and embankments which constitute changes in original grade from that shown on the approved tentative subdivision map. All grades shall conform to the datum used in the city's benchmark system.

(Ord. 87-2 §1(part), 1987).

The side line of all lots, so far as possible, shall be at right angles to the road which the lot faces, or radial or approximately radial if the road is curved.

(Ord. 87-2 §1(part), 1987).

No lot shall be divided by the boundary line of a county, school or special district.

(Ord. 87-2 §1(part), 1987).

Double frontage lots, other than corner lots, which abut two roads and have a depth less than two hundred forty feet will not be approved except where necessitated by topographical or other physical conditions or where ingress and egress to and from one of the roads is prohibited by a law or where direct access rights have been or will be waived.

(Ord. 87-2 §1(part), 1987).

Blocks shall not exceed one thousand three hundred twenty feet in length between road centerlines, except where topographical or other conditions require longer blocks.

(Ord. 87-2 §1(part), 1987).

16.08.220 - Watercourses.

Where a subdivision or any part thereof is traversed by any watercourse, channel, stream, creek or canal, the subdivider shall, subject to riparian rights, indicate the physical limits thereof and provide by dedication sufficient easements to dispose of surface and storm waters originating within the subdivision. The width and improvements of such dedicated easement shall be approved by the city council. Intermittent streams shall be delineated by a dashed line labeled "Thread of Stream."

(Ord. 87-2 §1(part), 1987).

A.

Land subject to flooding and land deemed by the city engineer to be uninhabitable shall not be platted for residential occupancy, nor for such other uses as may endanger health, life, or property or aggravate the flood hazard; and shall be shown on the map as subject to inundation or otherwise uninhabitable.

B.

Such land may be filled or otherwise improved in a manner and to a degree approved by the city engineer so it is no longer subject to the restrictions of this section. The required improvements shall be completed or agreed to be completed by secured agreement pursuant to Section 16.08.400, prior to approval of the final map.

C.

Lands included within areas designated by the Federal Flood Insurance Administration as flood-prone areas or shown on maps supplied by the U.S. Department of Agriculture, Soil Conservation Service, or the U.S. Corps of Engineers as being within flood-prone areas shall not be divided until a plan provided by the subdivider is approved by the city engineer showing how all development within the subdivision will be floodproofed in a manner which will not adversely affect surrounding properties.

(Ord. 87-2 §1(part), 1987).

All land shown and designated on the final map for any public use shall be offered for dedication.

(Ord. 87-2 §1(part), 1987).

As a condition precedent on acceptance and approval of the final map or parcel map, the subdivider shall make, or agree to make, the improvements as set out in Sections 16.08.260 through 16.08.440 in accordance with the standard specifications. Additional improvements may be required if deemed by the city council for the general use of the lot owners in the subdivision and local neighborhood traffic and drainage needs. Such improvements shall conform to the standard specifications.

(Ord. 87-2 §1(part), 1987).

A.

All roads dedicated for public use or approved private roads shall be improved in accordance with the standard specifications.

B.

The city council may require the subdivider to improve previously dedicated roads, public ways, or easements to the degree required by subsection A of this section. When so required by the city council, improvements shall conform to the standard specifications.

(Ord. 87-2 §1(part), 1987).

Sidewalks shall be installed in accordance with the standard specifications.

(Ord. 87-2 §1(part), 1987).

When the rear or side of any lot abuts an expressway, arterial, or collector street shown on the general plan, and access to such highway has been relinquished, a wall may be required to be erected along the abutting lot line in accordance with the standard specifications.

(Ord. 87-2 §1(part), 1987).

Sanitary sewer lines and appurtenances shall be installed and connection made to the existing system in accordance with requirements established by the city engineer.

(Ord. 87-2 §1(part), 1987).

A.

All lots within an approved subdivision shall be served by connection to the city water system. The method of connection with the water system, and design of the water system within the subdivision shall be subject to the approval of the city engineer.

B.

Whenever a well and tank site is to be located within a subdivision in conjunction with the city water system, the well site and its access right-of-way shall be shown on the tentative and final maps and be designated for such use. When the well site or other system facilities are to be located outside the subdivision boundaries, easements shall be conveyed to the city prior to the recordation of the final map.

(Ord. 87-2 §1(part), 1987).

Fire hydrants shall be installed in accordance with the standard specifications.

(Ord. 87-2 §1(part), 1987).

The subdivider shall install drainage facilities to adequately remove surface and storm waters from the subdivision. When so required installation shall conform to the standard specifications and specific plans.

(Ord. 87-2 §1(part), 1987).

Any abandoned well, existing well, or any irrigation pipelines which are abandoned, or to be abandoned shall be removed, destroyed, or completely filled by the subdivider, within the tract, in a manner approved by the city engineer and as permitted by the county department of health as part of the subdivision improvements.

(Ord. 87-2 §1(part), 1987).

Necessary street name signs, warning signs, regulatory signs, markers, barricades, and other safety and public convenience facilities shall be installed in accordance with the improvement standards and specifications established therefor by the city. The subdivider may deposit with the city sufficient sums for the furnishing and installation of certain of the above facilities.

(Ord. 87-2 §1(part), 1987).

All improvements lying outside of the tract, and necessary for the general use of the lot owners in the subdivision and local neighborhood traffic and drainage needs, shall conform to the improvement standards and be designed to implement the general and specific plans of the city of Parlier.

(Ord. 87-2 §1(part), 1987).

Street lights shall be installed in accordance with the standard specifications and connected to the electrical system constructed by Pacific Gas and Electric Company.

(Ord. 87-2 §1(part), 1987).

All utilities shall be placed underground, in accordance with the requirements of the utility concerned, in either city street easements or appropriate utility easements. When utilities are installed in city street easements, they shall be laid subject to the standard specifications.

(Ord. 87-2 §1(part), 1987).

All bikeways dedicated for public use or approved private use shall be improved as designated by the city engineer.

(Ord. 87-2 §1(part), 1987).

The fulfillment of construction requirements for improvements for a "designated remainder" parcel shall not be required until such time as a permit or other grant of approval for development of the remainder parcel is issued by the city or, until such time as the construction of such improvements is required pursuant to an agreement, the city may require fulfillment of such construction requirements within a reasonable time of a permit or other grant of approval for the development of a remainder parcel upon a finding by the city that fulfillment of the construction requirements 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.

(Ord. 87-2 §1(part), 1987).

A.

Where the required improvements are not completed before a final map or parcel map is approved or where the installation of improvements has been mutually agreed upon or required to be installed by a time specific as a condition precedent to the approval of a parcel map, the subdivider shall enter into an agreement with the city council prior to the approval of the final map or parcel map to either complete the work or initiate and consummate proceedings under an appropriate special assessment act for the financing and improvement thereof. Such agreement shall provide for the following:

1.

Time limit for completion of required improvements;

2.

Procedures for making changes or alterations that become necessary during the performance of the work;

3.

A requirement for maintenance for a period of one year after the completion and acceptance thereof against any defective work or labor done, or defective materials furnished for those portions of the work which contain earth excavations or embankments in excess of eight feet; and

4.

A requirement for maintenance for a period one year after the completion and acceptance thereof against any defective work or labor done, or defective materials furnished for electrical and mechanical equipment required for water supply and distribution systems and sewerage collection and treatment facilities.

B.

At the request of the subdivider, the city council may renew this agreement at the expiration of this time. Such agreement shall provide for the release of the required improvement security when the conditions of the agreement are completed.

C.

To assure the city that this work will be completed, improvement security shall be provided subject to Section 16.10.050.

D.

Where a special assessment district is formed for the purpose of financing and constructing the designated improvements, the original improvement security may be reduced in an amount not to exceed ninety percent of the contract amount thereof at such time as the contract for the work is executed.

(Ord. 87-2 §1(part), 1987).

16.08.410 - Improvement procedures—Plan submittal.

A.

Where improvements are proposed or are required by the provisions of this title, improvement plans shall be submitted to the city engineer for his or her review and approval. The improvement plans shall be prepared and signed by a registered civil engineer.

B.

During construction of the improvements, this civil engineer shall be available for consultation on the general supervision of the various phases of the construction operation. He or she shall also be responsible for providing construction engineering and surveying to enable the work covered by the improvement plans to be completed.

(Ord. 87-2 §1(part), 1987).

All underground utilities required by the final map approval to be installed below the surface improvement in public roads or alleys or easements shall be constructed prior to the installation of any surface improvements.

(Ord. 87-2 §1(part), 1987).

All required improvements shall be constructed under the inspection of the city engineer and shall be subject to approval and acceptance by resolution of the city council. The cost of all inspections shall be paid by the subdivider as provided in Section 16.10.020.

(Ord. 87-2 §1(part), 1987).

Prior to recordation of the final map of a subdivision containing any improved private roads, the subdivider shall have provided for their maintenance the formation of a permanent road district formed in the manner set forth by Section 1020 of the Streets and Highways Code. The city council may waive this requirement when it finds such permanent road district would not be in the public interest, in which event the city council may impose such other provisions for maintenance as it deems appropriate.

(Ord. 87-2 §1(part), 1987).

16.08.450 - Provision for future passive or natural heating or cooling opportunities.

A design of a subdivision for which a tentative map is required pursuant to this title shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision.

A.

Examples of passive or natural heating opportunities in subdivision design include design of lot size and configuration to permit orientation of a structure in an east-west alignment for southern exposure.

B.

Examples of passive or natural cooling opportunities in subdivision design include design of lot size and configuration to permit orientation of a structure to take advantage of shade or prevailing breezes.

C.

In providing for future passive or natural heating or cooling opportunities in the design of a subdivision, consideration shall be given to local climate, to contour, to configuration of the parcel to be divided, and to other design improvement requirements, and such provision shall not result in reducing allowable densities or the percentage of a lot which may be occupied by a building or structure under applicable planning and zoning in force at the time the tentative map is filed.

D.

The requirements of this section do not apply to condominium projects which consist of the subdivision of airspace in an existing building when no new structures are added.

E.

For the purposes of this section, "feasible" means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social and technological factors.

(Ord. 87-2 §1(part), 1987).

Chapter 16.09 - DEDICATIONS, FEES, REIMBURSEMENT AND RESERVATIONS, CERTAIN PUBLIC FACILITIES

Sections: