Chapter 16.16 — SUBDIVISION DESIGN

Public improvements shall conform to the requirements of Chapter 16.24 and the City improvement standards. The Planning Commission may require any public improvements required for the orderly development of all public facilities. Off-site improvements to existing City streets may be required where a traffic study or other determinations of City justify this requirement.

Streets shall be designed and constructed in accordance with City improvement standards and be dedicated in fee to City. The City may reject such offers of dedication pending completion of the required public improvements. The City is not obligated by this title to accept dedications which do not conform to State, Federal, or local law, including, without limitation, the Americans with Disabilities Act.

(Ord. 2006-03 § 2)

When the rear or side lines of any lot border a State highway, City arterial, or collector street, the subdivider may be required to dedicate a "no access" strip across the appropriate line(s) of such lots, or dedicate a planting strip adjacent thereto, or both. (Ord. 2006-03 § 2)

All street names shall be approved by the Planning Commission and no duplication of street names shall be permitted.

(Ord. 2006-03 § 2)

The design of lots shall be in conformance with the Zoning Ordinance, this title, all City standards and the City General Plan.

(Ord. 2006-03 § 2)

The subdivider may be required to dedicate and improve walkways on site or off site to provide access to schools, parks, and other public areas. (Ord. 2006-03 § 2)

Unless the proposed subdivision is part of a planned development (PD) project, blocks shall be not more than 800 feet nor less than 200 feet in length and shall be of a width to contain two tiers of lots of approved dimensions, except that the Planning Commission may approve variations justified by existing improvements or physical or natural features. (Ord. 2006-03 § 2)

In all respects, the subdivision will be considered in relation to the General Plan of the City. (Ord. 2006-03 § 2)

Two copies of any proposed covenants, conditions and restrictions shall be filed with the tentative map, and two copies of any revisions thereof shall be filed with the Planning Director prior to recording of the final map. (Ord. 2006-03 § 2)

All lands within the subdivision subject to inundation or flooding by storm or overflow or other causes shall be identified on the final map. The limits of inundated area shall be clearly identified by distance or elevation and shall be certified by a professional engineer or surveyor. (Ord. 2006-03 § 2)

The subdivider may be required to dedicate sites for schools, parks, and other public areas as set forth in the General Plan or as required by the Planning Commission. (Ord. 2006-03 § 2)

The subdivider shall provide private easements for storm drainage purposes conforming substantially to the lines of any natural water course, channel, stream, swale or creek that traverses the subdivision. Such easements shall be shown on the final or parcel map. All storm drain improvements shall be in accordance with City improvement standards, the General Plan, any CEQA mitigation measures and State or Federal laws and regulations, including, but not limited to, the regulations of the California Department of Fish and Game. The Planning Commission may require covenants, conditions and restrictions for the subdivision which provide for maintenance of these easements.

Where public drainage facilities are necessary on an area-wide basis to permit safe, healthful and convenient development of the area, the subdivider may be required to pay a pro rata share of such facilities' cost, as determined by the City Council. (Ord. 2006-03 § 2)

All grading and erosion control shall be in accordance with applicable provisions of the California Building Code and an approved Erosion Control Plan. Erosion Control Plan shall implement "best management practices" that will prevent construction pollutants from contacting storm water. All products of erosion shall be prevented from moving off site into receiving waters.

Construction practices shall be in accordance with an approved erosion control plan and methods contained in "Volume 3 of California Storm Water Best Management Practice Handbook" (which is available at www.cabmphandbooks.com) or other accepted erosion guidelines approved in advance by the City Engineer. (Ord. 2006-03 § 2)

The Planning Commission may find that secondary access to a project is necessary, and require such access as a condition of approval. The Planning Commission may consider, among other things, the size of the project, its design, traffic volume, and location in determining secondary access requirements.

All subdivisions requiring secondary access shall be designed to provide more than one access route from existing streets or future streets to the subdivision. Secondary access road(s) shall be constructed to the boundary of the subdivision on a vertical and horizontal alignment consistent with City improvement standards. Temporary cul-de-sac or other approved turnaround shall be constructed in lieu of secondary access(es) when approved by the Planning Commission.

When secondary access is part of phased development of a subdivision, the Planning Commission may require security sufficient to guarantee construction of the secondary access within the time specified by the Planning Commission. (Ord. 2006-03 § 2)

Standards for design and construction of City or private streets shall conform to City improvement standards and be consistent with the following:

• A. Street stubs shall be required adjacent to unsubdivided property where, in the opinion of the Planning Commission they are necessary. A cul-de-sac turn around will be required where no street intersection exists within 100 feet of the property boundary.

• B. Reserve strips, where required to control access over certain lot lines or over the ends of street stubs or subdivision limits shall be dedicated to the City.

• C. Alleys with a minimum width of 20 feet shall be required in industrial, commercial and in multiple family areas where necessary to control access to thoroughfares and major streets.

• D. Streets in any proposed subdivision shall connect to a State highway, to a maintained City or County road, or to a road or right-of-way which meets the standards of this title and the City improvement standards.

• E. Streets intended for the exclusive use of lot owners in the subdivision, their licensees, visitors, tenants and servants, may be private streets, provided:

  1. Streets are designed and improved according to the City improvement standards.

  2. Private use shall be shown by provisions or by a "private street" posting approved by City Engineer.

• (Ord. 2006-03 § 2)

CHAPTER 16.20 FINAL MAPS

Within two years, or any time extension authorized by this section or the Map Act, after approval or conditional approval of the tentative map, the subdivider shall cause the subdivision to be surveyed and a final map thereof to be prepared in substantial conformance with the tentative map and this chapter. Submittal for final map processing shall be filed with the City Engineer, together with the processing fee or refundable deposit, and any outstanding fees or refundable deposits.

Extensions of time up to 12 months each for filing of the final map may be granted by the Planning Commission provided written application is received by the Planning Commission prior to expiration of the tentative map. No more than three such extensions shall be granted. During the time between the submission of the application by the subdivider and the consideration of the Planning Commission, the tentative map shall be automatically extended. This automatic extension shall not exceed 60 days. (Section 66452.6) (Ord. 2006-03 § 2)

The final map shall be filed with the City Engineer, and such filing must include the following:

• A. A preliminary title report issued by a title insurance company in the name of the owner of the land, issued to or for the benefit and protection of the City showing all parties whose consent is necessary and their interests therein.

• B. Calculations, record maps, and closure sheets used in computing distances, angles, and courses shown on the final map and ties to existing and proposed monuments.

• C. A written report or response verifying the compliance of the map with conditions of the tentative map from each applicable City department.

• D. All City application fees and any requested refundable deposits pursuant to this title.

• E. Proof of City approval of improvement plans.

• F. All other submittals required by this title.

The final map shall not be considered to be filed with the City Engineer until all such documents have been received and the City Engineer has received written reports or responses from all applicable City Departments indicating the tentative map conditions have been complied with. The City Engineer shall notify the City Council at its next regular meeting after the final map has been filed pursuant to this section. The City Clerk shall give notice of the pending approval or disapproval of the final map and this notice shall be attached to and posted with the agenda for that City Council meeting. (Sections 66452.6(d) and 66458)

(Ord. 2006-03 § 2)

The final map shall be based on a field survey in accordance with the Land Surveyors Act,

Business and Professions Code Section8700, et seq., and shall conform to the requirements of the Map Act and all applicable sections of this chapter. All angle points and the beginning and end of each curve in lot lines shall be monumented. The beginning and end of each curve in street side lines shall be monumented. Monument requirements may be waived in special cases where natural boundaries of a permanent nature constitute a portion of the lot line.

• A. The final map shall indicate the map number, certificates, acknowledgment, endorsements, offers and acceptances of dedication and notarial seals within the margin lines of the map. The first sheet of the map shall contain all certificates, including owner's consent to subdivision, and all acknowledgments, endorsements, offers and acceptances of dedication and notarial certificates required by the Map Act and this chapter.

• B. When the final map consists of three or more sheets, a key map showing the relation of the sheets shall be placed on sheet one. Every sheet comprising the map shall bear the scale, north arrow, sheet number and number of sheets comprising the map. Sheet one shall also contain a subtitle giving an exact description of the property being subdivided; such description shall be by reference to recorded maps, if possible.

• C. Final maps filed for the purpose of reverting subdivided land to acreage or merging continuous parcels pursuant to Chapter 16.27 shall be conspicuously designated with the title "The Purpose of this Map is a REVERSION TO ACREAGE.'' Such maps may be prepared from record data.

• D. Final maps shall indicate net acreage of all lots to nearest one-hundredth of an acre, and the total acreage of the subdivision.

• E. Whenever the monument line of a street or alley adjacent to or in the proposed subdivision has been established, the data shall be shown on the final map, indicating all monuments found, the width of street or alley, and reference to supporting record information.

• F. The final map shall show the location and description of all monuments found in making the survey of the subdivision and determining its boundaries and location, and shall include bearings and distances to such other existing monuments as may be necessary to establish the position of the proposed subdivision in relation thereto.

• G. The final map shall show: (1) all monuments to be set pursuant to the Map Act and this title; (2) all found monuments; (3) the total width of all streets; (4) the width of any street dedications or other dedications in fee; and (5) the width of existing and proposed easements appearing on the map.

• H. The map shall show the side lines of all easements to which any lots are subject and reference to the restrictions pertaining thereto. Easements shall be clearly labeled and identified. Any existing unrecorded public easements shall be offered for dedication on the title sheet. Easements for storm drain, sewers, utilities, and other purposes shall be noted on the map. The widths, lengths, and bearings of easements and sufficient ties thereto shall be shown on the map. All easements dedicated by the map shall be properly set forth in the owner's certificate of dedication. Easements shall be identified on the map as Public Facility Easements, Public Utility Easements, or both unless otherwise approved by the City Engineer.

• I. City limit lines abutting the subdivision shall be clearly designated and referenced.

• J. Lot numbers shall begin with the number "1" and shall continue consecutively through the subdivision or each unit thereof with no omission or duplications, and all other parcels shall be identified by letters.

• K. The final map shall particularly define, delineate, and designate all lots or parcels intended for private purposes; all parcels offered for dedication for any purpose, public or private; with all dimensions, boundaries and courses clearly shown and defined in every case. Parcels offered for dedication shall be so designated. (Section 66433)

• (Ord. 2006-03 § 2)

The following certificates and acknowledgments must appear on the title sheet of a final map:

• A. Owner's certificate and acknowledgment and, where required, offers of dedication.

• B. Certificate of engineer or surveyor.

• C. Certificate of approval of the City Engineer.

• D. Certificate of the City Clerk.

• E. Certificate of the redemption officer of the County that the requirements of Government Code Sections 66492 through 66494 relative to payment of unpaid State, County, City, or local taxes or special assessments are in compliance.

• F. The certificate of the County Recorder that the map is accepted for recording as required by Government Code Section 66449.

• G. Any other certificates required by the Subdivision Map Act or this chapter. (Ord. 2006-03 § 2)

The map shall be examined by the City Engineer to determine that: the subdivision as shown is in substantial conformance with the approved tentative map; that any alterations or conditions approved or required by the Planning Commission have been met; that all provisions of local ordinance have been complied with; and that the City Engineer is satisfied that the map is technically correct. Where the City Engineer is not authorized to practice land surveying, the certification of technical correctness shall be made pursuant to Government Code Section66442. When the map is found to be correct and in conformance with regulations of this chapter, the City Engineer shall so certify on the map. (Sections 66458 and 66450) (Ord. 2006-03 § 2)

The City Engineer is authorized to approve or disapprove final maps and to accept, accept subject to improvement, or reject dedications on behalf of the City. Within 10 days of giving notice to the City Council under Section 16.20.020, the City Engineer shall approve the final map if it complies with the requirements of this chapter and the tentative map and disapprove it if it does not. No map shall have any force or effect until it has been approved by the City Engineer, and no title to any property shown thereon or to any offer of dedication shall pass until the map has been recorded in the office of the County Recorder. (Section 66458)

• (Ord. 2006-03 § 2)

All offers of dedication for public utility easements and public facility easements that appear on this map were accepted (rejected, rejected pending completion of improvements) by the City Engineer under the authority granted by Section 16.20.050 of the Plymouth Municipal Code. All offers of dedication for streets that appear on this map were accepted (rejected, rejected pending completion of improvements) by the City Engineer under the authority granted by Section 16.20.050 of the Plymouth Municipal Code. All rejected easements and dedications remain subject to acceptance by resolution of the City Council at any later time.*

Date ___________ Signed _____________ City Clerk

• To be deleted if all easements and rights-of-way are to be accepted.

The City Engineer may provide for additional or alternative wording for the City Clerk's certificate required for compliance with the conditions of approval or policies of the City Council.

• (Ord. 2006-03 § 2)

After the final map is approved and all monies due the City have been paid, the final map shall be transmitted to the County Recorder for recording by the City Clerk.

• A. It shall be the responsibility of the subdivider to comply with all requirements of the County Recorder and redemption officer.

• B. The subdivider shall furnish to the County Recorder evidence of title certifying that the names of all persons whose consent is necessary to pass clear title to the land being subdivided, and all acknowledgments thereto, appear on the certificates, consenting to the preparation of the map and making offers of dedication.

• C. The subdivider shall pay all recording fees and charges required by County Recorder for map recordation. (Section 66464)

• (Ord. 2006-03 § 2)

CHAPTER 16.22 PARCEL MAPS