Rolling Hills Municipal Code Ch. 16.20 Improvements

Improvements required to be installed or agreed to be installed by a subdivider as a condition precedent to the filing of a final map, shall comply with the requirements of this chapter. Such improvements shall be provided and developed in accordance with the conditions imposed as a condition of approval of the tentative map, in accordance with any agreement or bond made or entered into by the subdivider for that purpose, and in accordance with the standards and specifications set by administrative regulations and the ordinances of the City applicable at the time of approval of the tentative map.

(Ord. 161 § 11-2.201, 1980).

A. Plans, profiles and specifications for improvements other than street improvements shall be submitted to the City Engineer not later than the time a final map or parcel map is submitted for checking and certification. Such plans shall show all details of the proposed improvements needed for approval of the plans by the City Engineer. Such details may include requirements of other governmental bodies whose jurisdiction some portion of the plan may encompass. Final plans must be approved by the City Engineer before a final map is transmitted to the City Council for approval or a parcel map is certified for filing by the City Engineer if:

1. The subdivider applies for a reimbursement agreement; or

2. Another governmental agency, whose approval of plans is necessary, will not approve preliminary plans.

B. Preliminary plans may be approved by the City Engineer when sufficient engineering data is furnished by the subdivider to demonstrate that the preliminary design meets the City's standards and specifications, is practicable from a maintenance standpoint, and is consistent with sound engineering practices and that the final plans will conform to the preliminary plans with only minor changes.

(Ord. 161 § 11-2.202, 1980).

Plans, profiles and specifications for all street improvements shall be subject to the approval of the Superintendent of Streets. Such plans shall be furnished to the Superintendent of Streets not later than the time of submitting the final map or parcel map to the City Engineer for checking and shall be subject to the approval of the Superintendent of Streets before any such map shall be certified by the City Engineer. Such plans, profiles and specifications shall show full details of the proposed improvements and shall be in accordance with the standards and specifications of the City, as adopted by the City Council. Such plans shall also include the design grade for a future street; provided, the Superintendent of Streets determines that such grade is necessary to properly locate slope and drainage easement, if any.

(Ord. 161 § 11-2.203, 1980).

If streets or other public ways are to be dedicated on a final map or by separate instrument prior to filing a parcel map, and the subdivider is required to grade, pave or install curbs, berms, gutters, or sidewalks within such easements, the subdivider shall provide a copy of the final map or parcel map, as the case may be, which delineates all structures within such easements, except publicly owned storm drains, waterlines, sewers and other drainage or sanitary facilities.

(Ord. 161 § 11-2.204, 1980).

The subdivider shall grade and improve or agree to grade and improve all private streets and private easements laid out on the final map, and all land dedicated or to be dedicated (or conveyed pursuant to Section 16.16.080) for easements, in such manner and with such improvements including bridle trails, if required by the City Council, as are necessary for the general use of the lot owners in the subdivision and local neighborhood traffic and drainage needs.

(Ord. 161 § 11-2.205, 1980).

If fences, walls, water mains, bridle trails or storm drains (other than structures incidental to street improvements) are installed or are to be installed as part of the improvement of the subdivision, plans, profiles, specifications and all necessary details of the proposed construction shall be submitted to the City Engineer not later than the time of submitting the final map for checking and shall be subject to approval by the City Engineer before such final map shall be transmitted to the City Council for approval; provided, however, that a subdivider may deposit the final map with the City Engineer for preliminary review prior to formally submitting it for checking under the provisions of Section 66442 of the Government Code. Such plans, profiles and specifications shall show full details of the proposed improvements which shall conform to the standards of the City and the County.

(Ord. 161 § 11-2.206, 1980).

If a portion of an existing street or roadway constitutes any portion of the boundary of the division of land, and such street or roadway is unimproved, or the City Council determines that the improvements are insufficient for the general use of the lot owners in the division of land and for local neighborhood traffic and drainage needs, the City Council may require the subdivider to improve or agree to improve such street or roadway as specified in Section 16.20.050.

(Ord. 161 § 11-2.207, 1980).

The City Council may require the remodeling of an existing street or roadway. Such remodeling shall be in accordance with the improvement requirements specified in Section 16.20.050.

(Ord. 161 § 11-2.208, 1980).

Except for full-width grading, the subdivider shall not be required to improve streets or roadways shown on a final map or a parcel map as future streets.

(Ord. 161 § 11-2.209, 1980).

Temporary improvements may be required prior to, or concurrent with, permanent improvements. In such instances, the temporary improvements shall be installed in a manner approved by the City Engineer.

(Ord. 161 § 11-2.210, 1980).

The City Council may require such structures to be installed as are necessary for the proper functioning and maintenance of the improvements required to remove a flood or geological hazard and as are necessary for the protection of property adjacent to the division of land.

(Ord. 161 § 11-2.211, 1980).

The subdivider shall provide such drainage facilities as are considered necessary by the City Council for the drainage requirements of the division of land and for local neighborhood needs. Such facilities shall be constructed in accordance with standards and specifications approved by the City Engineer.

(Ord. 161 § 11-2.212, 1980).

The subdivider shall provide a chain link fence or equivalent, not less than six feet high, along each side of any portion of a dedicated right-of-way for any watercourse or drainage facility within a proposed division of land if the City Council finds that the location, shape, slope, width, velocity of water therein, or other characteristics of the watercourse or drainage facility makes the fencing of the right-of-way necessary for the protection of the general public. Such fencing shall have an adequate number of gates to facilitate cleaning and maintenance and shall have no apertures below the fence in excess of four inches vertical.

(Ord. 161 § 11-2.213, 1980).

Utility lines, including but not limited to electric, communications, and cable television, shall be placed underground prior to receiving final map approval from the City Council. The subdivider shall be responsible for complying with the requirements of this section, and shall make the necessary arrangements with the utility companies for the installation of such facilities. All appurtenant and associated equipment such as, but not limited to transformers, meter cabinets and other facilities shall be placed underground, unless the affected utility company determines that placement of its facilities underground is not technically feasible. The subdivider may request a waiver from this requirement, by providing a letter to the City from the utility companies explaining the reason(s) why the undergrounding of the appurtenant facilities is not feasible.

(Ord. 295 § 7 (Exh. A (part)), 2004: Ord. 161 § 11-2.214, 1980).

The City Council may require the subdivider to install sanitary sewers to serve each lot in a division of land. Such sewers shall be designed in accordance with the requirements of the City Engineer and the outlet to be used for the sewers shall be designated by the City Engineer.

(Ord. 161 § 11-2.215, 1980).

A. The subdivider shall install or agree to install mains and fire hydrants in the division of land for the general use of the lot owners and for fire protection. The installation of such water mains and fire hydrants shall comply in all respects with all statutes, ordinances, rules and regulations applicable to water mains and fire hydrants.

B. In the absence of such statutes, ordinances, rules and regulations, required domestic water flows shall be determined by the City Engineer, and required fire flows, duration of required fire flows, and fire hydrant type and location shall be determined by the Fire Chief.

C. Water mains and fire hydrants may be required on existing streets or roadways adjacent to or within the division of land provided the existing improvements are insufficient for the general use and/or fire protection of the lot owners.

(Ord. 161 § 11-2.220, 1980).

If a required improvement other than undergrounding of utilities is not completed before a final map is approved, the subdivider shall enter as contractor into an agreement with the City to complete the improvement no later than thirty-six months after recording the final map or such other time as determined by the City Council at the time the final map is approved. Undergrounding of utilities shall be completed prior to final map approval as specified in Section 16.20.140 of this chapter.

(Ord. 295 § 7 (Exh. A (part)), 2004: Ord. 161 § 11-2.221, 1980).

A. Improvements required by this chapter shall be installed and constructed by the subdivider at his expense, and shall not be paid for by any special assessment, lien, tax, bonded indebtedness, or other charge against the land or real property within the division, except:

1. The cost of installing pipes and other facilities for the transmission of water may be paid for in whole or in part from revenues collected from customers served at regular established water rates for the water company, pursuant to regulations of the Public Utilities Commission where applicable, or by a Public Agency (as defined in Section 4401 of the California Government Code) from the net operating income only, as payment for the sale of water thereto;

2. As provided in Sections 66483, 66484, 66485 and 66488 (Sewer and Drainage Reimbursement Contracts) of the Subdivision Map Act or other reimbursement enabling acts.

B. All outstanding or remaining assessments on the land of the division established for improvements constructed under special assessment district proceedings shall be paid by the subdivider.

(Ord. 161 § 11-2.222, 1980).

Easements shall be provided for water mains and gas supply lines and shall be located insofar as practicable in those portions of the street easements which are not to be paved. Easements for water mains and gas supply lines not located in street easements shall be located in the boundary line easements.

(Ord. 161 § 11-2.223, 1980).

Easements for electric power and telephone service shall be located in street or boundary line easements. Existing pole line easements through a proposed subdivision, excepting pole line easements located in existing street easements, shall be relocated to conform to the requirements of this section. Easements for such underground services shall be located, insofar as practicable, in those portions of street easements which are not to be paved.

(Ord. 161 § 11-2.224, 1980).

A. No building site shall be graded by the subdivider until such time as a building permit has been issued pursuant to the Building Code of the City, for erection of a structure on the lot to be graded.

B. Maximum Disturbed Area. Disturbance of the net lot area shall be as specified in Section 17.16.070(B) of Title 17 of the Municipal Code. Disturbance shall include any remedial grading (temporary disturbance), any proposed or existing graded slopes and graded building pad areas, and any nongraded areas where impervious surfaces will remain or are proposed to be added; provided, however, that if a previously disturbed surface, such as an abandoned driveway or other area determined to be previously altered or graded, is returned to its natural state, and the area matches the terrain and contours of the immediately adjacent area, then such area shall not be considered disturbed. In addition, remedial or temporary grading not greater than two thousand square feet in area, where the surface is returned to its pre-graded slope and configuration shall also not be considered disturbed.

(Ord. 295 § 7 (Exh. A (part)), 2004; Ord. 264 § 7, 1996: Ord. 460 § 5, 1996: Ord. 161 § 11-2.224, 1980).

(Ord. No. 335, § 10(3), 9-9-2013)

No provision shall be made for street lighting.

(Ord. 161 § 11-2.226, 1980).

The subdivider shall dedicate an easement for bridle trail and utility purposes over the strips and portions of land of a width determined by the Association lying entirely within and abutting upon the sidelines and rear lines of each lot of the subdivision. The conveyance of said easements to the Association shall be deemed compliance with the requirements of this section.

(Ord. 295 § 7 (Exh. A (part)), 2004: Ord. 161 § 11-2.227, 1980).