§ 16.24

Land which has been previously subdivided for which a final parcel map or final tract map has been recorded, and for which a petition has been filed for reversion to acreage, shall comply with the following:

A.

Requirements for Filing. The petition shall be in a form prescribed by the Planning Director and shall contain the following:

1.

Adequate evidence of title to the real property within the subdivision;

2.

Sufficient data to enable the Planning Commission to make all the determinations and findings required herein;

A final parcel map, in the case of a subdivision of four (4) contiguous parcels or less, or a final tract map, in the case of a subdivision of five (5) contiguous parcels or more, which delineates dedications which will not be vacated and dedications which are a condition to reversion;

4.

Such other pertinent information as may be deemed necessary by the Planning Director.

B.

Planning Commission Procedures.

1.

The Planning Commission shall hold a public hearing for the purpose of taking action on each petition filed for reversion to acreage. Notice of such hearing shall be given in the time and manner provided in Section 66451.3 of the Subdivision Map Act.

2.

Subdivided real property may be reverted to acreage only if the Planning Commission and City Council determines that:

a.

Dedications or offers of dedication to be vacated or abandoned by the reversion to acreage are unnecessary for present or prospective public purposes.

b.

Either: All owners of an interest in the real property within the subdivision have consented to reversion; or none of the improvements required to be made has been made within two (2) years from the date the final parcel map or final tract map was filed for record, or within the time allowed by agreement for completion of the improvements, whichever is the later.

c.

No lots shown on the final parcel map or final tract map have been sold within five (5) years from the date such map was filed for record.

3.

At the close of the public hearing the Planning Commission shall recommend to the City Council approval, conditional approval or denial on the petition for the reversion to acreage, giving reasons for the recommendation.

C.

City Council Action.

As conditions of reversion the Planning Commission may require:

a.

Dedications or offers of dedication necessary for present or prospective public purposes following reversion;

b.

Retention of all previously paid fees which are necessary for present or prospective public purposes following reversion;

c.

Retention of any portion of required improvement security or deposits which are necessary for present or prospective public purposes following reversion.

2.

When a reversion to acreage becomes effective, all fees, except filing fees, and deposits shall be returned and all improvement security released, except those retained pursuant to subsections (C)(1)(b) and (c) of this section.

3.

Reversion shall be effective upon the final parcel map or final tract map being filed for record by the County Recorder, and thereupon all dedications and offers of dedication not shown thereon shall be of no further force or effect.

D.

Information on Reversion Map to be Filed for Record. Upon the title sheet or on the face of each map filed for the purpose of reverting subdivided land to acreage, the subtitle shall consist of the words "A REVERSION TO ACREAGE OF _______ " (inserting a legal description of the land being reverted).

E.

Fees and Bonds.

1.

The fee for filing a petition for reversion to acreage shall be sixty dollars ($60.00).

2.

A tax bond shall not be required in reversion proceedings.

(Prior code § 35-24)

Chapter 16.28 - DESIGN STANDARDS

16.28.010 - Highways and streets.

A.

Street or Highway Shown Upon General Plan. .....When a street or highway shown on the general plan of streets and highways is so located that a portion thereof lies wholly or partially within a proposed subdivision, such street or highway shall be shown on the tentative map.

B.

Conformity with Master or General Plan. .....Each such street and highway shall conform in width and substantially in alignment with that shown or indicated on the general plan of streets and highways or any standard appertaining thereto.

C.

Part-Width Highways. .....Any part-width street and highway lying along and adjacent to any boundary of a subdivision shall have such width and alignment as will conform to the route lines shown on the general plan of streets and highways covering the same portion of such subdivision.

D.

Restricted Vehicular Access. .....Whenever it is proposed to subdivide property abutting a street or highway shown on the general plan of streets and highways, vehicular access to and from abutting property shall be restricted or limited by dedication of such vehicular access rights to the City except where specifically exempted in the conditional approval thereof.

E.

Means of Vehicular Access. .....Vehicular access to such property abutting a street or highway, when vehicular access to such highway is restricted, shall be provided by a service roadway, separated from the highway by a dividing strip, or by another local street. Where a service roadway is not required or another local street does not provide vehicular access to such property, an alley shall be provided at the rear of such property unless such alley would be detrimental to adjoining properties or contrary to the community design acceptable to the advisory agency or committee.

F.

Local Street Right-of-Way. .....Local street rights-of-way within a subdivision shall be not less than sixty (60) feet wide, except:

1.

Streets in districts classified under the Zoning Code as having a required building site area of fifteen thousand (15,000) square feet or more, where no street sidewalks are to be installed, may be not less than fifty (50) feet in width;

Streets on steep hillsides may be not less than forty (40) feet in width when adequate slope easements for necessary cuts or fills are provided;

3.

Streets adjoining railroad rights-of-way, flood control channels, freeways or other uninhabitable areas may be not less than fifty (50) feet in width;

4.

Streets where special circumstances make it impractical to require sixty (60) feet of right-of-way may be reduced in width necessary to meet the special circumstances, but in no case shall such right-of-way be reduced in width to less than forty (40) feet;

5.

Private parcels used as streets on steep hillsides, not offered for dedication, may be reduced in width to less than forty (40) feet; provided, that the right-of-way width is sufficient to accommodate and protect an improved roadway having a width of not less than twenty-eight (28) feet;

6.

Private parcels used as streets and not offered for dedication, serving not to exceed four (4) lots or parcels as access to a public street, may be not less than twenty (20) feet in width.*

G.

Industrial Streets. .....All street rights-of-way within a subdivision for industrial use shall have a width and be constructed as required by typical street section as shown in subsection R of this section.

H.

Dead-End or Cul-de-sac Streets. .....Dead-end streets shall be terminated by a turnaround or cul-de-sac having a radius of thirty-five (35) feet, curb to curb, and shall have a parkway width uniform with the remainder of the street. No such dead-end street terminated by a turnaround shall exceed a length of seven hundred fifty (750) feet measured along the centerline of the street, from the center point of the turnaround to the centerline intersection with another street.

I.

Street Grades. .....Street grades of less than five-tenths (5/10) percent will be approved only for such distances as topographical conditions make a lesser grade impractical. In any and all cases the maximum grade shall never exceed twelve (12) percent, without approval of the City Engineer.

J.

Curved Street and Highway Radii. .....The centerline radii of curves on streets or highways, except where physical conditions make compliance impractical, shall be not less than:

Eight hundred (800) feet on streets and highways shown on the general plan of streets and highways;

2.

Four hundred (400) feet on through streets;

3.

One hundred fifty (150) feet on local streets which cannot be extended to a length of more than one-fourth (¼) mile.

K.

Highway Corner Cut-offs. .....At the intersections of arterial highways shown on the general plan of streets and highways there shall be a property line corner cut-off. This cut-off shall be the chord drawn between the intersection points of the curb radius lines of a thirty-five (35) foot curb radius with the street property lines.

L.

Street Corner Radii. .....At the intersections of local streets or at the intersections of local streets with arterial highways, the corner property line radius shall be designed so as not to reduce the parkway width of the particular street or highway below the City standard when using a minimum curb radius of twentyfive (25) feet.

M.

Intersection Angle. .....Streets shall intersect at an angle as nearly a right angle as practicable.

N.

Street Sidewalks.

1.

Street sidewalks shall be installed on both sides of all streets or highways shown on the City's general plan of streets and highways. Street sidewalks shall also be installed on both sides of all local through streets except in hillside properties, where special conditions make such sidewalk construction impractical, and where specifically exempt in the conditional approval of the tentative map. However, bikeways may be required in lieu of sidewalks. The minimum width of such street sidewalks shall be as follows:

a.

Residential — four (4) feet in width;

b.

Industrial — four (4) feet in width;

c.

Commercial — eight (8) feet in width.

2.

When installing street sidewalks in any new tract, such sidewalks shall be located adjacent to the property line. In hillside tracts, curb sidewalks may be allowed when specifically stated in the conditional approval of the tentative map. In all cases, the curb shall not be included in the minimum sidewalk width. No aboveground utilities shall be located in sidewalks.

O.

Street Lighting. .....An ornamental street lighting system shall be installed and dedicated to the City on all streets, as per the minimum design standard of the City, and the street lighting plan shall be subject to the approval of the Director of Public Works.

P.

Street Names and Street Name Signs. .....Street names shall be shown upon the tentative map. All proposed street names shall be of a Spanish origin and subject to the approval of the advisory agency. The City shall install all street name signs.

Q.

Typical Hillside Sections.

==> picture [456 x 360] intentionally omitted <==

Any street exceeding 1,200 A.D.T., see subsection R of this section.

Sidewalks in addition to those indicated above may required.

A.D.T. — single-family = 13.

Multiple-family = 8.

These street sections shall apply to "hillside" as defined by Section 16.04.020 of this code.

Streets shall be constructed to R value and traffic index study.

R.

Typical Street Sections.

==> picture [456 x 357] intentionally omitted <==

A.D.T. — single-family = 13.

Multiple-family = 8.

Industrial = As determined by the City Engineer.

Streets shall be constructed to R value and traffic index study.

(Prior code § 35-4)

• Editor's note: As to street rights-of-way for typical hillside and street sections, see subsections Q and R of this section.