Division 10 — SUBDIVISION IMPROVEMENTS

All subdivision plans and associated street plans must conform to the Circulation Element of the Santa Paula General Plan and street standards adopted by the City Council. (Ord. 1102, passed 6-7-04)

All new streets must connect to existing streets and must provide street gap closures to the maximum extent feasible and practical to facilitate traffic circulation and ensure implementation of the General Plan Circulation Element.

(Ord. 1102, passed 6-7-04)

Every subdivision must be designed to provide access to a public street as follows:

• (A) Direct access where the property abuts an existing public street or a planned public street for which the right-

of-way was defined and improvements to the planned street are provided pursuant to this chapter; or

• (B) A non-exclusive easement for street, utility, drainage, or similar purposes, provided the easement is:

• (1) Offered for dedication;

• (2) Unencumbered by any rights that would restrict the proposed use; and

• (3) Of a width, grade, location, and configuration which, in the opinion of the Engineer, will allow it to serve its intended function.

• (Ord. 1102, passed 6-7-04)

(A) New parcels created by a subdivision must provide access to either a public street or a private street, if a private street is allowed by this section.

(B) Direct parcel access to a state highway or a City Major Arterial, Arterial, Minor Arterial, Major Commercial/Industrial, or Commercial/Industrial may be denied to ensure traffic safety. Alternatively, the city may require construction of a frontage road between the parcel and the abutting highway or city street.

(Ord. 1102, passed 6-7-04)

Private streets may be permitted by the City Council, provided such streets meet the following requirements:

• (A) The street design provides a width, configuration, slope, and other design characteristics satisfactory to the Public Works Director and the Fire Chief;

• (B) Streets do not prevent the orderly development of adjacent properties, prevent future connections to planned public streets, or interfere with local circulation;

• (C) Streets meet the circulation needs of the property they serve; and

(D) The owners, association of owners, or organization responsible for the private streets provides the city with written assurance, approved as to form by the City Attorney, that the street or streets will be adequately maintained. (Ord. 1102, passed 6-7-04)

All new public streets proposed or required within or adjacent to a subdivision must be designed in accordance with adopted city street standards and the following requirements:

(A) Where a property for which a tentative or parcel map was filed is adjacent to a property which may be subject to a future subdivision, the review authority may require streets to be extended to the boundary of the adjacent property to allow for future access and street connections.

• (B) Street intersections must be as near to right angles as practicable.

• (C) Street grades between 6% and 10% are allowed only for limited distances in which, in the judgment of the review authority, topographical conditions make a lesser grade impractical. A grade exceeding 10% will be approved

only when, in the judgment of the review authority, conclusive evidence shows that a lesser grade is physically impractical.

(D) Where an existing city street adjoins, passes through, or otherwise provides access to a proposed subdivision, the review authority may require dedication of additional right-of-way and/or improvements consistent with the General Plan Circulation Element.

(E) Permanent dead-end streets or cul-de-sacs must not exceed 660 feet in length.

(F) All streets within a subdivision must be named in accordance with City Council resolution.

(Ord. 1102, passed 6-7-04)

All new alleys must have a minimum width of 25 feet and is designed per adopted city standards.

(Ord. 1102, passed 6-7-04)

(A) All subdivisions must be designed to accommodate storm drainage tributary to and originating within the subject subdivision.

(B) All on grade storm water conveyance facilities, including ditches, channels, catch basins, and road improvements must be designed and constructed for flood frequency of ten years or other threshold determined by the Public Works Director to be appropriate and necessary to provide adequate flood protection. All facilities serving sump locations must be designed for a flood frequency of 50 years or other threshold determined by the Public Works Director to be appropriate and necessary to provide adequate flood protection. The design of such facilities and systems is based upon information provided by a registered engineer and approved by the Public Works Director.

(C) To the maximum extent feasible, existing natural drainage courses must be retained.

(D) Facilities and systems must be designed to avoid concentrations of runoff and to avoid the creation of facilities that could pose a risk or hazard to public health and safety.

(E) Drainage facilities must be located with street rights-of-way or public easements.

(Ord. 1102, passed 6-7-04)

(A) Every lot must be designed to conform to the minimum area and dimension requirements applicable to the zoning in which the lot is located or, in the case of a change of zone, proposed to be located.

(B) Each new lot created by a subdivision must have a physical shape and configuration that allows subsequent buildings and other improvements to be constructed in conformance with the development standards for the zone in which such lot is located, to ensure that safe driveways and other accesses can be provided, and to ensure that any required landscaping can be provided.

• (C) The creation of flag lot configurations in any new subdivision is discouraged.

• (D) The creation of lots with double street frontage is discouraged.

(E) Blocks longer than 1,200 feet in length are discouraged and may be cause for disapproval of a tentative map.

(Ord. 1102, passed 6-7-04)

The design of subdivisions in hillside areas must conform to the grading standards contained in this title. (Ord. 1102, passed 6-7-04)

(A) Sidewalks must be provided in new subdivisions, and be designed and installed in accordance with adopted city standards.

(B) Parkways must be provided where such parkways will contribute positively to overall subdivision design, will better integrate the subdivision with surrounding land uses, and will implement General Plan policies. Parkways must have a minimum width of four feet or a width as may be required by the responsible review authority. Parkway planting may be required through subdivision conditions of approval.

(C) Bikeways and trails must be provided in new subdivisions. Such bikeways and trails must be designed to eventually connect to a citywide system.

(Ord. 1102, passed 6-7-04)

Street light fixtures must be provided pursuant to city policies regarding street lighting, or as determined to be necessary by the Engineer.

(Ord. 1102, passed 6-7-04)

(A) As a condition for approving any Final Map, the subdivider must improve or agree to make all improvements for all land designated for streets, highways, public ways, and easements. Such improvements include streets, sidewalks, curbs, gutters, culverts, bridges, storm drains, sanitary sewers, permanent subdivision monuments, and other structures or improvements set forth in this division or as recommended by the Planning Commission and/or deemed by the City Council to be necessary for the general use of the lot owners in the subdivision and for traffic and drainage needs.

(B) All improvements must be installed to grades approved by the Engineer. Plans and specifications of proposed improvements must be furnished to the Engineer in conjunction with the Final Map. These plans and profiles must show full details of the proposed improvements in accordance with the most current city standards.

(C) The minimum improvements which the subdivider will be required to make at the subdivider's own cost in the subdivision before the acceptance and approval of the Final Map is as described generally below and in detail in this division:

(1) Fire hydrants and adequate distribution lines to provide adequate domestic water supply to each lot and sufficient fire protection to meet local neighborhood needs, as determined by the Fire Chief;

• (2) City wastewater disposal system to each lot;

• (3) Adequate drainage of the subdivision streets, highways, ways and alleys;

• (4) Adequate grading and surfacing of streets, highways, ways and alleys;

• (5) Curbs, gutters and sidewalks; and

• (6) Permanent subdivision monuments.

• (Ord. 1102, passed 6-7-04)

§ 16.80.850 STREETS.

All required public and private streets must be installed in accordance with plans approved by the Engineer. (Ord. 1102, passed 6-7-04)

All required drainage and flood control facilities must be installed in accordance with plans approved by the Engineer.

(Ord. 1102, passed 6-7-04)

(A) Utility lines including, without limitation, electrical, telephonic, street, and cable television must be placed underground within all new subdivisions.

(B) All underground construction must be installed before the streets are paved if such construction occurs within streets and requires open excavation of the street surface. All construction must be performed to the satisfaction of the Engineer and in accordance with city standards.

(Ord. 1102, passed 6-7-04)

(A) Water mains and other required facilities must be installed to serve each lot within a proposed subdivision per the requirements of the water service provider. All such facilities must be installed consistent with applicable master plans. Where water facilities are to be installed in a public street, all improvement plans are subject to review by the Public Works Director, and fire hydrant locations and specifications are approved by the Fire Chief.

(B) All new subdivisions and each lot within a proposed subdivision are required to connect to the city's sewer system. All sewer facilities must be installed consistent with applicable master plans. Where sewer facilities are to be installed in a public street, all improvement plans are subject to review by the Public Works Director. (Ord. 1102, passed 6-7-04)

Landscaping and associated automatic irrigation systems must be installed as required for erosion control and slope stabilization.

(Ord. 1102, passed 6-7-04)

(A) The subdivider must reserve and grant the following right-of-way easements, either overhead or underground, to public utility companies:

• (1) At the rear of all lots, except at the perimeter of the subdivision, of a width of not less than six feet;

• (2) At the rear of all lots at the perimeter of the subdivision, of a width of not less than ten feet;

• (3) Along side lot lines, where necessary, of a width of not less than six feet; and

• (4) Over areas contiguous to public alleys, where necessary, of a width necessary for overhang of facilities,

anchorage, line continuity, ingress and egress, and for trimming and topping trees that may endanger or interfere with the maintenance of such public utility facilities.

(B) Such right-of-way easements are delineated on the subdivision map and identified as "Easements for Public Utilities."

(Ord. 1102, passed 6-7-04)

As a condition of approval of a final map, the subdivider must provide access to all cable operators within the city. (Ord. 1102, passed 6-7-04)

Monuments must be provided as required by the Act.

(Ord. 1102, passed 6-7-04)

(A) At the City Council's direction, the subdivider may be required to install improvements for the benefit of the subdivision which may be of such supplemental size, capacity, number, or length as will benefit property not within the subdivision. Such improvements may be a condition precedent to the approval of a subdivision or parcel map. (B) The subdivider will be reimbursed for that portion of the costs of those improvements, including an amount attributable to interest, in excess of the construction required for the subdivision.

(A) A subdivider may record a final or parcel map pursuant to this article before completing required improvements, provided the City Council approves a subdivision improvement agreement and the subdivider provides security as approved by the Council in accordance with Cal. Gov’t Code § 66499(a). The improvement agreement and security must be in a form approved by the City Attorney.

(B) The amount of security must be based upon 100% of the estimated cost of the required improvement or improvements. Such cost estimate is provided by the subdivider, based upon information provided by a qualified engineer, and is approved by the Public Works Director.

(C) Release of the security may be accomplished in accordance with Cal. Gov’t Code §§ 66499.7 and 66499.8. (Ord. 1102, passed 6-7-04)

Should the required subdivision improvements be financed and installed pursuant to special assessment proceedings, the subdivider may apply to the City Council for a reduction in the amount of the improvement security required, up to an amount corresponding to the amount of faithful performance and labor and material bonds required by the special assessment act being used. The City Council may grant such reduction if it finds that such bonds have been in fact provided and that the obligations secured thereby are substantially equivalent to those required by this division. (Ord. 1102, passed 6-7-04)

(A) As a condition of approval of a map, the subdivider must dedicate or make an irrevocable offer of dedication of all parcels of land within the subdivision that are needed for streets and alleys (including access rights and abutters rights), drainage, public utility easements, and other public easements.

(B) The subdivider must improve or agree to improve all streets and alleys (including access rights and abutters rights), drainage, public utility easements, and other public easements offered for dedication. Such improvements must be performed in accordance with the requirements of this division or as may otherwise be approved by the City Council.

(Ord. 1102, passed 6-7-04)

All projects approved for development under this division must provide for at a minimum its fair share of future parkland and open space through dedication to the city, or payment of impact fees in accordance with adopted and enacted fee schedules for this purpose, or both.

(Ord. 1102, passed 6-7-04)

(A) For any residential subdivision containing 40 or more parcels, and where the dedication of roadways is required, the subdivider may be required to dedicate such additional land as may be necessary and feasible to provide bicycle paths for the use and safety of residents of the subdivision, as well as bicycle paths included as part of the General Plan Circulation Element Bicycle and Trail Plan.

(B) The subdivider may be required to dedicate additional land as may be necessary and feasible to accommodate trails included in the General Plan Circulation Element Bicycle and Trail Plan. (Ord. 1102, passed 6-7-04)

For any residential subdivision containing 200 or more parcels, or for any subdivision containing 100 acres or more, the subdivider may be required to dedicate or provide an irrevocable offer of dedication of land within the subdivision for local transit facilities such as bus turnouts, benches, shelters, bus stop pads, and similar features which directly benefit the residents of the subdivision.

(Ord. 1102, passed 6-7-04)