Article 14-25

DESIGN REQUIREMENTS

Sections:

The subdivider shall design and improve all streets, highways, public ways, storm drains and other easements which are a part of or serve the subdivision, and such other improvements as are called for by this Chapter, in accord with the standards as hereinafter set forth, and shall maintain said improvements for a period of one year after completion thereof. Such improvements shall include without limitation, public improvements within and adjacent to the subdivision, including curbs, gutters, sidewalks, pathways, trails, bicycle facilities, streets, retaining walls, storm drains, swales, berms, lighting, traffic signals, signage, and striping, grading and surfacing of streets, highways and other public ways, along with the installation of facilities to supply domestic water, construction of storm and sanitary drainage facilities, including upgrades as further provided, and all other improvement work as hereafter set forth. All such improvement work shall be at the sole cost and expense of the subdivider unless otherwise specifically provided herein.

(Ord. No. 398, § 1(Att.), 12-20-2023)

In making the survey for the subdivision, the engineer or surveyor shall set permanent monuments at all exterior boundary corners and angle points except where such monuments already exist in their proper positions, at all street intersections on centerlines or offsets, at the beginnings and ends of curves, and as otherwise di-

rected by the City Engineer. In the case of intersecting curved streets, monuments shall be placed at the point of intersection of the centerlines where possible. All monuments shall be subject to inspection and approval by the City Engineer before approval of the final map. All monuments within the improved portion of a street must be set eight inches below the finished grade line of the street in a City standard monument box. In addition, a three-fourths inch galvanized steel pipe two feet long shall also be set six inches below finished grade at each lot corner. Without limiting the generality of any other provision of this Chapter, any monument required under the provisions of this Section which is disturbed or destroyed shall be replaced before acceptance of any of the streets or other easements by the City.

(Ord. No. 398, § 1(Att.), 12-20-2023)

(a) In general. All parcels of land shown on any map and intended for any public use shall be offered to the City for dedication for public use. The tentative and final subdivision or parcel map shall accurately show the right-of-way lines of each street, the widths being offered for dedication, the widths of existing dedications, the widths and locations of all adjacent streets and public property or easements contiguous to the subdivision or site, any centerlines previously established by the City or County Engineer and the degree of conformity or nonconformity of any proposed street which is a continuation or extension of an existing street.

(b) Street rights-of-way. Street rights-of-way and improvements thereof shall conform with the minimums as set forth in Table I of this Chapter.

(c) [Reserved.]

(d) Cul-de-sac streets. Cul-de-sac streets shall be allowed only if alternate street configurations would result in block lengths less than eight hundred feet. Cul-de-sac streets shall have a vehicle turning area within a minimum right-of-way radius of forty-two feet and a minimum roadway radius of thirty-two feet. No cul-de-sac street shall be longer than seven hundred fifty feet from its intersection with the centerline of a non cul-de-sac street to the center of the turn-around.

(e) Side or rear of lots on major streets. Where the side or rear of any lot or lots border any arterial,

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highway, parkway, freeway, or expressway, as defined in section 14-10.290, the subdivider shall relinquish any right of ingress and egress to the side or rear of such lot or lots across the existing or proposed right-of-way line of such arterial, highway, parkway, freeway or expressway. Such relinquishment shall provide that the City Council may restore rights of ingress and egress to the affected lots by resolution.

(f) Reserved.

(g) Public street access to lots. Every lot shall either front on an accepted public street or on a street offered for dedication to the public and improved to the standards required under this Chapter, except that the Planning Commission shall allow:

(1) a minimum access street to be utilized as a means of access where:

(A) The minimum access street constitutes the means of access for not more than four lots; and

(B) The minimum access street is improved to the standards of a local street, as set forth in Table I of this Chapter.

(2) an easement at least 20 feet wide benefitting the lot provides ingress and egress to an accepted public street.

Neither a minimum access street, an easement pursuant to subsection (2) above, nor the corridor access to a flag lot may connect to a public street at any portion of the turnaround space of a cul-de-sac.

(h) [Reserved.]

(i) Streets adjacent to property lines. Where the property line of the site to be subdivided is adjacent to an existing street, the following provisions shall apply:

(1) The exterior boundary of the subdivision shall be the property line, but need not extend beyond the centerline of the adjacent street. Where such street or any portion thereof which would otherwise be includable within the subdivision is not within the City limits, the exterior boundary shall instead coincide with the City limits line. The owner shall irrevocably offer to dedicate an easement, and shall improve as a street, all property within the City not owned by another public agency between the property line of the subdivision which lies within such bordering street and the proposed right-of-way line for such street, as such right-ofway may be established by the General Plan or any applicable specific plan, and if not so established, then to such reasonable right-of-way line as determined by the Planning Commission. Any property in the subdi-

vision between the centerline of any such bordering street and the proposed right-of-way line which is under the jurisdiction of another local agency shall be offered for dedication to that local agency.

(2) Whenever any new street of a proposed subdivision will lie along and adjacent to any property line of the subdivision and is within the ultimate width of an arterial street, it shall be offered for dedication and improved to such width as may be provided by the General Plan or any applicable specific plan. If the plan lines for such street have not been established, then the same shall be improved to one-half of the width as shown for arterials in Table I of this Chapter, or forty feet, whichever is greater.

(3) [Reserved.]

(4) Whenever any new street of a proposed subdivision (as distinguished from an existing street) will lie along and adjacent to any boundary of the subdivision or site, it shall be offered for dedication and improved to its full width as provided for that type of street in Table I of this Chapter. Where the street will border on other property not owned by the subdivider, at the subdivider's request, the City will enter into a reimbursement agreement with the subdivider whereby future developers of property abutting such improvement will be required to pay a pro rata share of the cost of the full street as a condition of future subdivision or other required approval of development on such abutting property. Such reimbursement agreement shall have a term of not less than ten years. The pro rata share to be paid for each such abutting development shall be determined by dividing the actual construction costs of the street by the total square footage of the undeveloped parcels which will border on or otherwise have access over the street , and multiplying the cost per building site thus obtained by the square footage of the land in the proposed subdivision or for which other approval is sought.

to be paid for each such abutting development shall be determined by dividing the actual construction costs of the street by the total square footage of the undeveloped parcels which will border on or otherwise have access over the street , and multiplying the cost per building site thus obtained by the square footage of the land in the proposed subdivision or for which other approval is sought.

(5) When the exterior boundary of a subdivision fronts on and accesses an existing street, subdivider shall, at its cost and expense, bring the pavement condition index (PCI) up to at least 70 PCI, or microsurface the street if the PCI is over 70, as described and measured in the most current Pavement Management Technical Assistant Program (P-TAP) prepared for the Metropolitan Transportation Commission (MTC) of the San Francisco Bay Area, and ensure that the curb and

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gutter meet City standards as set out in the City of Saratoga Standard Details and Specifications for Construction, for the length of the subdivision frontage.

(j) Intersection angles. All streets of a subdivision shall intersect one another at an angle as near to a right angle as is practicable in each specific case, except to the extent necessitated by topographical conditions which would make a right angle unsafe. The intersection radii shall be sufficient to provide sight distance described in the Caltrans Highway Design Manual and as determined by a licensed engineer.

(k) Intersection radius. Intersections of streets with fewer than four moving lanes of traffic for each street shall have a corner radius at the property line of not less than twenty feet. Intersections of streets which have, or are planned to have, four or more moving lanes for each street shall have a corner radius at the property line of not less than forty feet.

(l) Distance between intersections. Streets entering upon opposite sides of another street shall be directly opposite each other, or otherwise offset at least two hundred fifty feet apart, unless the subdivider provides evidence demonstrating that a street opening offset of less than two hundred fifty feet is the only economical or practical method of developing the property for the use for which it is zoned.

(m) Street slopes and curve radii. Street slopes shall not exceed six percent on arterial streets, nor fifteen percent on all other types of streets. Centerline radii shall be not less than five hundred feet on arterial and collector streets, and not less than one hundred fifty feet on all other types of streets.

(n) Alleys. Alleys shall not be permitted in any residential subdivision.

(o) Street arrangement. Streets within a subdivision shall be arranged to (1) cause no undue hardship to owners of adjoining property at such time as the adjoining property is subdivided or developed, and will provide adequate and convenient access to the adjoining property; (2) discourage through traffic within the subdivision, except on arterial and collector streets as designated in the General Plan or applicable specific plan; (3) minimize grading (4) save and preserve protected or heritage trees where practicable: (5) easily and comfortably move the expected vehicular, bicycle, and pedestrian traffic.

(p) Street names and signs. Each street shown on the final map shall be named thereon, and the name

given it shall be as approved by the Community Development Department, which shall develop and maintain a list of street names for subdivisions, and which names shall in all cases be used for the streets of each subdivision unless specific approval is given by the Planning Commission to some other name proposed by the subdivider. The subdivider shall equip all street intersections with signposts, street name signs and traffic signs all in accordance with the standards and specifications established therefor by the City or the State and available from the Public Works Department.

(q) Sidewalks and pathways. Sidewalks shall be installed on all streets of the subdivision, and pedestrian or other access pathways shall be included when required under the Trails Master Plan Map.

(r) Driveway approaches. There shall be a minimum of one driveway approach to a lot, but no more than one driveway approach for each forty feet of lot frontage, up to a maximum of three driveway approaches for any lot in a single-family zoning district. Driveway approaches serving a single property shall be spaced a minimum of twenty feet apart. The subdivider may install continuous curbs, and thereafter cut out the driveway approaches after the building plans for the lot in question are completed, and all such approaches shall be subject to the provisions of the improvement agreement and bond except in the case of such approaches for which an encroachment permit has been issued pursuant to Article 10-20 in Chapter 10 of this Code.

(s) Miscellaneous requirements. The subdivider shall:

(i) place redwood headerboards or the equivalent thereof along the longitudinal lines of streets not required to be currently paved to their full width;

(ii) cause the name of the cement contractor and the date of all work to be stamped on all curbs; and

(iii) cause an "S" mark to be stamped on the curb face over the location of each sewer lateral connection. (Ord. No. 398, § 1(Att.), 12-20-2023; Ord. No. 403, § 1(Exh. A, § 9), 7-3-2024)

(a) Lot areas. Each lot shall have an area, frontage, width, and depth equal to or greater than the minimums prescribed by the Zoning Ordinance for the district in which the subdivision or the portion thereof in question is situated. Lots may be required to be of an

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area, frontage, width, or depth greater than the minimums as prescribed by the district regulations if necessary to satisfy the requirements of this Chapter.

(b) Lot frontage on public streets and access to public streets. Except as provided in Subsection 1425.030(g), each lot shall have frontage on an accepted public street or a street offered for dedication to the City as a public street and legal right to access that street. Each subdivision shall have direct access by no less than one subdivision street to an existing public street connected to the public street system of the City. Wherever the location or the design of a subdivision is such that the fire district or Santa Clara Valley Water District advises the Planning Commission that more than one means of access from existing public streets and the City's public street system is required for the protection of the subdivision from fire or flood and to ensure the accessibility of emergency vehicles and equipment to the subdivision, or that it is necessary to provide equestrian, pedestrian, or bike access as shown on the Trails Master Plan, the Planning Commission shall require more than one means of access to the City's public street system as a condition of approval, or in the alternative, to refuse approval of any tentative subdivision map until such additional means of access are provided.

(c) Side lot lines. So far as practical, the side lot lines of all lots shall run at right angles to the street upon which the lot faces, or radial if the street is curved.

(d) Block lengths. Blocks shall not exceed one thousand two hundred feet, nor be less than eight hundred feet in length, unless the previous adjacent layout or topographical conditions justify a variation from this requirement. At street intersections at angles of approximately ninety degrees, the block corner shall be rounded at the property line to provide, as much as possible, for safe traffic movement. The curve radius shall conform to the radius of existing corners at the same intersection where such radius is greater than twenty feet. Streets intersecting at an angle other than ninety degrees shall be considered special cases and will be required to have sufficient radius or cutoff to provide, as much as possible, the same results as to traffic movement, visibility and design as required for streets intersecting at right angles.

(Ord. No. 398, § 1(Att.), 12-20-2023)

(a) Public service easements. Easements shall be of sufficient size and location to meet the requirements of public and private utilities and other services serving each proposed subdivision. Insofar as practicable, all electrical and telephone public utility facilities shall be located in the public street rights-of-way. The sidelines of all easements shall be shown on the subdivision or parcel map by distinctive lines. If any easements already of record cannot be definitely located, a statement of the nature thereof and its recorded reference must appear on the title sheet. Distances and bearings on the side lot lines of any lots which are cut by an easement must be arrowed or so shown that the map will indicate clearly the actual lengths of the lot lines. The widths of all easements and sufficient ties thereto shall be clearly labeled and identified, and if already of record, its recorded reference given.

(b) Covenants for easements. In addition to any other method for the creation of an easement, easements for parking, ingress, egress, emergency access, light and air access, landscaping, open space, or creek protection purposes may be created by a written covenant for easement which complies with the requirements set forth in Section 15-80.110 of the Zoning Ordinance.

(Ord. No. 398, § 1(Att.), 12-20-2023)

In the event the subdivision or any lot or parcel thereof is traversed or bordered by any watercourse, or any official plan line of a watercourse as established by the Santa Clara Valley Water District, and over which said water district has jurisdiction, then the owner shall dedicate to the Water District an easement for flood control and erosion control purposes, covering the area between the banks of the watercourse within the subdivision, plus any additional area that Water District require to maintain the channel for such purposes. Where the subdivision or any lot or parcel thereof is or will be traversed or bordered by any local drainage facility, or other watercourse not under the jurisdiction of said water district but under the jurisdiction of the City, the subdivider or owner shall offer to dedicate a fee simple interest or easement of ten-feet in said drainage facility and over the property in which it lies, said dedication to be to the City.

(Ord. No. 398, § 1(Att.), 12-20-2023)

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(a) Purpose, application. In order to provide for the future protection of creeks, including creek banks and riparian habitat, a creek protection easement shall be required for any subdivision, lot, or parcel thereof which contains or abuts a protected creek as defined below.

(b) Protected creek defined. A protected creek is a creek identified in the most recently available Maps of Flood Control Facilities and Limits of one percent Flooding, prepared by the Santa Clara Valley Water District, as may be amended from time to time.

(c) Location. The location of the easement shall conform substantially with the lines of such protected creek, and shall encompass further and sufficient area as shall be required for structures or channel changes or both, to dispose of surface and storm waters.

(d) Restrictions. Structures, improvements, ornamental landscaping, or fencing shall be prohibited within the easement, unless such are permitted by the Regional Water Quality Control Board or the California Department of Fish and Wildlife. (Ord. No. 398, § 1(Att.), 12-20-2023)

(a) No protected trees required to be shown on the application for tentative map approval under Subsection 14-20.040(v) of this Chapter shall be removed or destroyed without a prior permit to do so issued by the Community Development Director pursuant to Article 15-50 of the Zoning Ordinance, unless such removal is specifically authorized as part of the tentative approval granted under this Chapter. No such trees may be removed or destroyed prior to the filing of an application for tentative map approval with the intent of circumventing the requirements of this Chapter.

(b) The Planning Commission may deny approval of any application for tentative map approval, and revoke any previous such approval, upon the violation of this Section by the subdivider or owner, except as prohibited by state law.

(c) The approval of a tentative map by the Planning Commission shall automatically constitute authorization to remove all trees within all portions of street rights-of-way which are to be improved, and to remove trees from the area as designated by the subdivider to be

covered by the envelope of the proposed structure or structures to be erected on the lot, and the area of the proposed driveway on the lot. (Ord. No. 398, § 1(Att.), 12-20-2023)

(a) Purpose, application, and exemptions. As a condition of each final map approval, and to be detailed in the conditions of each tentative map, every owner shall be required to, and shall dedicate a portion of land or pay a fee in lieu thereof, or a combination of both at the option of the City, for the purpose of providing park or recreational facilities reasonably related to serving the development and in accord with the standards and provisions as hereafter set forth. The provisions of this Section are enacted pursuant to Section 66477 of the Government Code and are hereby found to be in accord with the Open Space and Conservation Element of the General Plan. The requirements of this section shall not apply to any of the following:

(1) Subdivisions or portions thereof for commercial or industrial uses.

(2) Subdivisions containing less than five parcels and not used for residential purposes. However, in that event, it shall automatically be a condition of approval of a parcel or tentative map that if a building permit is requested for construction of a residential structure or structures on one or more of such parcels within four years from the date of recording the final map, the fee in lieu of dedication, as prescribed in this section, shall be paid by the owner of each such lot as a condition to the issuance of the building permit.

(3) Any condominium project or stock cooperatives that consist of the subdivision of air space of an existing apartment building which is more than five years old when no new dwelling units are added thereto.

(4) Such other exceptions as may hereafter be added to the Map Act.

(b) Standards and formula for land dedication. It is hereby found and determined that the public interest, convenience, health, welfare, and safety require that five acres of real property for each one thousand persons residing within the City be devoted to park and recreational purposes. Where a park or recreational facility has been designated in the Open Space and Conservation Element of the General Plan or has been otherwise designated by the City Council and has been

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proposed to be located in whole or in part within the proposed subdivision to serve the immediate or future needs of the residents of such subdivision, the subdivider shall dedicate land within the area of such subdivision for park use. The amount of land (expressed in acreage) required to be dedicated shall be based upon the average number of persons per household, based upon the most recent available federal census, multiplied by the number of units in the proposed subdivision, with the result divided by two hundred (the quotient of one thousand persons per five acres).

te land within the area of such subdivision for park use. The amount of land (expressed in acreage) required to be dedicated shall be based upon the average number of persons per household, based upon the most recent available federal census, multiplied by the number of units in the proposed subdivision, with the result divided by two hundred (the quotient of one thousand persons per five acres).

(c) Fees in lieu of land dedication. In the event there is no park or recreational facility designated as described in subsection (b), above, or in the event that the proposed subdivision contains fifty or fewer parcels, then the subdivider shall pay a fee to the City in lieu of dedicating land, which shall be in an amount equal to the fair market value of the amount of land which would otherwise be required to be dedicated pursuant to paragraph (b) of this Section. If a condominium project, stock cooperative, or community apartment project, as those terms are defined in Sections 4105, 4125, and 4190 of the Civil Code, exceeds fifty dwelling units, dedication of land may be required notwithstanding that the number of parcels may be less than fifty. "Fair market value", as used herein, shall be product of:

(1) The estimated cost of parkland in Saratoga as determined by the City Council; and

(2) The amount of land that would be required to be dedicated pursuant to subsection (b), above.

(d) Use of land dedications and fees. The land, fees, or combination thereof are to be used only for the purpose of developing new or rehabilitating existing neighborhood or community park or recreational facilities to serve the subdivision. All fees collected under this Section shall be committed within five years after the payment of the fees or the issuance of building permits on one-half of the lots created by the subdivision, whichever occurs later. If the fees are not committed, they, without any deductions, shall be distributed and paid to the then record owners of the subdivision in the same proportion that the size of their lots bears to the total area of all lots within the subdivision.

(e) Requirement of both dedication and fees. Both dedication of a portion of land, together with the payment of fees may be required to be in accord with the following criteria:

(1) Where only a portion of the land to be subdivided or developed is proposed in the Open Space and

Conservation Element of the General Plan or otherwise by the City Council as a site for a local park or recreational area, such portion shall be dedicated for local park purposes and a fee computed pursuant to paragraph (c) of this Section shall be paid for any additional land that would have been required to be dedicated pursuant to subsection (b), above.

(2) Where a major part of the local park or recreational area has already been acquired by the City and only a portion of land is needed from the subdivision to complete such park, such remaining portion shall be dedicated and a fee computed as hereinabove set forth shall be paid in an amount equal to the value of the land which would otherwise have been required to be dedicated for the balance thereof.

re a major part of the local park or recreational area has already been acquired by the City and only a portion of land is needed from the subdivision to complete such park, such remaining portion shall be dedicated and a fee computed as hereinabove set forth shall be paid in an amount equal to the value of the land which would otherwise have been required to be dedicated for the balance thereof.

(f) Amendment to Map Act. In the event the Map Act should in the future be amended to expand or change the permitted uses of land dedicated or in-lieu fees paid under this Section, such purposes shall control and the limitations set forth in this Section to the extent they are inconsistent with the amended Map Act, shall no longer have any force or effect. (Ord. No. 398, § 1(Att.), 12-20-2023)

(a) Requirement for reservation of land. As a condition for tentative map approval, the Planning Commission may require the subdivider to reserve an area or areas within the subdivision or site for parks, recreational facilities, fire stations, libraries, or other public uses, according to the standards and conditions set forth in this Section.

(b) Conditions. A reservation of land pursuant to this Section may be required under the following conditions:

(1) The public use for which the land is reserved is shown on the General Plan or an adopted specific plan containing policies and standards for such use and the required reservation is in accordance with such policies and standards.

(2) The reserved land is of such size and shape as to permit the balance of the property within which the reservation is located to develop in an orderly and efficient manner.

(3) The amount of land reserved will not make development of the remaining land in the subdivision economically unfeasible.

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(4) The reserved land shall be in such multiples of streets, blocks, or parcels as to permit an efficient division and development of the reserved land in the event it is not acquired within the prescribed time.

(c) Contract with City. At the time of final map approval, the City shall enter into a binding agreement to acquire the reserved land within two years after the completion and acceptance of all improvements, unless such period of time is extended by mutual agreement. The purchase price shall be the market value of the reserved land at the time of filing the application for tentative map approval, plus taxes against the reserved land from the date of the reservation and any other costs incurred by the subdivider or owner in the maintenance of the reserved land, including interest costs incurred on any loan covering the reserved land.

(d) Automatic termination of reservation. If the City does not enter into an agreement with the subdivider or owner as provided in subsection (c) of this Section, the reservation of the land shall automatically terminate.

(e) Other authority not limited. The authority of the City under this Section is additional to all other authority under this Chapter, or granted by law to local agencies, relating to subdivisions approvals and shall in no way be construed as a limitation on or diminution of any such authority.

(Ord. No. 398, § 1(Att.), 12-20-2023)

(a) Site development plan required. At the time of filing an application for tentative map approval, the subdivider shall also submit a site development plan.

(b) Form and content of site development plan. The site development plan may be incorporated into and constitute a part of the tentative map or drawing, or it may be submitted as a separate document. The site development plan shall include the following:

(1) A legible site plan showing all of the following information, existing and proposed location of all streets, sidewalks, on-street and off-street parking, bicycle paths, riding trails, hiking trails, buildings and other manmade structures; areas of soil stability; planting; typical architectural elevations sufficient to show building height, materials, colors and general design; and a table listing land coverages by percentage and acreage for the following: Open space (landscaped and natural), cover-

age by principal and accessory structures, parking (covered, uncovered, off-street), streets, sidewalks, paths and recreational facilities.

(2) A topographical map to be at a scale of not less than one inch equals one hundred feet showing contour lines existing prior to grading at an interval of not more than five feet; a grading plan showing increments, color coded, of all proposed cuts and fills; and a slope classification map showing, again color coded, all land which has less than ten percent slope, all land which has a slope between ten and twenty percent, all land which has a slope between twenty and thirty percent, all land which has a slope between thirty and forty percent, and all land which has a slope in excess of forty percent.

(3) A calculation of the slope percentage prepared by a registered civil engineer or a licensed land surveyor, using the formula set forth in Section 1410.280.

(c) Approval of site development plan. Where a site development plan is required to be filed in accord with this Section, no tentative subdivision map approval shall be granted by the Planning Commission until tentative approval thereby of the site development plan, which approval may be prior to or simultaneously with the approval of the tentative map. The tentative subdivision map shall show the location of each building site subject to a site development plan. At or prior to the filing of the final map with the City for approval, a final site development plan shall be prepared and filed with the Community Development Director substantially in accord with the approved tentative site development plan. Where a site development plan is required to be filed in accord with this Section, no final subdivision map approval shall be granted by the City Council unless and until the final site development plan is submitted to the Community Development Director and approved by said Director. Notwithstanding the foregoing, if in the opinion of the Planning Commission it would be preferable to postpone that portion of the site development plan which would consist of the final grading plan at the location of each lot shown on the subdivision map, the same may be postponed so long as a notation of such postponement is placed upon the face of the final subdivision or parcel map, in which case no building permit may be issued for any site

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unless and until a subsequent final grading plan is submitted to and approved by the Planning Commission.

(d) Site development plan as part of improvements. Where a final site development plan has been approved in accord with this Section, it shall automatically become a part of the improvement plans for the lot, parcel or subdivision in question.

(e) Modification of site development plan. In the actual development of lots, or parcels of the subdivision in question, the Planning Commission shall have power to grant modifications or deviations from the site development plan upon application therefor based on circumstances that could not have been known at the time the site development plan was approved, and subject to compliance with all of the provisions of this Code. If, in the opinion of the Community Development Director or the Planning Commission, the proposed modification constitutes a material change in the previously approved site development plan, the Planning Commission shall first conduct a public hearing on the modification and notice thereof shall be given in the manner prescribed in Section 14-20.060 of this Chapter.

but as a statement of future policy on all matters concerning the design of subdivisions and sites, the following shall generally not be approved:

(a) The subdivision or development of any area subject to slides, inundation, or other hazards, where the same are not capable of being protected against by the imposition of reasonable engineering or other conditions;

(b) A subdivision of gridiron design, or a subdivision having double frontage lots;

(c) Cul-de-sac or other streets not having a means of secondary or emergency access, where such street services more than fifteen lots or dwelling units. (Ord. No. 398, § 1(Att.), 12-20-2023)

(f) Policy on lot sizes. Lots located in the Md, Pf, Pmw, Pd, Pdf, and Ms classification in the City's Ground Movement Potential Map adopted pursuant to Section 16-65.020 of this Code will be required to be large enough to implement the mitigation required pursuant to Section 14-10.125, even if the required area is larger than the minimum lot size set out for the applicable zoning district in Chapter 15 of this Code. (Ord. No. 398, § 1(Att.), 12-20-2023)

The City Council hereby finds that it is impractical to establish a more precise set of standards and rules than herein set forth that would be applicable to every proposed subdivision on a completely equitable basis, and must therefore vest certain discretionary powers to deal with individual situations. Each subdivision shall be considered in relation to the General Plan and any specific plan affecting the area wherein the property of the proposed subdivision is located. Not as a mandate,

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