Sebastopol Municipal Code Ch. 16.40 Design and Improvement Standards

A. The design and improvement of each subdivision shall comply with the General Plan, any applicable specific plan, this chapter, this code, other City ordinances and resolutions and all City standards and specifications.

B. The subdivider shall improve, or agree to improve, all streets, thoroughfares, public ways or easements in the subdivision and adjacent thereto required to serve the subdivision.

C. No permanent improvement work shall be commenced until improvement plans and profiles have been approved by the City Engineer.

D. The design and improvement of each subdivision shall incorporate all required mitigation measures, conditions and requirements identified in the environmental document adopted for the project in any plan prepared for the subdivision.

E. All improvements shall conform to standard specifications, designs and details as prepared by the City Engineer and approved by the City Council, or, in the event no official standard plan, specification, design, detail or regulation has been adopted by the City regarding the installation of a particular improvement, then the improvement shall conform to the plan, specification, design, detail or regulation then set forth by the City Engineer and approved by the City Council.

F. Deed restrictions when required shall run with the land and be enforceable by subsequent owners of property lying within the subdivision. When deemed necessary to effectuate conditions on approved maps, the City shall be named a third party beneficiary of those restrictions and the restrictions shall be filed concurrently with the map and noticed in the owner’s certificate.

G. To the extent necessary and legally feasible, the subdivider shall assure long-term maintenance of the improvements by use of a homeowners’ association, maintenance agreement, participation in established maintenance district, or other similarly enforceable vehicle approved by the City Attorney.

H. No final map or parcel map shall be approved until the subdivider either completes the required improvements or enters into an agreement with the City agreeing to perform the work.

I. The minimum improvements which the subdivider normally shall make, or agree to make, at the cost of the subdivider prior to acceptance and approval of the final subdivision map by the City shall be:

1. Grading, curbs and gutter, paving, drainage and drainage structures necessary for the proper use and drainage of streets, highways and ways and/or the public safety;

2. Site grading and drainage, taking into consideration erosion control both on and off the site and the drainage pattern of adjacent improved and/or unimproved property and upstream areas as though fully improved;

3. Street name signs;

4. Sidewalks;

5. Street trees;

6. Fire hydrants and a water system with mains of sufficient size and having a sufficient number of outlets to furnish an adequate water supply for each lot or parcel in the subdivision and to provide adequate fire protection;

7. Sanitary sewer facilities and connections for each lot;

8. Street lighting facilities;

9. Provision of and undergrounding of utilities per the requirements of this chapter.

Where a parcel is first subdivided into acreage tracts, the blocks shall be of such size and shape and be so divided as to provide for the opening of highways and streets as determined by official plan lines or the General Plan and shall provide for the subsequent division of any parcel into lots meeting the standards of SMC Title 17, Zoning.

A. Minimum lot size, lot width, and depth shall conform to the standards established by the City’s zoning regulations and other applicable laws and regulations.

B. Building setback lines shall conform with the standards of SMC Title 17, Zoning.

C. The side lines of lots shall run at right angles to any street upon which the lot faces unless the City Engineer determines that a variation from this condition will provide a better street and lot plan.

D. Double frontage lots less than 200 feet in depth shall be prohibited except where the Planning Director finds such lots essential to provide separation of residential developments and traffic arterials, or required by unusual topographic conditions, or where the lot sizes allow no other reasonable form of platting.

E. Long blocks shall be generally discouraged.

F. No lot shall be divided by a City boundary line or by a subdivision boundary line.

G. Flag lots may generally only be permitted in hillside developments, difficult topography and unusual land or parcel shape, or when lots back up to traffic arterials, with the approval of the City Council after the review and recommendations of the Fire Chief and City Engineer. Said lots shall provide a minimum 25-foot-wide access corridor, with a minimum 16-foot clear, paved driveway if serving one residence, and minimum 19-foot clear, paved driveway if serving more than one residence.

H. Lot design shall minimize grading of natural land forms to the extent reasonable.

I. A variety of lot sizes including smaller lots shall be encouraged to the extent reasonable.

J. Lot design shall take into consideration preservation of significant trees on the property to the extent reasonable and development shall be consistent with Chapter 8.12 SMC, Tree Protection.

A. The subdivision shall be consistent in concept, alignment and level of improvement with the Circulation Element of the General Plan, and any applicable specific plan, as well as any street connection policy. Where necessary to ensure traffic safety and ease of circulation, off- and on-site traffic control devices and improvements, such as signing, striping, signalization, traffic islands, channelization, access limits and provisions, turn lanes, etc., shall be required. On-site parking shall be required to meet zoning regulations.

B. Circulation design shall promote a grid street system, and curvilinear and cul-de-sac streets shall be generally discouraged.

C. Satisfactory access to the subdivision and to each lot shall be provided by public streets meeting all applicable standard specifications. Subdivisions with streets longer than 500 feet may be required to provide multiple access. Access shall be deemed satisfactory only if it will allow reasonable ingress and egress for emergency vehicles. Private streets shall not normally be permitted. However, in the event a public street is not necessary for future street connections, a private street may be permitted upon a finding by the City Council that a private street is justified because of the topography or other natural features of the land or because of limitations imposed by adjacent developed property. In such case the subdivider shall be required to provide a feasible method for maintenance of, and parking enforcement on, such private street(s), which shall be subject to the approval of the City Engineer and City Attorney.

D. Street design shall take into consideration the use of provisions which discourage fast, through traffic on neighborhood connector and local streets; however, traffic measures which restrict traffic at the expense of the overall interconnectedness and coherence of the City should be avoided. Measures which should be considered include, but are not limited to, the following: appropriate street width; use of median islands; use of traffic circles, bulbouts and textured crosswalks at intersections; alleys.

E. All streets shall be designed and constructed to ensure the public health, safety and welfare, and to meet the relevant standards set forth in the City of Sebastopol Standard Details and Standard Specifications and Fire Department specifications. In addition:

1. Where a subdivision abuts upon an arterial or congestion management plan segment as identified in the transportation chapter of the General Plan, the City Engineer may require parallel service roads and may limit the right of access to the street or highways.

2. The frontage of each lot shall be improved to its ultimate geometric section to the centerline of the street, including street structure section, curbs, sidewalks, driveway approaches and transitions. Where necessary to provide adequate circulation and safety, two-way traffic flow shall be provided by sufficient pavement construction beyond the centerline of the street.

3. All streets shall, as far as practicable, be in alignment with existing and adjacent streets by continuation of centerlines, or by adjustment by curves, and shall be in general conformity with the plans made for the most advantageous development of the area in which the subdivision lies. Streets shall be required to intersect one another at an angle as near to a right angle as is practicable in each specific case. Where a street joins acreage, provision may be required for adequate street access thereto.

F. Pedestrian, equestrian and bike paths may be required to provide access to schools, parks, streams and rivers and other public areas, to conform to the General Plan or to assure the public health, safety and welfare.

G. All street names and numbers shall be approved by the Fire Chief and the City Engineer. Duplication of existing names shall not be allowed. Streets obviously in alignment with existing streets shall have the same name. Street name signs of an approved type shall be located at all street intersections. Additional regulatory, warning and guide signs shall be installed as required by the City Traffic Engineer.

H. Unless waived by the Planning Director and the City Engineer, a landscape plan for the public right-of-way, including street trees of an approved type, shall be submitted by the subdivider for the approval of the Planning Director.

I. All streets shall have street lights installed according to specifications and a plan approved by City Engineer.

J. Driveways shall be designed and improved in such a way as to preserve the public health, safety and welfare considering such factors as terrain, grade lengths, etc.

K. Bridges shall be designed and constructed to meet the weight and width requirements of the Public Works and Fire Department standards, and applicable Caltrans standards.

L. Provision shall be made for any and all railroad crossings necessary to provide access to or circulations within the proposed subdivision, including the preparation of all documents necessary for application to the State Public Utilities Planning Commission for the establishment of a public crossing. All costs necessitated by the establishment and improvement of such crossings shall be borne by the subdivider.

M. Alleys may be provided, but when provided shall be a minimum of 20 feet in width and not more than 25 feet in width, graded and paved according to standards set by the City Engineer.

N. When the City Engineer determines it is necessary to give access to or permit a satisfactory future subdivision of adjoining land, streets shall extend to the boundary of the property and the resulting dead-end streets may be approved without a turn-around.

O. Whenever an arterial road or State highway intersects any other street or highway, the property lines at each corner shall be rounded with a curve having a radius of not less than 30 feet. On all other street intersections, the property line at each block corner shall be rounded with a curve having a radius of not less than 20 feet. In either case, a greater radius may be required if streets intersect other than at right angles.

P. The centerline curve radius on all streets and highways shall conform to accepted engineering standards of design and shall be subject to approval by the City Engineer.

Q. No street or highway within any subdivision shall have a grade of more than seven percent unless because of topographical conditions or other exceptional conditions the City Engineer determines that a grade in excess of seven percent is necessary.

R. Cul-de-sac streets shall not normally be permitted, but where the City Council determines such streets to be acceptable, they shall have a turn-around with a minimum radius of 46 feet, with a minimum roadway radius of 40 feet. The maximum length of a cul-de-sac street shall be 400 feet from its intersection with the centerline of a non-cul-de-sac street to the center of the turn-around, unless it can be satisfactorily demonstrated that a cul-de-sac street in excess of such length is the only method of developing the property for the use for which it is zoned.

S. Reserve strips or remainders controlling access to public ways will not be approved unless the City Engineer determines such strips are necessary for the protection of the public welfare or of substantial property rights, or both, and in no case except in which the control and disposal of the land comprising such strips is placed within the jurisdiction of the City under conditions approved by the City Council.

T. Streets and highways shall not be of less width than those set forth hereunder, except where it can be shown by the subdivider to the satisfaction of the City Council that the topography, street design or the small number of lots served and the probable future traffic are such as to justify a narrower width. Increased widths may be required due to topographical constraints or street design, or where streets are to serve nonresidential property, or where existing or probable future traffic conditions warrant such.

1. Arterial, minimum right-of-way, 64 feet; minimum curb-to-curb, 40 feet.

2. Collector, minimum right-of-way, 60 feet; minimum curb-to-curb, 36 feet.

3. Local street, minimum right-of-way, 44 feet; minimum curb-to-curb, 32 feet. Local streets may achieve the minimum curb-to-curb width only if (a) permitted speeds do not exceed 25 miles per hour; (b) average daily traffic will not exceed 1,000 vehicles per day; (c) intersection spacing will not exceed 1,200 feet; (d) the street will have a relatively straight alignment; and (e) access will be provided from at least two directions (no cul-de-sacs).

U. Driveways. The number and dimensions of driveways shall be consistent with the requirements of SMC Title 17, Zoning.

V. Pedestrian Ways.

1. Pedestrian ways of not more than 20 feet in width nor less than 10 feet in width may be required through the middle of blocks 900 or more feet in length, or to connect cul-de-sacs or to provide access to playgrounds, schools, parks, transportation, open space, shopping centers, or similar community facilities.

2. Required pedestrian ways shall be graded and paved to a width of not less than eight feet provided the remaining area is landscaped.

W. Sidewalks.

1. All subdivisions shall have sidewalks with a minimum width of five feet on both sides of the streets, except that sidewalks of greater width may be required in commercial areas, and where deletions are approved in industrial subdivisions and along major streets and highways or in semi-rural, low-density areas as determined by the City Council, or where cross-slopes in residential subdivisions exceed 20 percent and in the opinion of the City Council the requirement of sidewalks would cause excessive cuts or fill, except that in such instances a sidewalk of minimum width as set by the City Engineer shall be required on one side of the street in all cases. In semi-rural, low-density areas asphalt paths may be used when required and approved by the City Council as an alternative to concrete sidewalks.

2. At least one street tree for every parcel, or one street tree for every 40 feet of street frontage, whichever is greater, shall be provided for each lot. Street trees shall be of a size and type approved by the City Engineer and shall be installed and maintained pursuant to specifications of the City Engineer, not less than 10 feet from the inside edge of the sidewalk.

3. Sidewalks, when required, shall be constructed to standards set by the City Engineer.

A. Increased stormwater runoff shall be minimized. Stormwater runoff from the subdivision shall be collected and conveyed by a drainage system approved by the City Engineer. The storm drainage system shall be designed by a registered civil engineer for ultimate development of the watershed and shall be capable of collecting and conveying runoff generated by a 10-year flood. The system shall provide for the protection of abutting and off-site properties that may be adversely affected by any increase in runoff attributed to the development; off-site storm drain improvements may be required to satisfy this requirement. In addition, retention ponds, drainage swales and/or check dams may be required to reduce off-site peak storm flow generated by projects to the historic flow.

B. Improvements shall be designed in accord with Sonoma County Water Agency criteria. Drainage improvements for runoff shall be engineered to minimize erosion through the use of rocked culvert inlets and outfalls, energy reducers, the location of culverts, etc. Design features shall include reseeding exposed slopes as well as minimizing the use of artificial slopes.

C. Fences along lot lines adjacent to proposed or existing surface drainage channels shall be designed in conformance with plans and designs approved by the City Engineer.

D. Curbs, gutters and cross gutters shall be designed in subdivisions to grades, cross-sections, layout and location as required and approved by the City Engineer.

A. Development shall maximize retention of natural land forms such as rolling hills, ridgetops, areas of extensive vegetation and watercourses. Grading shall not produce large, flat planes or sharp angles or intersection with the natural terrain. Slope catch points shall be rounded to blend with existing terrain.

B. Grading plans shall be required for all subdivisions. No grading shall be commenced until the tentative map or tentative parcel map has been approved, a tree protection plan has been approved, a grading plan has been approved and a grading permit is issued. Issuance of building permits or release of security for improvement agreements may be conditioned upon receipt of approved written assurance by a registered civil engineer that the lot grading and building pad elevations have been done in conformance with the approved plan and/or geotechnical requirements.

C. No proposed cut slope shall be steeper than two horizontal to one vertical, unless otherwise approved by the City Engineer.

D. No fill slopes proposed shall be steeper than two horizontal to one vertical, unless otherwise approved by the City Engineer.

E. No cut or fill slopes shall encroach on any street right-of-way within the subdivision, except where the City Engineer determines that topographical conditions warrant such slopes to be in rights-of-way and said slopes are approved by the City Engineer.

F. When it is determined by the City Engineer that the actual or proposed grading for the subdivision will create a nuisance or hazard to other properties, public ways or public facilities due to erosion from stormwater or rainfall, no grading shall commence or continue without specific consent in writing from the City Engineer.

G. Retaining walls shall be constructed where slopes within heretofore designated limits are exceeded and when said walls are required by the City Engineer. Said walls shall be constructed according to plans prepared by a registered Civil Engineer and approved by the City Engineer.

H. Slope planting, silt basins or other forms of erosion control shall be installed where required by the City Engineer.

I. All dust created by grading operations shall be controlled by watering of the site. The developer shall provide dust control of the grading site at all times.

J. No grading shall be done on adjacent property without the written approval of the owner of such property.

A. A landscaping plan is required for subdivisions and shall be required for back-on treatment, common or dedicated open space and where necessary to prevent erosion or to replace vegetation lost during construction. In all subdivisions, existing trees shall be preserved pursuant to the requirements of Chapter 8.12 SMC, Tree Protection.

B. Street trees shall be provided in accordance with SMC 16.40.040(W)(2).

The design of the subdivision shall provide, in accordance with Section 66473.1 of the State Subdivision Map Act and to the extent feasible, for future passive or natural heating or cooling opportunities.

Examples of passive or natural heating opportunities in subdivision design include design of lot size and configuration to permit orientation of a structure in an east-west alignment for southern exposure and to permit orientation of a structure to take advantage of shade or prevailing breezes.

In providing for future passive or natural heating or cooling opportunities in the design of a subdivision, consideration shall be given to local climate, contour, configuration of the parcel to be divided, and other design and improvement requirements. The provision shall not result in reducing allowable densities, or the percentage of a lot which may be occupied by a building or structure under applicable planning and zoning regulations in effect at the time the tentative map is filed.

A. Each subdivision shall provide all necessary protective measures and facilities, such as fire hydrants, and shall be designed in accordance with the City’s Standard Specifications and the Uniform Fire Code. Location of fire hydrants shall be as specified by the Fire Chief and City Engineer.

B. Commercial subdivisions shall provide sufficient water capacity and flow to ensure the protection of the public health, safety and welfare and shall be installed in accordance with City standards and the Uniform Fire Code.

A. All existing and proposed utilities within the subdivision, including, but not limited to, electric, communication and cable television lines shall be placed underground except:

1. Facilities exempted by the Public Utilities Commission.

2. Metal poles supporting only street lights or street signs.

3. Surface-mounted transformer, pedestal-mounted terminal boxes and meter cabinets and concealed ducts with location and screening subject to the approval of the City Engineer and Planning Department.

For the purpose of this section, the subdivision boundary shall be considered to be the centerline of the street or streets adjacent to the subdivision.

B. No additional poles shall be installed outside of the subdivision in order to comply with this section unless specifically approved by the City Engineer. This may require undergrounding to the nearest existing poles beyond the subdivision boundaries and/or undergrounding, with the owner’s approval, of existing overhead services to properties on the opposite side of the street.

C. The City Engineer may waive the undergrounding requirement for existing overhead transmission and distribution lines for tentative maps and tentative parcel maps upon finding that:

1. The length of the required undergrounding of existing overhead facilities on peripheral streets is less than 200 feet; and

2. It is unlikely that additional undergrounding will occur on adjacent properties within 10 years because of the development presently existing on adjacent properties; and

3. The visual burden of leaving the utilities above ground will be insignificant.

As a condition of such waiver, the City may require that conduits for future under-grounding be included within designated streets within the subdivision. The waiver shall not apply to services to the subdivided property.

D. Connections for all utility lines placed under streets shall be extended to the right-of-way line and their location shall be marked upon the curb or sidewalk. All such lines shall be installed prior to final street paving and shall be designed and installed in such a manner as will obviate the necessity for disturbing the street pavement, gutter, culvert, curb, street trees and sidewalk where service connections are made.

E. The design of a subdivision for which a tentative map or parcel map is required shall provide one or more appropriate cable television systems an opportunity to construct, install and maintain, on land identified on the map as dedicated or to be dedicated to public utility use, any equipment necessary to extend cable television services to each residential parcel in the subdivision.

In areas such as ridges, hilltops, properties zoned W or SOS, and other scenic areas, development shall ensure adequate mitigation for protection and/or preservation of the scenic resources. Development shall be encouraged to use the form of the land and vegetation to ensure separation of building areas and minimal exposure from roads or other building areas. The use of plantings, generally trees, consistent and compatible with those of the area may be required to mitigate the extent of exposure of the development area in conjunction with land forms, existing vegetation and other features. Screening required for shielding of development areas, not necessarily the immediate house site, shall consist of natural materials of the area, preferably using natural vegetation or land form modification to conform to the natural terrain.

Consistent with the General Plan, subdivisions shall seek to preserve natural resource areas. Subdivisions affecting resources described in the General Plan, any applicable specific plan, or SMC Title 17, Zoning, shall be subject to the following:

A. Design of projects shall recognize the environmental resource characteristics of the site and be designed in such a manner to allow for the preservation and continued production of the particular resource.

B. Development shall seek to avoid adversely affecting the natural course of riparian habitat of any intermittent, seasonal, or permanent waterway. Changes to the project to prevent or minimize the impact and/or mitigation measures shall be required where development may result in impacts to such areas.

C. Development shall seek to avoid adversely affecting wetlands, marshes or streams. Changes to the project to prevent or minimize the impact and/or mitigation measures shall be required where development may result in impacts to such areas.

D. Development shall seek to avoid adversely affecting areas identified as significant wildlife habitat. Changes to the project to prevent or minimize the impact and/or mitigation measures shall be required where development may result in impacts to such areas.

E. Extensive changes or removal of vegetation shall demonstrate minimal adverse impacts on micro-climate conditions. Erosion protection and vegetation shall be required in the event of vegetation removal. Changes to the project to prevent or minimize the impact and/or mitigation measures shall be required where development may result in impacts to such areas.

F. Whenever significant archeological or paleontological sites may be located within the project area, an appropriate survey by qualified archaeologists shall be made and mitigation measures implemented prior to development of the site. Changes to the project to prevent or minimize the impact and/or mitigation measures shall be required where development may result in impacts to such areas.

G. Development shall seek to avoid any adverse effect on the existing volume of any body of water, substantial increases in chemical or nutrient pollution, or otherwise contributing to the deterioration of the quality and quantity of water in any body of water. Changes to the project to prevent or minimize the impact and/or mitigation measures shall be required where development may result in impacts to such areas.

H. Where any of the proposed lots adjoins an agricultural pursuit, the City may require an increased building setback line for those lots to protect the agricultural operation and/or residential neighbors. Changes to the project to prevent or minimize the impact and/or mitigation measures shall be required where development may result in impacts to such areas.

I. Development shall seek to avoid adverse effects on any historic site located within the proposed development and impacts shall be mitigated. Changes to the project to prevent or minimize the impact and/or mitigation measures shall be required where development may result in impacts to such areas.

J. A resource management/restoration plan may be required and measures implemented.

A. All new subdivisions shall be required to connect to the City water system. If an “auxiliary water supply” will also be used, back-flow prevention devices shall be installed to isolate the auxiliary supply from the City’s supply. Water service shall be brought to the property line of each lot being served. A minimum 15-foot-wide waterline easement is required for all public water facilities outside the public street right-of-way.

B. In the event there is inadequate pressure to serve the subdivision, the subdivider shall install those facilities required to ensure adequate pressure including, without limitation, pumps, water tanks, hydro-pneumatic tanks, etc., in accordance with the requirements of the City Engineer.

C. All water mains shall be no less than eight-inch diameter. The City Engineer may permit six-inch-diameter mains in areas where fire hydrants are not required and the water main will not be extended for future use.

All new subdivisions shall be required to connect to the City’s sanitary sewer system, except for the following situations:

A. Single-family residential subdivisions of four parcels or less may utilize a septic disposal system, if approved by the Department of Health Services, providing that the minimum parcel size is five acres and the overall density is not greater than one unit per five acres.

B. Septic tanks shall be installed under inspection by the Department of Health Services, in which case a letter shall be submitted by the Health Officer stating his or her findings and setting forth recommendations on the ultimate subdivision layout.

No residential lot may be created by subdivision which will be subject to periodic inundation or overflow from storm drainage or floodwaters. All building construction and other improvements shall conform to the City’s flood ordinance. The City Engineer may require that the top of the curb elevations be designed so as to ensure adequate evacuation of persons by automobile in the event of a 100-year flood. All elevations shall be referenced to the United States Coast and Geodetic Survey or to elevations established by the City Engineer.

A. Each parcel or lot within the subdivision that is adjacent to property containing a public facility shall have an approved fence, wall or partition constructed of durable materials to prevent unauthorized access between the properties.

B. A fence, wall or partition of adequate height shall be constructed by the subdivider along all property lines where a condition hazardous to persons or property may exist.

C. Fences, walls or partitions shall be constructed immediately adjacent to the property line adjacent to a street when the development on said property backs up to such thoroughfares, streets or highways. The area between required fences, walls or partitions and streets shall be landscaped or paved to the satisfaction of the City Council.

D. Plans and specifications of required fences, walls or partitions shall be submitted to and approved by the City Engineer prior to review by the City Council.

E. Fence, wall, or partition materials shall be durable, compatible with the character of the proposed development and surrounding properties, and shall be subject to the approval of the City Council.

A. Permanent monuments, constructed in accordance with the standard specifications, shall be installed in all new streets and in existing streets adjacent to subdivisions and as directed by the City Engineer.

B. Permanent monuments shall be located on all street intersections and centerlines, not more than 1,000 feet apart on tangents and at all beginnings and ends of curves. If the point of intersection of the tangents of the curve falls within the paved street area, the monument may be located at the intersection in lieu of the beginning and end of the curve. On long curves, monuments shall be located within the paved street area and on a clear line of sight. On streets extended to subdivision boundaries, monuments shall be installed when the length of the street exceeds 150 feet.

C. When permanent monuments cannot be located on street centerlines due to existing utilities, they shall be located 10 feet south or 10 feet west of the above stated centerlines, except as follows:

1. They shall be offset 10 feet on the radial line at the beginning and end of the curve.

2. On long curves, they shall be offset radially within the paved street area, maintaining a clear line of sight.

3. At the end of a cul-de-sac, they shall be offset 10 feet perpendicularly or radially.

4. At the end of the stub streets, they shall be located at least 10 feet from the end of the paved area.

D. Monuments not less substantial than a three-quarter-inch diameter galvanized iron pipe with a survey tag or other noncorrodable cap permanently attached thereto, not less than 30 inches in length and driven flush with the surface of the ground, shall be set at all angles and curve points on the exterior boundary of the subdivision and as required by the City Engineer. If monuments are required to be set below the surface of the ground, the depth to the top of the monument shall be stated on the final map. Boundary monuments may be required to be more substantial than the minimum requirements specified in this section due to unusual circumstances, and suitable monuments shall be installed in these cases as directed by the City Engineer. Concrete monuments, if required, shall be constructed in accordance with the standard specifications without the frame, cover and concrete collar.

E. The corners of each lot in the subdivision shall be marked by a monument as described in subsection D of this section unless otherwise approved by the City Engineer.

F. No person shall remove or disturb, or cause to be removed or disturbed, any monument, azimuth, reference or witness mark set for the purpose of locating or preserving the lines of any street or subdivision or as a benchmark or as a control monument.

G. In the event it becomes necessary to remove or disturb a monument, the person so requesting shall first obtain permission in writing from the City Engineer.

If the subdivider is required to construct off-site improvements on land in which neither the subdivider nor the City has sufficient title or interest to allow construction, the City shall, within 120 days of recording the final or parcel map, acquire the land by negotiation or commence condemnation, pursuant to Government Code Section 66462.5. If the City fails to meet the 120-day time period, the condition for the construction shall be waived; prior to approval of the final or parcel map, the City may require the subdivider to enter into a deferred improvement agreement to complete the off-site improvements at the time the City Council acquires title or an interest in the land. The subdivider shall pay the cost of acquiring off-site land or an interest in the land required to construct the off-site improvements.

Where a public service facility such as a fire station, library, police substation, etc., is shown on the General Plan or applicable specific plan containing a community facility or public building element, the subdivider shall construct or contribute to the construction of such facility in accordance with the principles and standards contained in the plans or implementing regulations.

A. The soils investigation required by SMC 16.28.020 shall include the following:

1. Field exploration, including test borings and soil samples in sufficient number and extent, in the opinion of the Geotechnical Engineer, to adequately evaluate the surface and subsurface soil nature, distribution and strength for the development proposed.

2. Testing of soil samples by an approved testing laboratory to provide the parameters required by the Geotechnical Engineer to complete the report.

3. A log of all borings, classifying the soil strata by type and depth, to be included in the report.

B. The geotechnical report required by SMC 16.28.020 shall include the following:

1. The nature and extent of any seismic or geologic hazard, the effect of the seismic or geologic conditions on the proposed development, and an assessment of the risk such hazards pose the occupants of the proposed project.

2. An assessment of existing slope stability.

3. Measures needed to mitigate seismic or geologic hazards and to reduce identified hazards to acceptable risk levels in the opinion of the Geotechnical Engineer.

Recommendations for grading procedures and design criteria for erosion control and corrective measures shall be included.

4. Recommendations for site design to minimize seismic or geologic hazards and erosion.

5. Data regarding the nature, distribution and strength of existing soils, building foundation and roadway design criteria, surface and sub-surface drainage criteria and recommended provisions by the Geotechnical Engineer.

6. Recommendations for supervision and observation of grading and other recommended construction work.

7. A plan which shall be drawn to scale, and shall be of sufficient size and clarity to show existing details and the nature and extent of all proposed improvements. The plan shall include the following information:

a. Name and address of owner;

b. Name, address, professional status, license number, phone and fax number of the person who prepared the plan;

c. Location and Assessor’s parcel number of the proposed site;

d. North arrow, scale and the name and location of the nearest public road intersection;

e. Existing contours of the site. Contours shall be sufficiently detailed to define the topography over the entire site (generally at two-foot intervals);

f. Delineation of fault zones, landslides and areas of instability; delineation of springs or other subsurface water conditions;

g. Location of any buildings, structures, trees, and other landscape features on the property and the locations of any buildings, structures or trees on adjacent property within 15 feet of adjoining property lines;

h. Proposed measures to mitigate any seismic or geologic hazards including building setbacks, foundations, surface and subsurface drainage devices, grading, erosion control, retaining walls, special construction techniques, etc.;

i. Phasing of proposed work, as appropriate;

j. A statement by the Geotechnical Engineer regarding the suitability of the subdivision design for the site.

C. The Geotechnical Engineer shall review and approve the final drawings for grading and other geotechnical work for the subdivision as to compliance with the recommendations of his or her report. All grading and geotechnical related work during construction shall be performed under the observation of the Geotechnical Engineer, and subject to periodic testing as recommended in the geotechnical report or required by the City Engineer. Upon completion of all grading and geotechnical construction work, the Geotechnical Engineer shall submit a final report to the City Engineer describing, in detail, all work performed, reconciling the actual work performed with the plans, if different, and expressing a professional opinion that all required work was satisfactorily completed.