Chapter 17.08 — DESIGN AND IMPROVEMENTS

Minimum lot areas and dimensions for division of land shall be as set forth in Title 18 of this code. Lot areas and dimensions shall be enlarged to provide for suitable building areas on irregularly shaped lots or lots with unbuildable areas.

(Ord. 456 § 313-1, 1981)

A block may not be longer than one thousand two hundred feet between an intersecting street. Residential lots other than corner lots, with frontage on more than one street (not including an alley) shall not be permitted unless access to one street has been relinquished and dedicated to the city. No lot shall be permitted which, by virtue of shape, topography, natural or manmade condition or design causes it to be in substantial part unbuildable.

(Ord. 456 § 313-2(a), 1981)

17.08.030 - Easements.

A.

Easements shall be required on all lots when necessary for public utilities or drainage.

B.

A watercourse shall be shown as an easement dedicated to the public or shown to be adequately provided and protected by private agreement. Storm drains shall be placed in easements when existing public rightof-ways are not adequate. The city engineer may require watercourses to be placed entirely in underground conduits or otherwise improved.

(Ord. 456 § 313-2(b), (c), 1981)

Durable metal monuments, as specified in the Land Surveyors Act, whose material consistency, properties, design and information included thereon are approved by the city engineer, shall be installed at or referenced to the following locations:

A.

At intervals of not more than one thousand feet along boundary lines. Any stretch of more than one thousand feet between monuments shall have a monument placed at or near its center;

B.

At the beginning and ending of boundary property line curves, boundary corners and points of intersection;

C.

At lot corners. In addition, a permanent mark shall be set in the sidewalk or curb on the prolongation of lot sidelines. The distance of the prolongation from the nearest lot corner to the mark shall be shown on the map;

D.

On the centerlines of streets and alleys at all intersections, all points of intersection and at the beginning and ending of curves.

(Ord. 456 § 313-2(d), 1981)

Existing streets, sidewalks, bikeways and similar facilities shall be extended as required by the city.

(Ord. 456 § 313-2(e), 1981)

Street stubs shall be required adjacent to unsubdivided property when the city engineer deems they are necessary for future public circulation or utility service to serve both the division and the adjacent property.

(Ord. 456 § 313-2(f), 1981)

A "T" intersection may not be located closer than one hundred feet to any other intersection.

(Ord. 456 § 313-2(g), 1981)

Reserve strips, where required to control access over certain lot lines, over the ends of stub streets, or otherwise when deemed necessary shall be dedicated or deeded to the city.

(Ord. 456 § 313- 2(h), 1981)

Alleys shall be required only where necessary to provide access to or through blocks.

(Ord. 456 § 313-2(i), 1981)

Bikeways shall be provided in accordance with applicable standards for construction where bikeways are required by the general or specific plan or by the planning commission upon a finding of the necessity

thereof to serve users of the division and adjoining land areas.

(Ord. 456 § 313-2(j), 1981)

Names for proposed new streets shall be approved by the planning commission.

(Ord. 456 § 313-2(k), 1981)

Streets, rights-of-ways and easements shall be offered for dedication by a statement on the map or transferred by a separate document. The city may accept or reject any such offer to transfer at its option.

(Ord. 456 § 313-2(l), 1981)

Where a residential division adjoins a railroad right-of-way, a waterway, an industrial area, a business area or other land use which would have a depreciating effect on the residential use of the property, a fence or buffer planting strip may be required by the planning commission as a condition of approval of the tentative map.

(Ord. 456 § 313-2(m), 1981)

Streets shall conform, as to alignment and width, to any applicable general or specific plan for streets and highways of the city, including but not limited to the standard drawings and specifications of the city.

(Ord. 456 § 313-2(n), 1981)

When a land divider and the planning commission agree, deviations from the standards of this chapter may be granted if the divider complies with the zoning ordinance establishing requirements of the planned unit development permit and the requirements of the general plan and any specific plan of the city.

(Ord. 456 § 313-3, 1981)

The design and type of improvements shall conform to the city standard details and specifications approved and in use by the city for streets and facilities. No temporary or permanent improvement work shall be commenced until improvement plans and profiles have been approved by the city engineer and permits obtained. Permanent improvements shall be installed to permanent line and grade to the satisfaction of the city engineer in accordance with the standard specifications and other ordinances and regulations in effect at the time of submission of the final map.

(Ord. 456 § 313-4(a), 1981)

Improvements to be installed in subdivisions shall include the following:

A.

Paved streets, curbs, gutters, sidewalks and walkways, parking bays, bikeways and equestrian trails;

B.

Water, cable television, gas, electric and other utility services to serve each lot. Each utility shall be extended to the lot line;

C.

Sanitary sewers and laterals to serve each lot, extended to the lot line;

D.

Storm sewers, drains and channel improvements;

E.

Slope planting, retaining walls and any other form of erosion control;

F.

Street trees.

(Ord. 456 § 313-4(b), 1981)

17.08.180 - Utility systems—Fences—Flood facilities.

The following on-site and off-site improvements are required:

A.

A developed water supply and/or financial contributions for the improvement of any existing source of supply for the construction of transmission lines from that supply to the proposed development;

B.

Development of a sewage disposal facility or financial contributions for the improvement of any existing or planned sewer disposal system or the construction of transmission lines for sewage disposal;

C.

The development of public transportation or access facilities or financial contributions for the improvement of any existing or planned bridge or thoroughfare, bikeway or transit facility;

D.

The development of storm drainage facilities or financial contributions for the improvement of any existing or planned storm drainage facilities or the construction of transmission or drainage ways for the proposed improvement to a point of natural or manmade disposal of stormwaters;

E.

Fences where necessary to protect the subdivision and its occupants from drainage, canal or river channels, or other steep or precipitous places at which passers-by might fall;

F.

When flood zones have been established by the proper authority, the divider shall comply with the requirements applicable thereto.

(Ord. 456 § 313-4(c), 1981)

All improvement work and all grading, erosion control and creekside development shall not be commenced until the provisions of Chapter 15.12 are complied with.

(Ord. 456 § 313-4(d), 1981)

All improvement work, including grading, shall not be commenced until improvement plans for such work have been submitted and approved by the city engineer. All such improvements shall be constructed under the inspection of, and to the satisfaction of, the city engineer. Costs of such inspection shall be paid in advance to the city by the divider and shall be in amounts established by the city council by resolution.

(Ord. 456 § 313-4(e), 1981)

Utility lines, including but not limited to electric, communications, street lighting and cable television shall be placed underground. The divider is responsible for complying with the requirements of this section, and he shall make necessary arrangements and agreements with the utilities for the installation of such facilities. The planning commission may allow appurtenances and associated equipment such as transformers, terminal boxes and meter cabinets to be placed above ground.

(Ord. 456 § 313-4(f), 1981)

The divider shall additionally dedicate such lands as required by the planning commission or pay a fee in lieu of such dedication or provide a combination of such dedication payment for park and recreational purposes as required by ordinance of the city.

(Ord. 456 § 313-5(a), 1981)

The divider shall dedicate any school site determined to be required to serve the area in which the subdivision is located. The method of dedication for school sites shall be in conformity with the provisions of Section 6647.8 of the Subdivision Map Act and shall be located in accordance with the criteria and standards found and expressed in the city's general plan, any specific plan, and upon consultation with the Fairfield-Suisun Unified School District.

(Ord. 456 § 313-5(b), 1981)

The divider shall dedicate by means of easement in the name of the public at large any and all accesses to public resources through a subdivision where such subdivision is adjacent to public resources. The nature and extent of such public easement shall be determined in conformity with any applicable general or specific plan and the provisions of the Subdivision Map Act, Article 35 commencing with Section 66478.1. In the absence of authoritative standards, such dedications shall be agreed upon in the manner or form as provided by the appropriate public agencies.

(Ord. 456 § 313-5(c), 1981)

The planning commission or, on appeal, the city council, may grant deviations from the requirements set forth in this chapter when all of the following conditions are found to apply:

A.

That any deviation granted shall not constitute a grant of special privilege inconsistent with the limitations upon other properties in the same vicinity and of similar circumstance. A deviation granted may be conditioned. Such conditions may make adjustments to assure conformity of the deviations with the intent and purpose of this division or be designed to eliminate any special privilege not so consistent;

B.

That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict literal application of this division is found to deprive the property of privileges enjoyed by other properties in the vicinity.

(Ord. 456 § 311-7, 1981)

The design and improvement of subdivisions shall be approved with consideration and be compatible with present and planned improvements as to dimensions, alignment, configurations, names, street numbers and similar existing characteristics of the city. Existing trees, native land cover, natural watercourses, topography, geologic phenomena and unique environmental settings and considerations shall be respected in the design of the land division and the divisions shall be so designed and improved to prevent excessive grading, scarring and undue dislocations of soil and features of the landscape.

(Ord. 456 § 311-8, 1981)

Chapter 17.12 - MAPS GENERALLY