Chapter 14.12.040 STANDARD IMPROVEMENTS (§ 14.12.040.010 – § 14.12.040.170)

A developer shall design and construct public improvements within the subdivision or development site which are needed to serve the subdivision or development. In addition to all the other requirements that arise out of the specific development proposal, and as provided in this division, a developer may be

required to design and construct additional public improvements, within or outside of the subdivision or development, which are required to serve properties not within the subdivision or development site. A.

Baseline Minimum Standards. The City has established the baseline, minimum standards for the design and construction of public improvements in conjunction with the approval of a tentative map or land development permit. These standards are based on the concept of equivalent dwelling unit (EDU), as established during the process of the development improvement fees and the Utility Master Plans, and the determination of the City that these are the minimum standards necessary to adequately serve development within the City. These standards will also be used to evaluate whether or not design and construction of the improvements will qualify as being supplemental in accordance with Section

14.12.040.160.

1.

The decision maker for a proposed development may require additional public improvements to:

a.

Avoid or mitigate significant environmental impacts associated with the development of the property; or b.

To make the required mandatory findings for approving a specific development proposal.

2.

The provisions of Section 14.12.040.160 will be used to determine if the required additional public improvements are supplemental.

(Ord. 1972, Repealed and Replaced, 02/22/2022)

All improvements required as a condition of approval of a tentative map or land development permit shall be designed and constructed in accordance with the City's standard specifications and, if applicable, any master facility plan, plan line, specific plan or policy plan. Improvements shall be completed within the time periods described below except when the conditions of approval of a tentative map or land development permit specify a different time or when the City approves a deferred improvement agreement in accordance with Section 14.12.040.050.

A.

Subdivision Maps. All improvements required as a condition of approval of a tentative subdivision map shall

be completed or their completion shall be guaranteed through an improvement agreement, prior to approval of a final map.

B.

Parcel Maps. All improvements required as a condition of approval of a tentative parcel map shall be noted on the parcel map. The construction of such improvements by the developer shall be required when a land development permit is granted.

1.

The decision maker may require the fulfillment of the construction requirements within a reasonable time following approval of the parcel map and prior to approval of the land development permit upon a finding by the decision maker that the earlier fulfillment of the construction requirements is needed:

a.

To ensure the public health, safety, and welfare; or

b.

As a prerequisite to the orderly development of the surrounding area. C.

Land Development Permits. All improvements required as a condition of approval of a land development permit shall be installed prior to or concurrently with issuance of a certificate of occupancy for a building, or the commencement of use of a site when no buildings are proposed.

(Ord. 1972, Repealed and Replaced, 02/22/2022)

Transportation improvements, including, but not limited to, street paving, raised medians, turning pockets, curbs, gutters, sidewalks, trails, paths, and bus turnouts, shall be constructed at the ultimate adopted geometric street section along the frontage of a development or subdivision. The ultimate geometric street section will be that section identified in the City's standard specifications except when a different section is required by an adopted plan line, specific plan or policy plan, or when additional improvements are needed in order to satisfy the requirements of Section 14.12.040.010.A.1.

A.

The baseline, minimum standard for public streets shall be:

1.

Residential public street: 36 feet wide, consists of paving, curb, gutter, minimum four-and-one-half-foot sidewalk, raised medians to accommodate vehicular turning movements and ancillary facilities included within the right-of-way, such as water and sanitary sewer lines, storm drain facilities, public utilities, and street lights.

2.

Nonresidential public street: 40-foot-wide dimension which consists of paving, curb, gutter; minimum sixfoot sidewalk, raised medians to accommodate vehicular turning movements, and ancillary facilities included within the right-of-way, such as water and sanitary sewer lines, storm drain facilities, public utilities, and street lights.

B.

Traffic Level of Service Standards. A developer, as part of a request for approval of a tentative map or land development permit, shall design and construct such street improvements as are necessary to comply with the level of service standards contained in Division 14.13.

C.

Existing Streets. When an existing public street abuts a site, a developer shall widen and reconstruct, if needed, such street to the centerline of its ultimate adopted geometric section, such that it conforms to the standard specifications, an adopted plan line or an adopted specific plan or policy plan.

1.

Additional improvements to such street may be required in order to comply with adopted plans and policies or other provisions of this division. Consideration of whether such widening or improvement creates supplemental improvement capacity shall be conducted in accordance with Section 14.12.040.160.

D.

Proposed Streets Partially Outside a Subdivision Map or Land Development. When a proposed public street lies partially outside the boundaries of a subdivision map or land development, the developer shall install frontage improvements on one side of the street, including a minimum width of street paving, as follows:

This street paving shall be located wholly within the boundaries of the subdivision or land development, unless the developer acquires the right-of-way from the adjacent property owner.

E.

Proposed Streets Completely Within the Tentative Map or Land Development. A developer shall design and construct a street to its ultimate geometric section when such street is located completely within the development or subdivision. The alignment and nature of the street improvements shall be consistent with the City's General Plan and, as applicable, an adopted plan line or adopted specific or policy plan. F.

Paths, Trails and Walks. A developer, as part of a request for approval of a tentative map or land

development permit, shall design and construct paths, trails and walks as are necessary to comply with the provisions of the City's General Plan, any adopted plan lines, specific plans or policy plans and master plans.

1.

The width of the facility shall be based on the following:

a.

Minimum.

2.

Consideration of whether the improvement or construction of the paths, trails and walks creates supplemental improvement capacity shall be conducted in accordance with Section 14.12.040.160.

G.

Local Transit Facilities. A developer, as part of a request for approval of a tentative map or land development permit, shall design and construct for local transit facilities such as bus turnouts, benches, shelters, loading pads and similar items, as are necessary to comply with the provisions of the City's General Plan, any adopted plan lines, specific plans or policy plans, and master plans.

H.

Fire Access. When a subdivision or development abuts an open space area or other lands determined to be a fire hazard by the Fire Chief, the developer shall install adequate access for fire equipment and

emergency vehicles, including an all-weather surfaced access way. This access way shall be provided in accordance with the standards adopted pursuant to the Uniform Fire Code and policies issued by the Fire Chief. The minimum width of the access way needs to be 20 feet.

1.

An all-weather surface shall mean an access way that is capable of supporting all types of fire apparatus

that may serve the development, including a fully loaded water tender (47,000 pounds gross weight), during inclement weather conditions. The structural detail of the access way will be dependent upon the soil type and geologic conditions, and be based upon an engineering report.

I.

Deferral, Waiver or Reduction of Required Improvements. A deferral, waiver or reduction in improvements may be approved by the decision maker in accordance with Section 14.12.040.170.

(Ord. 1972, Repealed and Replaced, 02/22/2022)

All improvements required as a condition of approval of a tentative map or land development permit shall be designed and constructed in accordance with the standard specifications, the standards and policies of the General Plan and, if applicable, any adopted specific plan or policy plan, or any master facility plan. A.

In order to provide improvements which comply with this division, as a condition of approval of a tentative map or land development permit, a developer may be required to design and construct improvements of supplemental capacity as listed under subsection A.(1) or (2) of this section. Compensation or reimbursement to the developer, if any, shall be provided in accordance with Section 14.12.040.160.

1.

Within the subdivision or development area which benefit other properties outside the subdivision or development; or

2.

Outside the subdivision or development area that also benefit other properties located outside the boundaries of the subdivision or development.

B.

Exceptions for Agricultural Hillside Areas. A decision maker may grant an exception from the improvements required by this division in accordance with the provisions of Section 14.09.050.030. C.

Drainage. The design of a proposed subdivision or development site shall provide for the proper drainage of all proposed lots and improvements, based on the runoff that can be anticipated from ultimate development of the watershed area in which the development project is located. Storm water detention

measures shall be provided when required by the City Engineer, in accordance with any master utility plans and the standard specifications, to reduce any adverse effects of increased runoff from development on downstream properties.

1.

Storm drain pipe: minimum inside diameter of 15 inches;

2.

When a subdivision or development abuts a designated creekway, the developer shall improve the dedicated creekway with a paved flood control access road in accordance with the standard specifications; and:

a.

If the City determines that such improvements primarily benefit residents or others outside of the subdivision or development, the developer may be entitled to compensation in accordance with Section