§ 17.12

Whenever improvements are required to be constructed, pursuant to the Act or this title, the construction of such improvements shall be accomplished in compliance with the city's standards therefor, which have been adopted by the city council. Copies of the standards are on file with the city engineer and are available for public inspection.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

All public and private streets located within a proposed subdivision shall have names in compliance with the following established procedures.

A.

Procedure.

1.

Naming a street either created by a proposed subdivision or naming an existing unnamed street contained within a proposed subdivision shall be shown on an exhibit that reflects the approved tentative map. The exhibit shall be reviewed and approved by the building official, in consultation with the city engineer, police department, and the Los Angeles County Fire Department as needed.

2.

The approved names shall be shown on the final map or parcel map as submitted for city approval and recordation.

3.

Appeal. The decision of the review authority is final subject to an appeal to the city manager within ten days. The city manager's decision can be appealed to the city council within ten days. The city council decision shall be final.

B.

Standards. Each selected street name shall comply with the following standards.

A proposed street name should be pleasant sounding; easy to read (so that the public, and children in particular, can readily pronounce the name in an emergency); and add to community pride.

2.

Each street name shall comply with the following criteria:

a.

The duplication of an existing street name within the same area shall not be allowed in a new subdivision unless the street is an obvious extension of and contiguous to an existing street.

b.

A street shall not be named after a living person, except that a street may be named with a family surname prominently documented in local, regional, state or national history, even if a family member still resides in the area.

c.

A street name shall be easy to pronounce. All names shall be of the commonly acceptable spelling, as appearing in a standard dictionary or are the traditionally accepted spellings.

d.

A street name shall be grammatically correct.

e.

All new street names within a new subdivision shall be thematically related.

f.

A street name shall include the appropriate street classification (e.g., lane, street, and way).

g.

No slang, racist, or otherwise derogatory street names will be approved.

h.

Unnecessary words shall be avoided. Words that may be used are limited to the following:" East," "North," "South," and "West," indicating direction for a numbering base line and "Lane," "Place," "Road," "Street," "Way," indicating the street classification.

C.

Continuity.

A street created by a proposed subdivision that continues an existing named street shall bear the name of the existing street.

2.

A continuous street, or one proposed to be continuous, shall have the same name throughout its complete length.

3.

If an otherwise continuous street is interrupted by a drainage channel, trail, railroad and etc. with no planned connection, the interrupted segments shall have different names.

4.

Where streets intersect at an interior angle of one hundred ten degrees or less, each segment shall be given a different name if doing so will reduce confusion when locating an address.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

No grading or building permit for development of any lot resulting from the subdivision of any property located within any zone shall be issued except in accordance with a development plan approved in accordance with the requirements of Chapter 18.56 of the Municipal Code.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

A.

Grading. Before the issuance of a building permit for development of any lots resulting from the subdivision of a property, a grading plan prepared and signed by a registered civil engineer shall be submitted to and approved by the city engineer. Grading plans shall show the elevations of the natural ground at all parcel corners, the finished grade at corners, the finished pad elevation, finished floor elevations, rates and directions of all drainage swales, elevation height of all retaining or perimeter walls and finished sidewalk elevations at all front lot lines, and existing topographic elevations and drainage direction a minimum of fifty feet outside the boundary of proposed project area and/or map or as required by the city engineer.

1.

Hillside Residential Development Standards. Specific grading standards regulating hillside development in zone H-R are located in Chapter 18.14.

2.

Minimum Slopes. The minimum grade of all drainage swales on parcels shall be one-half of one percent unless approved differently by the city engineer.

Pad Elevation. All building pad elevations shall be established in compliance with Title 15 (Buildings and Construction).

4.

Drainage Plan.

a.

No inter-parcel or "cross lot drainage" shall be allowed.

b.

Each parcel shall drain its own water to a public street, approved public or private drainage facility, or natural drainage course without passing through or across an adjacent parcel, except where a legal right exists (e.g., a drainage easement), and is authorized by the city engineer.

c.

No parcel shall drain water over the bank of a flood control channel.

5.

Grading Practices.

a.

All grading shall also meet the requirements identified in Chapter 12.28 (Excavations and Grade Changes).

b.

All grading within the city shall employ the best available management practices, as determined by the city engineer, to minimize airborne dust, erosion, sedimentation, stormwater and pollution runoff (in compliance with Chapter 8.36 - Stormwater and Pollution Runoff Control) and unnecessary grading.

c.

Each building site on sloping parcels shall be individually prepared.

6.

Grading Exceptions. Specific exceptions to the above grading requirements may be authorized at the discretion of the city engineer.

7.

As-Built Grading Plan. Upon completion of grading operations, the subdivider or individual parcel owner shall furnish to the city engineer two prints of an as-built grading plan prepared by the subdivider's or owner's engineer.

8.

Erosion and Sediment Control. A proposed subdivision shall be designed so that all grading incorporates appropriate erosion and sediment control measures. Every map approved in compliance with the provisions of this chapter shall be conditioned on compliance with the requirements for grading and erosion control, including the prevention of sedimentation or damages to off-site property, in compliance with California Building Code Appendix Chapter 70, as adopted and amended from time to time by the city.

9.

Retaining Walls.

a.

Retaining walls shall be required at grade differences of one foot or more unless a recorded slope easement is obtained.

b.

Retaining walls shall be constructed in a manner that is consistent with all applicable city standards.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

Prior to the construction of any improvements required by the approval of the tentative map or recording of the final map, the subdivider shall submit plans to the city in the following manner.

A.

Preparation and Content. Improvement plans shall be prepared by a California registered professional engineer and shall include all of the following information:

1.

All calculations, design reports, drawings, specifications, and other information required by the city engineer;

2.

Grading, drainage, erosion and sediment control, and a storm water pollution prevention plan (SWPPP) for the entire subdivision; and

3.

The improvement plan/specification checking and construction inspection fees, established by city council resolution.

B.

Submittal of Plans. Improvement plans shall be submitted to the city engineer and other appropriate reviewing agencies for review and approval. Upon the approval of improvement plans in compliance with Subsection C. (Review and Approval), below, the subdivider shall also submit to the city engineer a detailed cost estimate of all improvements, based on guidelines provided by the city.

1.

Street and Drainage Plans and Profiles. Plans, profiles, and specifications of proposed street and drainage improvements shall be submitted to the city engineer, checked and approved before presentation of the final map to the council for acceptance. These plans and profiles shall show full details of the proposed improvements in compliance with city standards.

2.

Water Systems Plans. Plans, specifications, and all necessary details of the proposed water system shall be submitted to the city engineer for review; provided, the water purveyor has certified that it has reviewed and approved all of the plans, specifications, and all necessary details of the proposed water system and is willing and able to supply water upon request.

a.

Connections. The subdivider shall install an approved water connection to the property line of each parcel within the subdivided area and pay the applicable water connection fees as established by city resolution or ordinance.

b.

Mains. Water mains and house services shall be constructed to serve each parcel within the subdivided area and shall be of a size and design as designated by the city engineer or the private water company.

3.

Sanitary Sewer Plans. Plans, profiles, specifications, and all necessary details of the sanitary sewers to be installed shall be submitted to the city engineer for review; provided, that before submitting the plans, they shall have been approved by the entity that will serve the subdivision, or if a private sewage disposal company is to provide service, the plans shall have been approved by the city engineer.

C.

Review and Approval. Improvement plans shall be reviewed and approved by the applicable agency within the time limits specified by Government Code Section 66456.2.

D.

Effect of Approval.

1.

The final approval of improvement plans shall be required before approval of a parcel or final map.

2.

The approval of improvement plans shall not bind the city to accept the improvements nor waive any defects in the improvements as installed.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

17.12.070 - Improvements—Required.

A.

No subdivision or other division of land contemplated by the Act and/or this title shall be approved unless the following improvements are constructed, or required to be constructed, in order to service the lots being created in addition to the requirements identified in Sections 17.12.120:

1.

An adequate distribution system designed and constructed for the purpose of supplying water for domestic and firefighting purposes for each lot proposed to be created;

2.

Any adequate sewage system designed and constructed to serve each lot being created;

3.

An adequate stormwater drainage system designed and constructed so as to serve each of the lots proposed to be created;

4.

An adequate public and/or private street and/or alley system designed and constructed to serve each lot proposed to be created;

5.

An adequate underground system designed and constructed so as to provide all necessary utilities to each lot proposed to be created, including, but not limited to, facilities for water, natural gas, electricity, telephone services; and

6.

Any and all other public improvements necessary to provide all services to each lot proposed to be created.

B.

Each tentative map shall be reviewed by the staff, the advisory agency and/or the city council, and thereafter steps shall be taken to ensure that all of the improvements reasonably required to service all of the lots proposed to be created are specifically required as conditions of approval on such tentative maps.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

Notwithstanding the provisions of Sections 17.12.060 and 17.14.020, no improvements and/or dedications shall be required of any subdivision proposing to create four or less lots, where the lots proposed to be so created are already serviced by adequately existing improvements and/or dedications.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

Improvements and/or dedications required pursuant to Sections 17.12.060 and 17.14.020, with reference to a subdivision or other division of land contemplated by the Act and/or this title, may be so required whether the same are included within the boundaries of the tentative map for such subdivision or other division of land contemplated by the Act or this title, provided that such improvements and/or dedications are reasonably required to service the lots proposed to be created by such land division.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

If all required improvements, engineering, and inspections are not satisfactorily completed before a parcel or final map is approved, the subdivider shall, before the approval of the parcel or final map, enter into an improvement agreement with the city whereby in consideration of the acceptance by the council of the streets, easements, and any other land offered for dedication, the subdivider and the subdivider's contractor agrees to furnish the equipment, labor, and material necessary to complete the work within the time specified in the agreement in compliance with Government Code Section 66499.3.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

17.12.110 - Improvements—Security.

A.

Security Required. To ensure that the work covered by the improvement agreement specified in Section 17.12.100 (Improvement Agreement Required), above, will be completed, improvement security shall be furnished, in an amount, form and manner consistent with the Act and/or as approved by the council based on a recommendation(s) of the city engineer, to guarantee the performance of any act or agreement.

B.

Forfeiture on Failure to Complete. Upon the failure of a subdivider to complete any improvements and work within two years from the date the agreement is executed, the council may, upon notice in writing served by registered mail addressed to the last known address of the person, firm, or corporation signing the

contract, determine that the improvement work or any part of the work is uncompleted and may cause to be forfeited to the city, the sum of money or bond(s) given for the faithful performance of the work as may be necessary to complete the work. The subdivider may apply to the director for a one-year extension at any time before the initial time period based on the findings contained in Section 17.06.080 (Tentative Map Expiration and Extensions).

C.

Exoneration of Improvement Security.

1.

With the exception of flood control or drainage works inspected by the Los Angeles County Department of Public Works or water facilities under the control of entities other than the city, it shall be the duty of the city engineer to inspect or receive certificates of completion of all improvements installed as to their compliance with this chapter and city standards.

2.

The security furnished by the subdivider may be released in the following manner.

a.

Security given for faithful performance of any act or agreement shall be released upon the performance of the act subject to a ten percent withholding until final completion and acceptance of the required work.

b.

Security guaranteeing the payment to the contractor, subcontractors, and to persons furnishing labor, materials, or equipment shall, after passage of the time within which claims of lien are required to be recorded in compliance with Civil Code Article 3 (commencing with Section 3114) of Chapter 2 of Title 15 of Part 4 of Division 3 and other acceptance of the work, be reduced to an amount equal to the total claimed by all claimants for whom claims of lien have been recorded and notice of the claims given in writing to the council, and if no claims have been recorded, the security shall be released in full.

c.

The release shall not apply to any required guarantee and warranty period, nor to the amount of the security deemed necessary by the city for the guarantee and warranty period, nor to cost and reasonable expenses and fees, including reasonable attorney's fees.

d.

Maintenance security necessary for guarantee and warranty of the work for a period of twelve months following completion and acceptance of the work against any defective work or labor completed, or defective materials furnished, as specified in Subparagraph A.4., above, shall be released if no claims of defective work have been filed with the council.

e.

In the event of defective work, the security shall be held until all work is considered satisfactory and acceptable by the city.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

Subdivision improvements required as conditions of approval of a tentative map approved in compliance with this article, see Chapter 17.06 (Tentative Map Filing Procedures), shall be installed as specified in this section.

A.

Timing of Improvements. Required improvements shall be constructed or otherwise installed only after the approval of improvement plans in compliance with Section 17.12.050, above, and before the approval of a parcel or final map in compliance with Chapter 17.08 (Final Tract Maps and Parcel Maps), except where:

1.

Improvements are deferred in compliance with Section 17.12.080 (Improvement Agreement Required); or

2.

To avoid breaking up street paving, underground utility or service lines required to be installed as part of a subdivision and which are planned to run across or underneath a street or alley right-of-way shall be installed before the preparation of subgrade and before the surfacing of any streets or alleys.

3.

In the event that the development of the subdivision requires the utility company to perform utility construction work, the subdivider shall pay a deposit satisfactory to the utility company within sufficient time to allow construction work to be performed before subgrade preparation.

4.

In no event shall subgrade preparation commence before installation of all necessary utilities and laterals.

B.

Inspection of Improvements. The inspection of the construction and installation of required subdivision improvements shall occur in the following manner.

1.

Supervision.

a.

Before starting any work, the contractor engaged by the subdivider shall designate in writing an authorized representative who shall have the authority to represent and act for the contractor in contacts with the City.

b.

The designated representative shall be present at the work site at all times while work is in progress.

c.

At times when work is suspended, arrangements acceptable to the city engineer shall be made for any emergency work that may be required.

2.

Inspection Procedures.

a.

Inspections Required.

i.

The agency that has required a specific action shall make any inspections as it deems necessary to ensure that all construction complies with the approved improvement plans.

ii.

Where required by the agency, the subdivider shall enter into an agreement with the city to pay the full cost of any contract inspection services determined to be necessary by that agency.

b.

Access to Site and Materials. The agency that has required a specific action shall have access to the work site at all times during construction and shall be furnished with every reasonable facility for verifying that the materials and workmanship are in compliance with the approved improvement plans.

c.

Authority for Approval.

i.

The work done and all materials furnished shall be subject to the inspection and approval of the agency that has required a specific action.

ii.

The inspection of the work or materials shall not relieve the contractor of any obligations to fulfill the work as prescribed.

d.

Improper Work or Materials.

i.

Work or materials not meeting the requirements of the approved plans and specifications may be rejected, regardless of whether the work or materials were previously inspected by the agency that has required a specific action.

ii.

In the event that the agency determines that subdivision improvements are not being constructed as required by the approved plans and specifications, it shall order the work stopped and shall inform the contractor of the reasons for stopping work and the corrective measures necessary to resume the work.

iii.

Any work done after issuance of a stop work order shall be a violation of this chapter.

3.

Notification.

a.

The subdivider shall notify the city engineer as part of condition compliance upon the completion of each stage of construction before recordation as specified in this chapter.

b.

Further construction may only be completed if all required actions included in the conditions of approval have been accomplished and signed off by the agency that has required the action(s).

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

Pursuant to Section 66485 of the Act, where the city council finds that the public interest so requires, it shall be a requirement of this chapter that in any subdivision or other division of land contemplated by the Act or this title, the subdivider shall supplement the size, capacity or number of any improvements otherwise required for the benefit of the lots proposed to be created, which supplemental size, capacity and/or number is for the benefit of property not included within such subdivision or other division of land contemplated by the Act or this title. Where such supplemental improvements are so required, reimbursement agreements shall be executed, as is provided in Section 66486 et seq. of the Act.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

With respect to the amount of security required to assure the removal of a temporary real estate subdivision office, the amount shall be one hundred percent of the total estimated cost of removal and/or storage of such structure, as determined by the director. Such security shall be in the form of a cash or equivalent deposit.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

17.12.150 - Monuments.

The location, number and type of monuments shall be as specified in the Government Code Chapter 4, Article 9 in compliance with the standards prescribed in the California Business & Professions Code Section 8771.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

A.

A geotechnical report, as contemplated by Section 66490 of the Act, shall be required for each subdivision or other division of land contemplated by the Act or this title. Notwithstanding the provisions of this section, the city council may waive the requirement of a preliminary soils report if it finds that due to staff knowledge concerning the quality of soils included within the subdivision or other division of land no such preliminary analysis is necessary.

B.

Where geotechnical reports are required, and the same disclose an unstable condition, the city shall require appropriate steps to be taken to correct such condition; or if such unstable condition cannot be eliminated, the subdivision or other division of land shall be disapproved.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

Chapter 17.14 - DEDICATIONS AND RESERVATIONS