Chapter 17.08 PROCEDURES AND STANDARDS

A. A report as to conformity to the General Plan, which is required pursuant to Section 65402 of the Government Code of the state for a proposed division of land or reversion to acreage, may be included as part of the action recommended by the planning and environmental quality commission and taken by the council on the tentative map for the proposed division of land or reversion to acreage.

B. Such report shall not be required for a proposed division of land or reversion to acreage which involves (1) the disposition of the remainder of a larger parcel which was acquired and used in part for street purposes; (2) acquisitions, dispositions, or abandonments for street widening; or (3) alignment projects, provided the planning and environmental quality commission recommends, and the council expressly finds, that any such disposition for street purposes, acquisitions, dispositions, or abandonments for street widening or alignment projects is of a minor nature.

C. An environmental assessment shall be completed in accordance with the California Environmental Quality Act of 1970 and the guidelines established by the city to implement the same, and the processing of the proposed division of land or reversion to acreage shall not commence until the environmental assessment is completed. (Prior code § 10-2.03)

17.08.020 Tentative maps – Filing – Processing.

The subdivider shall prepare, or cause to be prepared, a tentative map for all proposed divisions of land or reversions to acreage and shall file such tentative map with the secretary of the planning and environmental quality commission. Such tentative map shall be processed in accordance with the Subdivision Map Act and the provisions of this chapter. (Prior code § 10-2.05 (part))

17.08.030 Tentative maps – Requirements.

Each tentative map filed shall contain the following information:

1. The map numbers of the proposed division of land or reversion to acreage and a description of the property;

2. The name and address of the subdivider;

3. The name and address of the person preparing the map;

4. The approximate acreage of the proposed division of land or reversion to acreage;

5. The north arrow;

6. The scale;

7. The date;

8. The boundary lines of the proposed division of land or reversion to acreage;

9. The name, location, and width of the streets within the proposed division of land or reversion to acreage;

10. The name, location and width of adjacent streets;

11. The approximate proposed street grades and direction of slope;

12. The width of alleys;

13. The width of easements;

14. The dimensions of reservations;

15. The existing structures which shall not be moved;

16. The location of the existing and proposed public utilities;

17. The existing sewer mains;

18. The existing water mains;

19. The existing storm drainage culverts and pipes;

20. The location, width, and direction of flow of watercourses;

21. The railroads;

22. The lot lines and approximate dimensions;

23. The approximate radius of curves;

24. The setback lines;

25. The lands and parks to be dedicated or reserved for public use;

26. The contours at intervals, as prescribed by the city engineer, or other topographic information as may be necessary to a clear understanding of the drainage involved;

27. The proposed land uses as follows:

a. Single-family,

b. Multifamily,

c. Commercial, and

d. Industrial;

28. The map name or map number of adjoining divisions or reversions of land;

29. The existing land use of adjacent property; and

30. The location of any registered land. (Prior code § 10-2.05(a))

17.08.040 Tentative maps – Procedure.

A. After noting the requirements contained in Section 17.08.030, any subdivider proposing to divide or revert property shall examine the General Plan of the city at the office of the city clerk and confer with the city engineer or the staff of the planning and environmental quality commission before preparing the tentative map of any such proposed division of land or reversion to acreage.

B. Prior to filing a tentative map, map numbers shall be obtained from the county surveyor and the city, excepting that only a city map number shall be required for a tentative map for which a parcel map will be waived pursuant to this chapter.

C. At least twenty-two copies of the tentative map shall be filed with the secretary of the planning and environmental quality commission. For any such tentative map to be considered at a scheduled meeting of the planning and environmental quality commission, such copies shall be filed with the secretary of the planning and environmental quality commission not less than twenty days prior to such meeting. Such filing shall be prior to the start of any grading or construction work within the proposed division of land or reversion to acreage.

D. The tentative map shall be accompanied by reports and written statements from the subdivider giving essential information regarding the following matters:

1. A development plan of the proposed division of land or reversion to acreage;

2. A proposed sewer system (grade and size);

3. A proposed storm drainage system (grade and size);

4. A proposed water and fire hydrant system (flow and size);

5. Protective covenants to be recorded;

6. Proposed tree plantings; and

7. A preliminary soil report pursuant to Section 66490 of the Subdivision Map Act.

E. Upon the receipt of any tentative map, the secretary of the planning and environmental quality commission shall submit to the city engineer two copies of the tentative map. The city engineer shall examine it as to compliance with the provisions of this chapter, the Subdivision Map Act, and the Circulation and Scenic Highway Element of the General Plan of the city.

F. The secretary of the planning and environmental quality commission shall forward one copy of each tentative map received to the Board of Education of the city of Los Angeles.

G. Whenever a proposed division of land or reversion to acreage adjoins an adjacent city or unincorporated territory of the county, the secretary of the planning and environmental quality commission shall refer one copy of the tentative map to the city and/or county planning commission concerned and delay action for up to fourteen days pending the receipt of comments or suggestions from such interested agencies or their representatives. The planning and environmental quality commission shall cause to be certified upon its official filed copy of the tentative map a statement as to such transmittal, giving the date in each case.

H. Within thirty days after the first regularly scheduled meeting of the planning and environmental quality commission following the date of the filing of a tentative map, the planning and environmental quality commission shall approve, conditionally approve, or disapprove the tentative map and shall report such action in writing to the council and to the subdivider. On the official filed copy of the tentative map a statement shall be made covering such action.

I. As soon as the planning and environmental quality commission has approved, conditionally approved, or disapproved the tentative map, a copy shall be sent by the secretary of the planning and environmental quality commission to the Real Estate Commissioner of the state. (Prior code § 10-2.05(b))

17.08.050 Dedications and reservations.

A. Dedications. As a condition of the approval of a tentative map, the subdivider shall dedicate or make an irrevocable offer of dedication of all parcels of land within the division of land or reversions to acreage that are needed for streets, alleys, drainage, public utility easements and any other necessary public easements or rights-of-way.

The Planning and Environmental Quality Commission may impose a requirement that any dedication or offer of dedication of a street shall include a waiver of direct access rights to such street from any property shown on the map as abutting thereon and that, if the dedication is accepted, such waiver shall become effective in accordance with the provisions of the waiver of direct access.

B. Reservations. Where a park, recreational facility, fire station, library, or other public use is shown on the General Plan of the city of any other specific plan approved by the council, the planning and environmental quality commission may require that the subdivider reserve such sites in accordance with such General Plan or Specific Plan. The reserved area shall be 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. The amount of land to be reserved shall not make the development of the remaining land held by the subdivider economically unfeasible and shall be in such multiples of streets and parcels as to permit an efficient division of the reserved area in the event it is not acquired within the prescribed period.

The public agency for whose benefit an area has been reserved, prior to the time of the recordation of the final, parcel, or reversion to acreage map, shall enter into a binding agreement to acquire such reserved area 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 thereof at the time of the filing of the tentative map, plus the taxes against such reserved area from the date of the reservation, and any other costs incurred by the subdivider in the maintenance of such reserved area, including interest costs incurred on any loan covering such reserved area.

If the public agency for whose benefit an area has been reserved does not enter into such binding agreement within the prescribed time limit, the reservation of such area shall automatically terminate. (Prior code § 10-2.06)

17.08.060 Appeals.

A. Subdividers. A subdivider taking exception to any ruling, finding, determination, or act imposed pursuant to the provisions of this chapter may appeal such action to the Council pursuant to the provisions of subsections (a) and (b) of Section 66452.5 of the Subdivision Map Act and may do so by filing an appeal in writing with the city clerk. Such appeal shall contain a statement as to the reasons the subdivider is making the appeal and shall be filed within ten days after the date of the action from which the appeal is being taken.

Upon the filing of such an appeal, the council, pursuant to the provisions of Section 66451.3 of the Subdivision Map Act, shall set such matter for a public hearing. Such public hearing shall be held within thirty days after the date of the filing of the appeal and the council shall render its decision on the appeal within ten days following the conclusion of such public hearing. The council, by its decision, may confirm, modify, or set aside the findings, rulings, determinations, or acts made pursuant to the provisions of this chapter and from which the appeal is being taken. The findings and determinations of the council shall be final and conclusive in the matter.

B. Interested Persons. Any interested person taking exception to any ruling, finding, determination, or act imposed pursuant to the provisions of this chapter may appeal such action to the council pursuant to the provisions of subsection (d) of Section 66452.5 of the Subdivision Map Act and may do so by filing an appeal in writing with the city clerk. Such appeal shall contain a statement as to the reasons the person is making the appeal and shall be filed within ten days after the date of the action from which the appeal is being taken.

Upon the filing of such an appeal, the council, pursuant to the provisions of Section 66451.3 of the Subdivision Map Act, shall set such matter for a public hearing. Such public hearing shall be held within thirty days after the date of the filing of the appeal, and the Council shall render its decision on the appeal within seven days following the conclusion of such public hearing. The council, by its decision, may confirm, modify, or set aside the findings, rulings, determinations, or acts made pursuant to the provisions of this chapter and from which the appeal is being taken. The findings and determinations of the council shall be final and conclusive in the matter. (Prior code § 10-2.07)

17.08.070 Expiration – Extensions of time.

A. Expiration. Within two years after the date of the approval or conditional approval of a parcel map or a tentative map, the subdivider shall cause to have the final, parcel, or reversion to acreage map for the proposed division of land or reversion to acreage to be filed with the city engineer and to have such map recorded in the office of the county recorder. Failure to file and record such map within the prescribed time limits shall automatically terminate and void all proceedings, and any proposed division or reversion to acreage of the same land shall require the filing of a new tentative map.

B. Extensions of Time. A subdivider may request an extension of time not exceeding twelve months for a tentative map within which to comply with any requirement or condition imposed pursuant to the provisions of the Subdivision Map Act and this chapter and may do so by filing such request in writing with the secretary of the planning and environmental quality commission. Such request shall contain a statement as to the reasons the subdivider desires an extension of time and shall be filed at least sixty days prior to the expiration of the time limit imposed pursuant to the provisions of this chapter.

The community development department shall place such request for an extension of time on the agenda of the planning and environmental quality commission for its review and consideration. The commission shall approve or disapprove the extension of time and shall report such action in writing to the council and to the subdivider.

C. Appeals. A subdivider may appeal the denial of an application for an extension of time by filing a written statement of appeal with the city clerk within fifteen days after the planning and environmental quality commission’s denial of the extension. (Prior code § 10-2.08)

17.08.080 Final, parcel and reversions to acreage maps – Generally.

A. The subdivider shall cause the required final, parcel, or reversion to acreage map to be prepared by or under the direction of a registered civil engineer or licensed land surveyor. Such map shall conform to the approved tentative map, the requirements and conditions contained in the report approving or conditionally approving the tentative map and the provisions of the Subdivision Map Act and this chapter.

B. The subdivider shall cause the filing of the required number of copies of such maps with the city engineer. Concurrently therewith, the subdivider shall also cause the filing of the required number of copies of such maps with the county surveyor’s office which, by agreement with the city pursuant to Section 66431 of the Subdivision Map Act, shall perform certain of the services and duties charged by the Subdivision Map Act to the city engineer.

C. Such maps so filed shall be accompanied by a certificate of title or subdivision guarantee issued for the benefit and protection of the city by a title company authorized by the laws of the state to do so, showing all parties having an interest in the proposed division of land or reversion to acreage, together with the nature of their interests therein. (Prior code § 10-2.09(a))

17.08.090 Final, parcel and reversions to acreage maps – Title sheets.

The title sheet of each map shall contain a title consisting of “Tract No. ..............................” (insert map number) for final maps, “Parcel Map No. ....................” (insert map number) for parcel maps, and a subtitle consisting of “A Reversion to Acreage of ......................” (insert legal description of land being reverted) for reversion to acreage maps along with the words “In the City of Gardena,” or “Partly in the City of Gardena and partly in unincorporated territory,” or “Partly in the City of Gardena and partly in the City of .....................” (insert the name of the adjacent city), whichever is applicable. The title sheet shall also contain a subtitle consisting of a description of all the property in the division of land or reversion to acreage by reference to such map or maps of such property as shall have been previously recorded or filed in the office of the county recorder, or filed with the county clerk pursuant to a final judgment in any action in partition, or filed in the office of the county recorder pursuant to the Political Code of the state by reference to the plat of any United States survey. Each reference in such subtitle to any record maps shall be worded and spelled identically with, and contain a complete reference to, the book and page of the original record thereof.

The certificate of the surveyor or engineer, as required by the Subdivision Map Act, shall appear on the title sheet, along with the date of any survey and the basis of bearings, with a reference to a record satisfactory to the city engineer or a solar or polaris observation.

All required certificates, affidavits, acknowledgments and signatures appearing on the title sheet shall be legibly stamped, printed, or signed with opaque ink, and all such entries shall be readily reproducible by normal methods of reproduction. (Prior code § 10-2.09(b))

17.08.100 Final, parcel and reversions to acreage maps – Map sheets.

A. General. Each map sheet shall bear the main title of the map, the scale, the north point and the sheet number and designation of the relation, if any, between that sheet and each other sheet comprising the map.

B. Lot Numbers and Area. All lots shall be numbered, and the numbers shall begin with the numeral “1” and continue consecutively without omission or duplication throughout the entire map. No prefix or suffix or combination of letter and number shall be used. Each lot shall be shown entirely on one map sheet.

Each lot containing an area of three-quarters of an acre or more shall have designated on the map sheet the acreage of the lot to the nearest 1/100 of an acre.

C. Lot, Block, and Boundary Lines. The bearing and length of each lot, block, and boundary line shall be shown on the map; provided, however, when bearings of lot lines in a series of lots are the same, the bearings may be omitted from each interior, parallel lot line of the series. Each required bearing or length shall be shown in full, and no ditto mark or other designation of repetition shall be used.

The arc length, radius and total central angle or bearings of terminal radii of each curve, and the bearing of each radial line to each lot corner on each curve, or the central angle of each segment within each lot, shall be shown.

D. Centerlines and Widths of Streets, Alleys, and Other Ways. The centerline, the total width, and the total fractional widths on each side of the centerline of each street, alley or other way shall appear on the map sheets. The bearing and length of each tangent and the radius, central angle and arc length of each curve shall also be shown on each centerline.

The map sheets shall also show the following widths and fractional widths of rights-of-way when dedications are to be made on the map:

1. The total width dedicated prior to the recording of such map; and

2. The width of additional strips to be dedicated by such map.

E. Street Names. The approved names, including the word “Avenue,” “Street,” “Place” or other approved street designation, shall be shown on the map sheet. Such names and designations shall be shown in, or arrowed into, both the newly dedicated portion and any existing portion of the street. No numerals or abbreviations shall be used in delineating street names.

F. Rights-of-way and Easements. All rights-of-way and easements which are a burden upon the land and lots within the division of land or reversion to acreage or which are required as a condition precedent to the filing of the map shall be shown on the map sheets and shall conform to the following:

1. The centerline, side line and width, and the length, bearing, and sufficient ties thereto, shall be shown as necessary to definitely locate each right-of-way or easement. If the right-of-way or easement cannot be definitely located from the official records, a statement showing the existence of such right-of-way or easement shall be placed on the map.

2. All rights-of-way or easements shall be delineated by a fine dashed line; provided, however, where such rights-of-way or easements are lots or series of lots, they shall be shown as such in conformance with the provisions of this chapter.

3. Distances, bearings, and all other indications of measurements on the lot lines which are crossed by rights-of-way or easements shall be arrowed or otherwise shown so as to clearly indicate the actual length, bearing or measurement of each lot line.

4. The rights-of-way or easements shall be clearly labeled and identified and, if of record, the record reference shall be shown thereon.

5. Notes or figures pertaining to easements shall be subordinated in form and appearance to other notes or figures on the map sheets.

G. City Boundary Lines. City boundary lines crossing or abutting the division of land or reversion to acreage shall be clearly designated and tied.

H. Map Boundary Lines. The map boundary lines of the land included within the division of land or reversion to acreage shall be indicated by distinctive symbols and clearly so designated.

I. Evidence Determining Boundaries. In all cases where a survey is required for a map, each map sheet shall show fully and clearly evidence where there may be found on the ground the stakes, monuments, and other evidence used to determine the boundaries of the division of land or reversion to acreage.

Each stake, monument, or other object found shall be fully described and referenced, and the method used to establish each point or line shall be clearly shown and explained on the map sheet. It shall also show and identify each adjacent corner or each adjoining parcel of land or portion thereof by lot and block number, number or name, and place of record, or by section, township and range, or, where no such identifying data is available, by another approved designation sufficient to establish the relation with such adjoining parcels of land.

In those cases where a parcel map is compiled from record data, the source of the information used shall be contained in a note on the map sheet.

J. Surveys and Monuments.

1. The procedures and practices for all survey work done in conjunction with the preparation of the map shall conform to the provisions of Chapter 15 of the Business and Professions Code of the state (the Land Surveyor’s Act) and shall have an allowable error of closure on any portion thereof not to exceed 1/10,000.

In the event the city engineer shall have established or accepted the centerline of any street or alley in or adjacent to the proposed division of land or reversion to acreage, the survey data and all monuments found on the ground and used in the determination of the boundaries of the proposed division of land or reversion to acreage shall be shown upon the map sheets, together with references to field books or record maps used in connection therewith. If such points are reset by ties, that fact shall be so stated upon the map. Also, the city engineer may require ties to the geodetic triangulation system where stations thereof have been established within a reasonable distance from the boundary of the division of land or reversion to acreage.

Upon the completion of the required survey, the subdivider shall cause a set of approved field notes of such survey to be filed with the city engineer.

2. Approved permanent monuments shall be set in conformance with the provisions of the Subdivision Map Act and this chapter and shall be marked in conformance with the provisions of Chapter 15 of the Business and Professions Code of the state (the Land Surveyor’s Act). The subdivider shall cause such approved permanent monuments to be placed in such a manner and location that the required field survey for the exterior boundaries of, and all property lines within, the division of land or reversion to acreage are retraceable by another engineer or surveyor. Such monuments shall also be set at all angle and curve points of the field survey and at all angle and curve points on the exterior boundaries of the division of land or reversion to acreage, each block, each lot and each parcel.

Such monuments shall also be set at all angle and curve points of the centerline of interior streets, and, where the exterior boundaries of the subdivision are along the existing street right-of-way lines, additional monuments shall be set on the centerline of the existing street at all points where the projected centerlines of the interior streets intersect the centerline of the existing street. It is also required that such monuments be so set as to insure an unobstructed sight between adjacent monuments, that on all curved streets the connecting cords between monuments shall be wholly within the street roadway between curbs, and in no case shall the distance between monuments exceed one thousand feet. All such monuments denoting the external field survey for, and the exterior boundaries of, the division of land or reversion to acreage shall be set prior to the recordation of the map for such division of land or reversion to acreage. Interior monuments need not be set at the time the map is recorded provided the engineer or surveyor certifies on the map that the monuments will be set on or before a specific date and that the subdivider furnishes the city bonds or cash deposits guaranteeing the installation of such monuments.

If, in the opinion of the city engineer, any of those points at which a monument is required to be set are inaccessible, then reference monuments may be set providing all such reference monuments and their offset ties are shown on the maps of the division of land, or reversion to acreage, or supplementary maps. Such reference monuments shall be of the type and construction as would have normally been required to be set at the point being referenced.

All monuments shall be subject to the inspection and approval of the city engineer. (Prior code § 10-2.09(c))

17.08.110 Parcel maps – Waivers of signatures.

The signatures of all parties having any record title interest in the real property being divided shall not be required on any parcel map unless dedications or offers of dedication are made by certificate on the parcel map. (Prior code § 10-2.09(d))

17.08.120 Lot line adjustment.

Except as otherwise provided in Title 17 of this Code, a lot line adjustment between two or more existing adjacent parcels, where the land taken for one parcel is added to an adjacent parcel, and where a greater number of parcels than originally existed is not thereby created, shall be processed by the city pursuant to the authority granted in Government Code section 66412(d).

A. An application for a lot line adjustment shall be filed with the community development department. Such application shall include:

1. Proof that the lots involved have been legally created;

2. A plot plan indicating existing lot dimensions, and the location of existing structures, utilities, infrastructure and easements;

3. Deeds, or records of survey, suitable for recordation, describing or illustrating the proposed new lot configuration;

4. Any other information necessary to determine whether the proposed adjustment will conform with zoning and building codes; and

5. A fee in an amount to be determined by resolution of the city council for the purpose of defraying costs to process the request.

B. The community development director or the director’s designee (hereafter collectively referred to as “director”), shall act upon the lot line adjustment application within fifty days from the date that the environmental documentation is completed or the determination is made that the project is exempt from the California Environmental Quality Act.

C. The director shall approve or conditionally approve the application in writing after investigation and receipt of reports from other departments, if it is found that the proposed lot line adjustment conforms to all of the following requirements:

1. Does not create an additional lot;

2. Does not reduce the area or width of any lot below the minimum required area for the zone;

3. Does not cut off any lot from frontage on a public street or alley, access to a public utility or easement, or create a need or a new utility or easement, other than relocation of existing utilities or easements;

4. Does not cause the need for a new or extended public street or easement or the need for new or extended utilities, other than relocation of an existing easement or utility;

5. Does not cause an existing building or structure to be in violation of the zoning ordinance, building code or state housing law by reasons of its proximity to or encroachment on a proposed new lot line;

6. Does not cause the need for any new infrastructure, other than the relocation of existing infrastructure; and

7. Complies with requirements as to area, easements, utilities, improvement, design, floodwater drainage, sanitary disposal facilities and water supply availability.

D. An application for a lot line adjustment not approved or conditionally approved within the time frame set forth above shall be deemed denied, unless by mutual written agreement between the applicant and the director, the time for approval is extended.

E. If the director approves or conditionally approves the lot line adjustment, the director shall so certify the deed and the city engineer shall issue a certificate of compliance or conditional certificate of compliance, both of which shall be filed with county recorder’s office after the appeal period has expired.

F. Within ten days after a request for a lot line adjustment has been acted upon, any aggrieved person may file an appeal of the decision. The appeal shall be heard by the planning and environmental quality commission within thirty days after the date of the filing of the appeal. (Ord. 1516 § 2, 1997: prior code § 10-2.09(e))

17.08.130 Standards and design – Generally.

The minimum standards and design requirements set forth in Sections 17.08.140 through and including 17.08.160 shall be complied with except in those cases where, because of the size or shape of the land, topographical conditions, or proposed land use, the planning and environmental quality commission recommends and the council determines that compliance therewith is impractical. (Prior code § 10-2.10 (part))

17.08.140 Standards and design – Streets and alleys.

A. Street Classification, Alignment and Width. The classification of streets to be established shall be in conformance with the Circulation and Scenic Highway Element of the General Plan of the city. The exact alignment of such streets shall be as determined by the city engineer. The minimum right-of-way shall conform to Chapter 13.44 of this code.

B. Boundary Line and Half Streets. Boundary line streets and half streets shall not be permitted unless binding assurances are presented in writing from the owners of all adjoining properties indicating their intentions to dedicate the remaining parts of the street when such adjoining properties are divided or developed.

C. Cul-de-sacs and Knuckles. Street cul-de-sacs and knuckles shall have minimum right-of-way radii of fifty feet and minimum roadway radii of forty feet. Alley cul-de-sacs shall have rights-of-way conforming to the hammerhead design with fifty feet across the top, twenty feet across the ends, and two fifteen foot radius corner cutoffs.

D. Corner Cut-offs. Street intersections with other streets shall have minimum right-of-way corner cut-offs with radii of fifteen feet. Alley intersections with streets shall have minimum diagonal right-of-way corner cut-offs measuring ten feet on a side. Alley intersections with other alleys shall have minimum right-of-way corner cut-offs of fifteen feet.

E. Intersection Angles. Street and alley intersections shall be at right angles and shall be aligned with existing or future planned intersections. A minimum tangent section one hundred feet in length shall be provided between the end of the corner cut-off and the beginning of any horizontal curve.

F. Grades. The grade of any street or alley shall not exceed six percent.

G. Horizontal Curves. The centerline radius of any horizontal curve on an arterial or major collector street shall not be less than one thousand feet, and on any other street not less than five hundred feet. (Prior code § 10-2.10(a))

17.08.150 Standards and design – Lots and blocks.

A. Size of Lots. Each lot shall have a minimum average width of fifty feet, a minimum frontage of fifty feet on a public street as measured at the building line, a minimum area of five thousand square feet, and, in no case, less than the minimum sizes specified in the zoning regulations for the zone in which such lots are located. Corner lots shall have a minimum frontage of fifty-five feet on a public street as measured at the building line.

B. Blocks. Blocks shall ordinarily be two lot depths in width and not more than 1,400 feet in length.

C. Lot Side Lines. The side lines of all lots shall be at right angles or radial, as the case may be, to the streets on which the lots front.

D. Double Frontage Lots. Double frontage lots shall have a depth of not less than two hundred feet. (Prior code § 10-2.10(b))

17.08.160 Standards and designs – Easements.

Easements for public utilities, sewers, storm drains, or stormwater channels and slope rights shall be provided wherever deemed necessary by the city engineer. (Prior code § 10-2.10(c))

17.08.170 Improvements.

A. Any subdivider shall improve, or agree to improve, all streets, highways, alleys, ways or easements within or adjacent to the proposed division of land or reversion to acreage as a condition precedent to the acceptance thereof and the approval of the final, parcel or reversion to acreage map. Such improvements shall be installed at lines and grades and in accordance with specifications approved by the city engineer, and such improvements shall include:

1. The grading and drainage necessary to proper use and to the public safety and designed to the satisfaction and approval of the city engineer;

2. Concrete curbs and gutters and storm drains and culverts;

3. Sidewalks of a width and quality suitable for the proposed land use;

4. A street roadway structural section, as determined by the city engineer, based on “R” value tests provided by the subdivider and approved by the city engineer. The street pavement shall not be less than four inches on arterial and major collector streets and not less than two inches for all other streets. The pavement shall be asphaltic concrete or other materials as approved by the city engineer. The thickness of the base course, after thorough compaction, shall be not less than six inches for arterial and major collector streets and not less than four inches for all other streets;

5. An alley roadway structural section, as determined by the city engineer, based on “R” value tests provided by the subdivider and approved by the city engineer. The alley pavement shall not be less than two inches in thickness. The pavement shall be asphaltic concrete or other materials as approved by the city engineer and shall be laid upon a base course of crushed aggregate or other selected material as approved by the city engineer. The thickness of the base course, after thorough compaction, shall be not less than four inches;

6. The radius of the curb return at street intersections shall be equal to the radius of the property line return, plus the distance from the curb to the property line, as measured on the intersecting street having the greater distance between the curb and property line;

7. Sanitary sewers and public utilities for each lot which shall be made available for each lot in such manner as will alleviate the necessity for disturbing the street pavement, gutters, curbs and sidewalks when service connections are made;

8. Street trees with spacing as required by the city engineer;

9. Street lights as required by the city engineer;

10. Permanent subdivision survey monuments as required by the city engineer; and

11. In addition to the minimum improvements required by this section, the planning and environmental quality commission may require, or the council on appeal may require, such additional improvements and facilities or such modifications in the standards of minimum improvements as special conditions may cause such bodies to make a special finding of need.

B. Before commencing the construction of any improvement required by this section, the subdivider shall have plans, profiles and cross-sections therefor prepared by a registered civil engineer. Such plans, profiles, and cross-sections shall be drawn in conformity with the standards prescribed by, and to the satisfaction and approval of, the city engineer. After such plans, profiles and cross-sections have been approved and signed by the city engineer, the subdivider shall file one set of original transparencies with the city engineer.

C. No final, parcel, or reversion to acreage map shall be presented for approval until the subdivider either completes the required improvements or enters into a contract agreement with the city to complete such improvements within a specified reasonable time after the approval and recordation of the map. Such contract agreement shall be secured in such amount as the city engineer shall estimate and determine will be necessary to complete all the improvements required to be done by the subdivider. If the subdivider is required to install improvements which contain supplemental size, capacity or number for the benefit of property not within the proposed division of land or reversion to acreage as a condition precedent to the approval of a map, and thereafter to dedicate such improvements to the public, the subdivider shall be reimbursed, by the terms of the contract agreement, for that portion of the cost of such improvements equal to the difference between the amount it would have cost the subdivider to install such improvements to serve the proposed division of land or reversion to acreage only and the actual cost of such improvements. (Prior code § 10-2.11)

17.08.180 Securities.

A. The securities required by the provisions of the Subdivision Map Act and this chapter shall be:

1. A bond or bonds issued by a surety company authorized to write the same in the state; and

2. A deposit with the city of cash, negotiable bonds, letters of credit, or savings and loan certificates or shares. Savings and loan certificates or shares shall be assigned to the city.

B. Each improvement security shall be subject to the approval of, and acceptance by, the city attorney and council.

C. When a portion of an improvement has been fully completed, the city engineer, in his discretion, may authorize a reduction in the improvement security given for faithful performance equal to the estimated cost of the completed portion of the improvement.

D. Upon the failure of a subdivider to complete an improvement within the time specified in the agreement, the council, upon a notice in writing of not less than ten days served upon the person, firm, or corporation signing the contract or upon a notice in writing of not less than twenty days served by registered mail, addressed to the last known address of the person, firm or corporation signing the contract, may determine that the improvement work, or any part thereof, is incomplete and may cause to be forfeited to the city the portion of the sum of money or bonds given for the faithful performance of the work or may cash savings and loan certificates or shares deposited and assigned to assure the faithful performance of the work to complete the improvement work. (Prior code § 10-2.12)

17.08.190 Tentative maps – Processing fees.

A. When a tentative map for a division of land, a reversion to acreage, a condominium, or a condominium conversion is filed for approval, a fee in an amount established by City Council resolution shall be paid to the City for the purpose of defraying the costs incidental to the processing of such tentative map.

B. When an application to amend or modify a previously approved tentative map is filed, a fee in an amount established by City Council resolution shall be paid to the City for the purpose of defraying the costs of processing such application. (Ord. 1629 § 12, 2003; prior code § 10-2.13)

17.08.200 Final, parcel and reversions to acreage maps – Processing fees.

The county surveyor’s office, by agreement with the city pursuant to Section 66431 of the Subdivision Map Act, performs certain of the services and duties charged by the Subdivision Map Act to the city engineer. For such services rendered by the county surveyor, the subdivider shall pay such proper and reasonable fees as may be determined by the county auditor-controller and approved by the board of supervisors, and such fees shall be collected by the county surveyor at the time of the filing of such final, parcel, or reversion to acreage map for the purpose of defraying the costs incurred by the county incidental to the processing thereof. (Prior code § 10-2.14)

17.08.210 Extensions of time – Processing fees.

When a request for an extension of time within which to comply with any requirement or condition imposed pursuant to the provisions of this chapter is filed for approval, a fee in an amount established by City Council resolution shall be paid for the purpose of defraying the costs incidental to the processing of such request. (Ord. 1629 § 13, 2003; prior code § 10-2.15)

17.08.220 Appeals – Processing fees.

When an appeal of any ruling, finding, determination or act imposed pursuant to the provisions of this chapter is filed for approval, a fee in an amount established by City Council resolution shall be paid for the purpose of defraying the costs incidental to the processing of such appeal. (Ord. 1629 § 14, 2003; prior code § 10-2.16)

17.08.230 Improvement plans – Processing fees.

After the improvement plans have been submitted to the city engineer for checking, and before the city engineer shall sign such plans, the subdivider shall deposit with the city clerk a sum of money equal to one percent of the estimated cost of the improvements delineated thereon. Such estimate of cost shall be as approved by the city engineer. The actual cost of reviewing, checking and correcting such improvement plans incurred by the city shall be paid from such deposit, and any unused portion of such deposit shall be returned to the depositor within thirty days after such improvement plans have been approved and signed by the city engineer. (Prior code § 10-2.17)

17.08.240 Certificate of compliance for the conversion of community apartment projects.

A. No parcel, tentative or final map shall be required for the conversion of a community apartment/stock cooperative to condominiums provided said conversion is in compliance with Government Code Sections 66412(g) or (h) and 66452.10 and a certificate of compliance is issued by the city engineer.

B. In addition to the requirements of the Government Code, the city engineer may attach conditions to the conversion and certificate of compliance if he deems it necessary to protect the public health, safety and general welfare. (Prior code § 10-2.18)

17.08.250 Merger of parcels.

Except as is otherwise provided for in Title 17 of this code, two or more contiguous parcels or units of land which are held by the same owner, may be merged by the city pursuant to authority granted in Government Code Section 66451.10.

A. Definitions. For the purpose of this section, the following terms shall have the following meanings:

“Contiguous” means touching or adjoining at more than one point. Property shall be considered contiguous even if it is separated by utility fees or easements or railroad rights-of-way.

“Merger” means the joining of two or more contiguous parcels or units of improved or unimproved land, which are held by the same owner or owners, into one building site pursuant to this section. Parcels or units may include land division or subdivision lots or portions thereof, assessor’s tax parcels, or lots or portions thereof created by deed.

B. Procedure. The community development director shall process merger of parcels in accordance with procedure prescribed in Government Code Section 66451.11 et seq., as follows:

1. Prior to recording a notice of merger, the community development director shall mail by certified mail to the then current record owner of the property a notice of intention to determine status, notifying the owner that the affected parcels may be merged and advising the owner of the opportunity to request a hearing on determination of status. The notice of intention to determine status shall be filed with the Los Angeles County recorder.

2. At any time within thirty days after recording of the notice of intention to determine status, the owner of the affected property may file with the community development department a request for a hearing on determination of status.

3. A request for hearing on determination of status by the affected property owner shall be set for a public hearing before the planning and environmental quality commission within sixty days following the receipt of the property owner’s request for the hearing.

4. At the conclusion of the hearing, the commission shall determine that the affected parcels are to be merged or are not to be merged and shall so notify the owner of its determination. A determination of merger shall be recorded within thirty days after conclusion of the hearing.

5. If, within the thirty-day period, specified in subsection (B)(2) of this section, the owner does not file a request for a hearing, the community development director may, at any time thereafter, make a determination that the affected parcels are to be merged or are not to be merged. A determination of merger shall be recorded no later than ninety days following the mailing of notice specified in subsection (B)(1) of this section.

C. Recordation of Parcel Merger. The merger of parcels shall become effective when the community development director files with the Los Angeles County recorder a “Notice of Merger of Parcels/Certificate of Compliance” specifying the names of record owners and legal description of the affected parcels. (Ord. 1501 § 1, 1996)

17.08.260 Merger of parcels without reversion to acreage.

Notwithstanding the provisions of Government Code Section 66451.11, a request for merger of contiguous parcels under common ownership may be accomplished without reverting to acreage pursuant to authority in Government Code Section 66499.20 3/4.

A. Definitions. For the purpose of this section, the definitions provided in Section 17.08.250A of this code shall apply.

B. Procedure. Upon receipt of a request for merger of parcels, the community development director shall process the request to merge contiguous parcels held under common ownership, without reverting to acreage, provided the following conditions are met:

1. The request for merger is made by the owner of record of the contiguous parcels proposed to be merged;

2. The request for merger includes a plat map showing sufficient mathematical and survey information, and legal description to adequately establish the boundaries of the division of land to the satisfaction of the community development director;

3. A fee in an amount to be determined by resolution of the city council has been paid to the city by the property owner requesting such merger for the purpose of defraying costs to process such request.

C. Recordation of Parcel Merger. The director shall approve such request for merger of parcels if the conditions set forth in this section are met and the merger complies with all applicable provisions of this code. Conditions related to the merger may be imposed as deemed necessary to carry out the intent of Title 17 of this code and to protect the public health, safety and general welfare. The merger of parcels shall become effective when the director files with the Los Angeles County recorder a “Notice of Merger of Parcels/Certificate of Compliance” specifying the names of record owners and legal description of the affected parcels. (Ord. 1501 § 2, 1996)

17.08.270 Parcel maps for urban lot splits.

A. Definitions. For purposes of this section, the following definition shall apply:

1. “Urban lot split” means a lot split of a single-family residential lot into two parcels that meets the requirements of this section.

B. The city shall ministerially approve a parcel map for a lot split that meets the following requirements:

1. The parcel is located within a single-family residential zone.

2. The parcel map divides an existing parcel to create no more than two new parcels of approximately equal lot area; provided, that one parcel shall not be smaller than forty percent of the lot area of the original parcel.

3. Both newly created parcels are no smaller than one thousand two hundred square feet.

4. The parcel is not located in any of the following areas and does not fall within any of the following categories:

a. A historic district or property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site that is designated or listed as a city landmark or historic property or district pursuant to a city ordinance.

b. A hazardous waste site that is listed pursuant to Government Code Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Health and Safety Code Section 25356, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substances Control has cleared the site for residential use or residential mixed uses.

c. A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law and by the city’s building department.

d. A special flood hazard area subject to inundation by the one percent annual chance flood (one-hundred-year flood) as determined by the Federal Emergency Management Agency (FEMA) in any official maps published by FEMA. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the applicant did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site. A development may be located on a site described in this subsection if either of the following is met:

i. The site has been subject to a letter of map revision prepared by FEMA and issued to the city; or

ii. The site meets FEMA requirements necessary to meet minimum floodplain management criteria of the National Flood Insurance Program as further spelled out in Government Code Section 65913.4(a)(6)(G)(ii);

e. A regulatory floodway as determined by FEMA in any of its official maps, published by FEMA unless the development has received a no-rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the applicant did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site.

f. Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Section 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code).

5. The proposed lot split would not require demolition or alteration of any of the following types of housing:

a. Housing that is subject to a recorded covenant, ordinance or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income;

b. Housing on a parcel or parcels on which an owner of residential real property exercised rights under Government Code Section 7060 et seq. to withdraw accommodations from rent or lease within fifteen years before the date of the application; or

c. Housing that has been occupied by a tenant in the last three years.

6. The lot split does not result in more than two units on a parcel, including any accessory dwelling units or junior accessory dwelling units.

7. Flag lots are not permitted.

C. Standards and Requirements. Notwithstanding any other provisions of this municipal code to the contrary, the following requirements shall apply:

1. The lot split conforms to all applicable objective requirements of the Subdivision Map Act and this title, except as the same are modified by this section.

2. No setback shall be required for an existing structure, or a structure constructed in the same location and to the same dimensions as an existing structure.

3. Except for circumstances described in subsection (C)(2) of this section, the setback for side and rear lot lines shall be four feet.

4. The applicant shall provide easements for the provision of public services and facilities as required.

5. Landlocked parcels created by an urban lot split shall have an access easement over the other parcel on the same map. The easement shall be not less than ten feet in width and must connect to the same curb cut and apron as the other parcel on the same map.

6. Residential units developed on a lot created pursuant to this section shall be subject to the provisions of Section 18.12.060.

D. The city shall not require or deny an application based on any of the following:

1. The city shall not require dedications of rights-of-way or the construction of off-site improvements for the parcels being created as a condition of issuing a parcel map.

2. The city shall not impose any subdivision standards that would have the effect of physically precluding the construction of two units on either of the resulting parcels or that would result in a unit size of less than eight hundred square feet.

3. The city shall not require the correction of nonconforming zoning provisions as a condition for the lot split.

4. The city shall not deny an application solely because it proposes adjacent or connected structures; provided, that all building code safety standards are met, and they are sufficient to allow a separate conveyance.

E. An applicant for an urban lot split shall be required to sign an affidavit in a form approved by the city attorney to be recorded against the property stating the following:

1. That applicant intends to occupy one of the housing units as their principal residence for a minimum of three years from the date of approval. This requirement does not apply when the applicant is a “community land trust” or a “qualified nonprofit corporation” as the same are defined in the Revenue and Taxation Code.

2. That the uses shall be limited to residential uses.

3. That any rental of any unit created by the lot split shall be for a minimum of thirty-one days.

4. That the maximum number of units to be allowed on each parcel is two, including units otherwise allowed pursuant to density bonus provisions, accessory dwelling units, junior accessory dwelling units, or units allowed pursuant to Section 18.12.060.

F. The city may deny the lot split if the building official makes a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined and determined in Government Code Section 65589.5(d)(2), upon the public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.

G. This section shall not apply to:

1. Any parcel which has been established pursuant to a lot split in accordance with this section; or

2. Any parcel where the owner of the parcel being subdivided or any person acting in concert with the owner has previously subdivided an adjacent parcel in accordance with this section. For purposes of this section, “acting in concert” shall include, but not be limited to, where the owner of a property proposed for an urban lot split is the same, related to, or connected by partnership to the owner, buyer or seller (if transferred within the previous three years) of an adjacent lot. (Ord. 1838 § 1, 2022)