Chapter 16.28
TENTATIVE SUBDIVISION MAPS
Sections:
16.28.020 Submission and filing of tentative map.
16.28.050 General regulations and design.
16.28.070 Petition for formation of assessment or maintenance district.
16.28.010 Filing.
Tentative maps shall be filed with the planning director and shall be processed in accordance with the Subdivision Map Act and the provisions of this title. The subdivider shall file as many copies of the tentative map as may be required by the planning director. (Ord. 508 § 2 (part), 1993).
16.28.020 Submission and filing of tentative map.
A. No tentative map shall be accepted for processing until the subdivider has completed his or her responsibilities under the conceptual map process. No tentative map shall be accepted for processing which is inconsistent with the general and applicable plans and zoning unless the subdivider concurrently files the necessary applications to ensure the required consistency.
B. The subdivider shall, at the time of making application for approval of the tentative map, submit to the planning director twenty-five prints of the tentative map and such other information which may be required by this title.
C. The subdivider shall, at the time of making application for approval of a tentative map, pay a deposit on account of the processing fees in an amount established by resolution of the city council. No map will be filed without the required deposit. Thereafter, no action on the map will be taken by the architectural review or planning commissions, or the city council unless all accrued fees have been paid. After filing of the final map, and completion and acceptance of all required improvements, any unexpended fees will be returned to the subdivider.
D. Within thirty days of receipt of an application for a subdivision, the planning director shall notify the subdivider in writing as to whether such application is complete. If the application is determined to be incomplete, the planning director shall inform the subdivider of additional information required or procedure by which such application can be made complete. Upon receipt of such additional materials a new thirty-day period shall begin during which the planning director shall determine the completeness of the application.
E. Only an application for a subdivision which has been determined or deemed to be complete shall be filed and processed pursuant to the Subdivision Map Act and this title.
F. The filing of the tentative map shall not preclude the securing of additional information from the subdivider necessary for the proper consideration of the tentative map nor does it insure that the map complies with the law and with this title. (Ord. 508 § 2 (part), 1993).
16.28.030 Form.
A. Prior to the presentation of a formal tentative map, the subdivider may present sketches of his proposal to the planning director. Tentative maps shall be eighteen by twenty-six inches in size and to a scale of one inch equals one hundred feet or one inch equals fifty feet unless otherwise approved by the planning commission.
B. Every tentative map shall be clearly and legibly reproduced and shall contain the following information unless waived in writing by the planning director:
1. A key or location map on which shall be shown the general area including adjacent property, subdivisions and roads;
2. The tract name or number, date, north arrow, scale and sufficient description to define the location and boundaries;
3. Name and address of recorded owner or owners;
4. Name and address of the subdivider if different from the owner or owners;
5. Name and business address of the person preparing the map;
6. Sufficient elevations or contours to determine the general slope of the land;
7. The location, name, width and grade of streets within the subdivision and offered for dedication;
8. The location, name and width of adjoining and contiguous highways, streets and ways;
9. Location and size of all pipelines and structures existing or to be used in connection with the subdivision;
10. Location and character of existing and proposed utilities;
11. The width, location and purpose of all existing and proposed easements;
12. Lot arrangement, dimensions of all lots and lot numbers;
13. The outline of any existing buildings to remain in place;
14. Location of all trees proposed to remain in place and standing within proposed public rights-of-way;
15. Location of all areas subject to inundation and direction of flow of a watercourse. (Ord. 508 § 2 (part), 1993).
16.28.040 Statement.
A statement shall be presented by the subdivider in writing and accompanying the map stating:
A. Proposed Use of Property. If more than one use, the area, lots or lot proposed for each type of use shall be shown on the tentative map;
B. Statement of the improvements and public utilities proposed;
C. Provisions for drainage;
D. Provisions for sewerage and sewage disposal;
E. Provisions for water supply;
F. Public areas proposed;
G. Tree planting proposed;
H. Type and location of street lighting proposed;
I. Justification and reasons for any exceptions to the provisions of the ordinance codified in this title or any other city ordinance. (Ord. 508 § 2 (part), 1993).
16.28.050 General regulations and design.
The street and highway design shall conform both in width and alignment to any master plan of streets and highways approved by the city council, and the right-of-way for any such street or highway indicated on such master plan shall be dedicated.
The street and highway design shall conform to any proceedings affecting the subdivision, which may have been initiated by the city council or approved by said council upon initiation by other legally constituted bodies of the city, county or state. If a parcel of land to be subdivided includes a portion of the right-of-way to be acquired for a public freeway or parkway and the city council determines the boundaries of the right-of-way to be acquired, the subdivider shall either dedicate or withhold from subdivision all the area included in said right-of-way.
The following general conditions of design shall apply:
A. Streets and Highways.
1. The street system in the proposed subdivision shall relate functionally to the existing streets in the area adjoining the subdivision.
2. The centerline of all streets wherever practicable shall be the continuation of the centerline of existing streets, or shall be offset at least one hundred feet.
3. Street intersections shall be required to be as near to a right angle as is practicable.
4. Dead-End Streets. Where necessary to give access to or permit a satisfactory future subdivision of adjoining land, streets shall extend the boundary of the property and the resulting dead-end streets may be approved without a turnaround when such streets are less than six hundred feet in length. In all other cases, a turnaround having a minimum radius of forty feet or a comparable area in another form shall be required separated to the depth of one lot from the exterior boundary line or other topographical feature of the subdivision.
5. Curve Radius. The centerline curve radius of all streets and highways shall conform to accepted engineering standards of design and shall be subject to the approval of the city engineer.
6. Rounding of Intersection Corners. At all street intersections, the block corners shall be rounded at the property line with a curve having a radius of not less than fifteen feet. Where street intersections are not at right angles, a greater curve radius may be required.
7. Grades. No street or highway shall have a grade of more than six percent except when approved by the city engineer.
8. Street Names. All street names shall be as approved by the planning commission. Duplication of existing names within the city will not be allowed unless the streets are obviously in alignment with existing streets and likely to some time be a continuation of the other street. The adopted street name policy shall apply.
9. In case of a part-width street, a minimum of forty feet along and adjacent to a boundary of the subdivision will be required, except when proper deed of dedication to the city duly executed by the owner or owners of the adjacent lands is filed with the map, granting sufficient land to make a street of the required full width. The words “part-width street” shall be lettered on the map following the name of such streets.
10. Streets and highways not shown on any master street and highway plan or not affected by proceedings initiated by the city council shall not be of less width than those set forth in this subsection. Increased widths may be required when streets are to serve commercial property, or when probable traffic conditions warrant such. Approval or determination of the required width, in the absence of an approved master plan of streets and highways, shall be made by the planning commission.
a. Major streets and highways: minimum right-of-way, eighty feet;
b. Secondary streets: minimum right-of-way, sixty feet, but should the planning commission determine that the street may become a street of major importance, it may require eighty feet;
c. Local street: minimum right-of-way of fifty feet;
d. Cul-de-sac or dead-end streets and service roads when not to be longer than six hundred feet in length: minimum right-of-way of fifty feet may be permitted.
11. Alleys. Should alleys be required, not less than twenty feet. Where two alleys intersect, ten-foot corner cutoffs measured along the property lines from the point of intersection shall be provided.
B. Blocks.
1. Acre of Large Lot Subdivisions. Where a parcel is first subdivided into small farms or acre tracts, the blocks shall be of such size and shape as to provide for the opening of primary and secondary streets and for the ultimate extension and opening of minor streets and alleys at such intervals as will permit a subsequent division of any parcel into smaller lots.
2. Block lengths shall not exceed one thousand feet unless existing conditions warrant a variance. Long blocks along major thoroughfares and highways are desirable to reduce the number of intersections.
3. Block width shall be of sufficient width to permit the platting of two tiers of lots, of normal length.
C. Lots.
1. The side lines of all lots shall be at right angle to the street centerline wherever possible.
2. The size and shape of lots shall be in conformance with any zoning regulation effective in the city and with densities specified in the general plan. Where unusual conditions such as: commercial area, dead-end streets or unusual topographic features exist, the planning commission may permit an exception.
3. The minimum lot area shall be in conformance with any zoning regulation effective in the city and with the densities specified in the general plan.
4. All lot shall be suitable for the purpose for which they are intended. No land subject to flooding or deemed by the planning commission to be uninhabitable shall be platted for residential occupancy unless mitigated. Areas subject to flooding shall be noted on the final map with “SUBJECT TO FLOODING.”
D. Easements.
1. The subdivider shall provide easements for underground utilities at all lots except where alleys are provided and in contiguous locations to permit anchorage line continuity and ingress and egress from such lots.
2. Where streets are less than sixty feet in width, additional easements for planting may be required.
3. Dedication of easements shall be to the city for the purpose of installing utilities, planting strips and for other public purposes as may be ordered by the planning commission or city council.
E. Service Roads and Off-Street Parking. When the front of any lot proposed for commercial usage fronts on a major thoroughfare or any lot fronts on a freeway, the planning commission may require the dedication and improvement of a service road for use as off-street parking and provide ingress to and egress from such lots.
F. Watercourses. The subdivider shall, subject to riparian rights, dedicate a right-of-way for storm drainage purposes, conforming substantially with the lines of any natural watercourse, channel, stream or creek that traverses the subdivision, or to provide additional easements or both to dispose of such storm water.
G. Sewage Disposal. Provision shall be made for adequate sewage disposal by connection to sanitary sewer when available by the installation of a main lateral to the boundary of the subdivision and service laterals to the property line of each lot. The design and specifications of sewer construction shall be determined or approved by the city.
H. Reserved Strip. Reserved strips controlling the access to public ways or which will prove taxable for special improvements will not be approved unless such strips are necessary for the protection of the public welfare or of substantial property rights, or both, and in no case except in which the control and disposal of the land comprising such strips is placed definitely within the jurisdiction of the city under conditions approved by the planning commission.
I. Deed Restrictions. A copy of the deed restrictions applicable to the subdivision and not in conflict with the city zoning ordinance, Title 18 of this code, shall be filed with the planning commission at the time of filing the final map.
J. Master Plans. In all respects, the subdivision will be considered in relation to the master plan or sections thereof.
K. Utilities. All transformers, switching boxes, vaults, pedestals and other utility fixtures on private lots within the subdivision shall, except as otherwise prohibited by reason of safety, be placed underground. No above ground fixture or other structure may be placed on any lot except as required to provide such lot with utility services, and where no alternative underground fixture or structure exists. (Ord. 624 § 1, 2001; Ord. 508 § 2 (part), 1993).
16.28.060 Improvements.
A. Standards and Approval.
1. All improvements mentioned in this title shall conform to those required in the Standard Subdivision Improvement Specifications prepared by the city engineer, recommended by the planning commission and adopted by the city council as standards for the city, and copies of which are on file in the office of the city clerk.
2. Improvement work shall not be commenced until plans and specifications have been approved by the city engineer.
3. All improvements shall be constructed under the inspection of and to the approval of the city engineer or inspector named by the city council.
4. All underground utilities shall be installed before the construction of streets or alleys and be inspected prior to covering.
B. General Requirements.
1. Streets and Highways. All streets and highways shall be graded and surfaced to cross section and grades approved by the city engineer. The subdivider shall improve the extension of all subdivision streets, highways, alleys and public ways to the intercepting paving line of any city street or county road or state highway.
2. Structures. Structures or conduits shall be installed as deemed necessary by the city engineer for drainage, access and/or public safety, such structures or conduits to be placed to grades and to be a design and size approved by the city engineer.
3. Curbs and Gutters. Curbs and gutters shall be installed on all lots to grades, locations and widths approved by the city engineer.
4. Sidewalks. Sidewalks shall be installed on all lots to grades, locations and widths approved by the city engineer.
5. Sewage Disposal. Sanitary sewer facilities connecting with existing city sewers shall be installed to the property line of each lot. All sewer lines shall be installed to grades, location, design and sizes approved by the city engineer.
6. Water. Water mains connecting with existing city mains shall be installed by the subdivider to the requirements of the city. “City mains” means mains of the utility or other agency supplying water in the city, when said term is used in this title.
Should connection to the city water mains not be feasible, the subdivider may provide service by the establishment of a mutual water system, in which case, water mains and fire hydrants shall be installed to grade, location, design and size as per city standards.
Nothing in this title shall be construed as prohibiting lot owners from obtaining water for irrigation purposes from wells drilled on their lots, subject to the approval of the city council.
7. Street Trees. Street trees shall be required and conform to the master street tree plan, at the expense of the developer.
8. Railroad Crossings. Provision shall be made for any and all railroad crossings necessary to provide access to or circulation within the proposed subdivision, including the preparation of all documents necessary for application to the California State Public Utilities Commission for the establishment and improvement of such crossing. The cost of such railroad crossing shall be borne by the subdivider.
C. Responsibility for Installation. All streets, sidewalks, curbs, gutters, pavements, sanitary sewer lines, water mains, gas mains, culverts, street name signs, fire hydrants, street lights, trees, drainage structures and other improvements specified in this title shall be installed by and at the expense of the subdivider. (Ord. 508 § 2 (part), 1993).
16.28.070 Petition for formation of assessment or maintenance district.
As a condition of approval of any tentative subdivision map or any tentative parcel (minor land division) map, the city shall require that the applicants authorized to sign on the face of the final map shall petition the city council for the formation of an assessment or maintenance district, or annexation to an existing assessment or maintenance district, for the purpose of providing for the maintenance and operation of a street lighting system and the installation or planting of landscaping, installation or construction of statuary, fountains and other ornamental structures and facilities, the installation or construction of public lighting facilities, the installation or construction of any facilities which are appurtenant to any of the foregoing or which are necessary or convenient for the maintenance or servicing thereof, including grading, clearing, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks or paving, or water, irrigation, drainage or electrical facilities, and the maintenance or servicing, or both of any of the foregoing. Such districts shall be formed pursuant to the provisions of the Landscaping and Lighting Act of 1972, commencing with Section 22500 of the Streets and Highways Code. (Ord. 508 § 2 (part), 1993).