A. 
Each subdivision design and improvements shall comply with the General Plan, the Local Coastal Plan, Zoning Ordinance, any applicable specific plan, this title, and all other applicable city ordinances, resolutions, standards and specifications.
B. 
Each subdivision design and improvements shall incorporate all mitigation measures, conditions and requirements identified in the adopted environmental document, any plan prepared for the subdivision pursuant to the city's floodplain regulations, Ordinance No. 126, and any amendments thereto.
C. 
Deed restrictions when required shall run with the land and be enforceable by subsequent owners of property within the subdivision boundaries. When deemed necessary for map conditions, the city shall be named a third party beneficiary of those restrictions and the restrictions shall be filed concurrently with the map and noticed in the owner's certificate.
D. 
To the extent legally feasible, the subdivider shall assure long-term maintenance of the improvements not accepted by the city or other public entity by use of a homeowner's association, maintenance or improvement agreement, participation in established maintenance district, or other similarly enforceable vehicle approved by the city attorney.
E. 
Roadways shall be designed in accordance with applicable city standards.
(Ord. 214 § 1, 2012.)
The design considerations and standards in this chapter reflect the city's emphasis on the importance of careful site evaluation and well designed and developed subdivisions. These provisions are to ensure the creation of new and adjusted usable parcels that are consistent with the General Plan, the Local Coastal Plan and Zoning Ordinance. The following design considerations and standards shall be followed:
A. 
Minimum lot size, lot width, and depth, shall conform to the city zoning standards and other applicable laws and regulations.
B. 
Building setback lines shall conform to the standards of the zoning ordinance.
C. 
Lot side lines shall be at right angles to the adjacent street frontage unless the city council determines that a variation results in an improved lot configuration and land use.
D. 
Double frontage lots less than 200 feet in depth shall be avoided except where the city council finds such lots essential to provide separation of residential developments and traffic arterials or where required by unusual topographic conditions.
E. 
Long blocks shall generally be encouraged adjacent to main thoroughfares for the purposes of reducing the number of intersections.
F. 
Subdivision design shall be based on an analysis of the natural conditions and features of the site. To the extent feasible, development shall be located and designed to preserve natural features and avoid areas of environmental sensitivity. The proposed parcel and street layout shall be designed for efficient land use and minimal site disturbance in terms of cuts and fills and vegetation removal.
G. 
Each approved parcel shall be provided connection to public utilities in compliance with the city's improvement standards and specifications.
(Ord. 214 § 1, 2012.)
A. 
The subdivision shall be consistent in concept, alignment and level of improvement with the General Plan circulation element, and any applicable specific plan, as well as any street connection policy. Where necessary to ensure traffic safety and ease of circulation, off and on site traffic control devices and improvements, such as signing, striping, signalization, traffic islands, channelization, access limits and provisions, turn lanes, etc. shall be required. On-site parking shall meet the minimum zoning regulations.
B. 
Satisfactory subdivision and individual lot access shall be provided by public streets that have been improved to city standards (see Appendix A at the end of this title) and have had sufficient easement or right-of-way dedicated to the city, unless a private street with associated maintenance agreement has been approved. Access shall be deemed satisfactory only if it will allow reasonable ingress and egress for emergency vehicles. In the event a public street is not necessary for future street connections, a private street may be permitted. In such case the subdivider shall be required to provide a feasible method for maintenance of, and parking enforcement on, such private street(s), which shall be subject to city council and city attorney approval.
C. 
All streets shall be designed and constructed to ensure the public health, safety and welfare, and to meet the relevant standards set forth in the city specifications. In addition:
1. 
Where a subdivision abuts a street or highway of importance, the city council may limit access and require additional access.
2. 
The frontage of each lot shall be improved to its ultimate geometric section to the centerline of the street, including street structure section, curbs, sidewalks, driveway approaches and transitions. Where necessary to provide adequate circulation and safety, two-way traffic flow shall be provided by sufficient pavement construction to provide two travel lanes, each a minimum of nine feet in width.
3. 
All streets shall, as far as practicable, be in alignment with existing and adjacent streets by continuation of center lines, or by adjustment by curves, and shall be in general conformity with the plans made to ensure the connectivity of the subdivision area. Streets shall be required to intersect one another at a 90-degree angle or as near to 90 degrees as is practicable in each specific case.
4. 
In cases where rural conditions exist the planning commission may recommend and the city council may approve street design and/or materials modifications.
D. 
Pedestrian, equestrian and bike paths may be required to provide access to schools, parks, creeks, the coast, and other public areas, to conform to the General Plan or to assure the public health, safety and welfare.
E. 
Approved street name signs shall be installed at all street intersections. Other regulatory, warning and informational signs required by the city council shall also be installed.
F. 
Unless waived by the city council, a landscape plan for the public right-of-way, including approved street trees shall be submitted by the sub-divider for city council approval.
G. 
If the planning commission determines that street lights are deemed to be necessary, lighting shall be installed according to a plan approved by the city council.
H. 
Driveways shall be designed and improved in such a way as to preserve the public health, safety and welfare considering such factors as terrain, grade lengths, etc.
I. 
Bridges shall be designed and constructed to applicable weight and width requirements.
(Ord. 214 § 1, 2012; Ord. 234 § 1, 2018.)
A. 
Storm water runoff from the subdivision shall be retained on-site to the extent feasible, and all off-site runoff shall be collected and conveyed by an approved storm drainage system; storm water concentration at a single point should be avoided when feasible. The storm drainage system shall be designed by a registered civil engineer or registered landscape architect so as to accommodate ultimate development of the watershed as set forth in the General Plan and shall be capable of collecting and conveying runoff generated by a 100-year storm. The system shall provide for protection of off-site properties that may be adversely affected by increased runoff; off-site storm drain improvements may be required to satisfy this requirement. In addition, retention and detention ponds, drainage and bioswales and/or check dams may be required to reduce off-site peak storm flow generated by projects to the predevelopment flow.
B. 
Improvements shall be designed to meet the city's standard specifications and any requirements of the city's engineer. Drainage improvements for runoff and on-site retention shall be engineered to minimize erosion through the use of low impact development (LID) measures such as natural bottom detention and retention facilities. Design features shall include vegetating slopes and minimal use of artificial slopes. Improvements shall be constructed in accordance with approved plans and specifications.
(Ord. 214 § 1, 2012.)
A. 
Development shall conform to natural features such as rolling hills, ridgetops, vegetation patterns and water courses. Grading shall not produce large flat planes beyond the building footprint that require more than two feet of cut or fill above or below natural terrain. Sharp angles of graded areas varying more than 10 degrees at the intersection with the natural terrain are not allowed unless necessary for access in steep topography. Slopes shall be contoured to the existing terrain.
B. 
Grading plans shall be required for all subdivisions. The city council may waive grading requirements when the total amount of grade and/or fill is less than 50 cubic yards. When necessary, the plan shall provide for both on- and off-site grading and shall be submitted as part of the subdivision's improvement plan. Grading shall not commence until a grading permit is issued subsequent to tentative map or tentative parcel map approval. Building permits and/or security releases for improvement agreements may be conditioned to require written assurance by a registered civil engineer that grading and building pad elevations are in conformance with approved plan and/or geotechnical requirements.
(Ord. 214 § 1, 2012.)
A landscaping plan shall be required for common or dedicated open space, where necessary to prevent erosion or re-vegetate and may be required for subdivisions. Existing trees shall be preserved in all subdivisions where feasible. Where there are existing large trees or where tree root systems may be impacted by grading tree removal and protection plans may be required.
(Ord. 214 § 1, 2012.)
In accordance with Map Act Section 66473.1, the subdivision design shall provide for, to the extent feasible, future energy conservation provisions such as, but not limited to, passive or natural heating and/or cooling opportunities. Examples of passive or natural cooling opportunities in subdivision design include lot size design and orientation to permit a structure to take advantage of sun exposure for heating/solar and/or prevailing breezes for natural cooling.
(Ord. 214 § 1, 2012.)
A. 
Each subdivision shall provide all necessary protective measures and facilities, such as fire hydrants and, where appropriate, onsite water storage designed in accordance with city standards. In high fire hazard areas, sufficient defensible space meeting fire safe regulations shall be shown on the tentative or parcel map. Fire hydrant types and locations, as well as other fire safe measures shall be inspected and approved by the fire chief and public works director.
B. 
Subdivisions relying on private wells shall prove that sufficient water capacity, flow and storage exists to ensure public health, safety and welfare. Subdivisions connecting to the municipal water system shall install infrastructure with sufficient water capacity and flow for public health, safety, and welfare. The city council may require water capacity, volume, and flow studies.
(Ord. 214 § 1, 2012.)
For the purpose of this section, the subdivision boundary shall be considered to be the center line of the street or streets adjacent to the subdivision.
A. 
All existing and proposed utilities within the subdivision, including, but not limited to electric, communication and cable television lines shall be placed underground except:
1. 
Facilities exempted by the Public Utilities Commission.
2. 
Metal poles supporting only street lights.
3. 
Surface mounted transformer, pedestal-mounted terminal boxes and meter cabinets and concealed ducts, in commercial or industrial subdivisions only.
4. 
Pedestal-mounted terminal boxes and/or surface mounted transformers may be installed in residential subdivisions with city approval.
B. 
No additional utility poles shall be installed outside of the subdivision unless specifically approved by the city council. This may require undergrounding to the nearest existing poles beyond the subdivision boundaries and/or undergrounding, with the owner's approval, of existing overhead services to properties on the opposite side of the street.
C. 
The council may waive the undergrounding requirement for existing overhead transmission and distribution lines for subdivisions upon finding that:
1. 
The length of the required undergrounding of existing overhead facilities on peripheral streets is less than 200 feet; and
2. 
It is unlikely that additional undergrounding will occur on adjacent properties within 10 years because of existing development on adjacent properties.
As a condition of such waiver, the city may require that underground conduits be included within designated streets within the subdivision. The waiver shall not apply to services to the subdivided property.
D. 
Utility lines placed under streets shall have lateral connections extended to the edge of the right-of-way line on both sides of the street at no less than 200-foot intervals where future connections are anticipated and their location shall be marked upon the curb or sidewalk. All such lines and laterals shall be installed prior to final street paving.
(Ord. 214 § 1, 2012.)
In areas such as ridges, hilltops, bluffs and other scenic areas, development shall ensure adequate scenic resources protection and/or preservation, including those shown on the General Plan Scenic Resources Map. Development is encouraged to follow the natural land form and retain vegetation to ensure building area separations and minimize exposure from roads or other building areas. The use of landscaping, especially trees, may be required to address development impacts to surrounding lands, however proposed landscaping shall not, at maturity, block adjacent views in city designated scenic corridors.
(Ord. 214 § 1, 2012.)
Subdivisions affecting resources described in the General Plan, any applicable specific plan, or the Zoning Ordinance, shall be subject to the following requirements:
A. 
Subdivision design shall recognize the site's environmental resource characteristics and allow for the preservation and continued production of the designated resource.
B. 
Subdivision and associated development shall not adversely affect the natural course of any intermittent, seasonal, or permanent waterway or riparian habitat. Mitigation measures shall be required where development may result in impacts to such areas.
C. 
Development shall not adversely affect the Hathaway Creek, Arena Creek and tributary streams. Impact upon these areas by a project shall be mitigated.
D. 
Development shall not adversely affect areas identified as significant wildlife habitat, including the Mountain Beaver Buffer Area, and potential impacts shall be mitigated.
E. 
Extensive vegetation changes or removal shall demonstrate minimal adverse climate impacts. Erosion protection measures shall be required in the event of vegetation removal.
F. 
Whenever significant archeological or paleontological sites may be located within the project area, an appropriate survey by qualified archaeologists shall be made and mitigation measures implemented prior to development of the site.
G. 
Development shall not adversely affect the existing volume of any body of water, substantially increase chemical or nutrient pollution, or otherwise contribute to the deterioration of the quality and quantity of water in any body of water.
H. 
Where proposed lots adjoin a parcel with established agricultural use, the city may require increased building setbacks to protect the agricultural operation or require that the owners of new parcels acknowledge adjacent use and associated noise, dust and odors.
I. 
Development shall not adversely affect any historic site located within the proposed development and impacts shall be mitigated.
J. 
A resource management/restoration plan may be required and suggested measures implemented, including requiring conservation easements for resource protections.
(Ord. 214 § 1, 2012.)
A. 
Connection to the municipal water system shall be required as indicated by the General Plan and Zoning Ordinance. A minimum 15-foot wide waterline easement is required for all water facilities if located outside the public street right-of-way.
B. 
In the event there is inadequate volume and pressure to serve the subdivision, the subdivider shall install those facilities required to ensure adequate pressure including, pumps, water tanks, hydro-pneumatic tanks, or other approved equipment. Water volume and pressure shall meet Uniform Fire Code and/or minimum fire safe regulations.
C. 
All water mains shall be sized sufficiently to meet Public Utility Code (PUC) requirements.
(Ord. 214 § 1, 2012.)
All new subdivisions shall be required to connect to the city's sanitary sewer system where required by the city's General Plan and Zoning Ordinance. Proposed on-site systems shall meet applicable percolation tests standards before the parcel map or final map are approved.
(Ord. 214 § 1, 2012.)
No residential lot may be created by subdivision which will be subject to periodic inundation or overflow from storm drainage or flood waters. The building floor elevations shall be not less than the minimum building floor elevation established by the flood plain regulations of the Federal Emergency Management Association (FEMA). The planning commission may require that the top of the curb elevations be designed so as to ensure adequate evacuation of persons by automobile in the event of a 100-year flood. All elevations shall be referenced to the United States Coast and Geodetic Survey or to elevations established by the city engineer.
(Ord. 214 § 1, 2012.)
Each subdivision parcel or lot adjacent to property containing a public facility may be required to have an approved fence adequate to prevent unauthorized access between the properties. If required, a fence of adequate height shall be constructed by the subdivider along all property lines where a condition hazardous to persons or property may exist.
(Ord. 214 § 1, 2012.)
A. 
Permanent monuments, constructed in accordance with the standard specifications, shall be installed in all new streets and in existing streets adjacent to subdivisions and as directed by the city council or city staff.
B. 
Permanent monuments shall be located on all street intersections and center lines, not more than 1,000 feet apart on tangents and at all beginnings and ends of curves. If the point of intersection of the curve tangent falls within the paved street area, the monument may be located at the intersection in lieu of the beginning and end of the curve. On long curves, monuments shall be located within the paved street area and on a clear line of sight. On streets extended to subdivision boundaries, monuments shall be installed when the length of the street exceeds 150 feet.
C. 
When permanent monuments cannot be located on street center lines due to existing or proposed utilities, they shall be located 10 feet south or 10 feet west of the above stated center lines, except as follows:
1. 
At curve beginnings and ends, monument to be offset 10 feet on the radial line.
2. 
On long curves, monument shall be offset radially within the paved street area, maintaining a clear line of sight.
3. 
At cul-de-sac ends, monument shall be offset 10 feet perpendicularly or radially.
4. 
At stub streets ends, monument to be located at least 10 feet from pavement end.
D. 
Monuments not less substantial than a three-quarter-inch diameter galvanized iron pipe, or comparable material, with a survey tag or other non-corrodible cap permanently attached thereto, not less than 30 inches in length and driven flush with the surface of the ground, shall be set at all angles and curve points on the exterior boundary of the subdivision and as required by the city council or city staff. If monuments are required to be set below ground, the depth of the monument top shall be stated on the final map. Boundary monuments may be required to be more substantial than the minimum requirements due to unusual circumstances, and suitable monuments shall be installed in these cases as directed by the city. Concrete monuments, if required, shall be constructed in accordance with the standard specifications without the frame, cover and concrete collar.
E. 
The corners of each subdivision lot shall be marked in a manner acceptable to the city.
F. 
No person shall remove or disturb, or cause to be removed or disturbed, any monument, azimuth, reference or witness mark set for the purpose of locating or preserving the lines of any street or subdivision or as a benchmark or as a control monument.
G. 
In the event it becomes necessary to remove or disturb a monument, the person so requesting shall first obtain permission in writing from the city clerk.
(Ord. 214 § 1, 2012.)
If the subdivider is required to construct off-site improvements on land in which neither the subdivider nor the city has sufficient title or interest to allow construction, the city shall, within 120 days of final or parcel map recordation, acquire the land by negotiation or commence condemnation, pursuant to Government Code Section 66462.5. If the city fails to meet this time limit, the construction condition shall be waived. Prior to final or parcel map approval, the city may require the subdivider to enter into a development or improvement agreement to complete the off-site improvements at the time the council acquires title or an interest in the land. The subdivider must show permission from adjacent land owner(s) if required to construct features on adjacent private lands. As part of this agreement, the subdivider shall pay the city's land acquisition costs.
(Ord. 214 § 1, 2012.)
Where a public service facility such as a fire station, library, police substation, etc., is required, the subdivider shall construct or contribute to the construction of such facility in accordance with the principles and standards contained in the applicable city plans or implementing regulations.
(Ord. 214 § 1, 2012.)
All street names shall be approved by the fire chief, city clerk, and city council. Duplication of existing names shall not be allowed. Streets clearly aligned with existing streets shall have the same name.
(Ord. 214 § 1, 2012.)
The city shall devise a plan or system for the numbering of all property on which buildings are constructed. The plan shall be administered by the city clerk. It shall be the duty of every person owning, occupying or controlling any property to number the same or cause the same to be numbered and placed upon a conspicuous place at the front of such property and in accordance with the plan or system devised by the city.
(Ord. 214 § 1, 2012.)
Prior to final or parcel map recordation, the public street frontage of each lot shall be improved to its ultimate adopted section, including street structural section, curbs, sidewalks, driveway approaches and transitions, or an improvement agreement guaranteeing those improvements prior to development, shall be completed.
(Ord. 214 § 1, 2012; Ord. 234 § 1, 2018.)