Before approving a final map, the City Council shall require
the following:
A. That
the subdivider grade and improve or agree to grade and improve all
land dedicated or to be dedicated for streets or easements, bicycle
routes, and all private streets and private easements laid out on
a final map in such manner and with such improvements as are necessary
for the use of the lot owners in the subdivision and local neighborhood
traffic and drainage needs, and in accordance with City specifications;
B. That
the subdivider install or agree to install all drainage and flood-control
structures and facilities required by the City Engineer, which drainage
and flood-control structures and facilities shall conform to City
specifications;
C. That
the subdivider install or agree to install, as required, fire hydrants
and connections, which hydrants and connections shall be of a type
approved by the Fire Chief; and
D. That
the subdivider provide all necessary easements and rights-of-way to
accommodate all streets, drainage and flood-control structures and
facilities and sewer systems extending beyond the boundaries of the
subdivision.
(Ord. 459 § 16.04.101, 1979)
All major subdivisions shall conform to the following requirements
as to design:
A. No
lot shall include land in more than a single tax code area.
B. Every
lot shall contain the minimum lot area specified in the zoning ordinance
for the zone in which the lot is located at the time the final map
or parcel map is filed; provided, however, if no lot area is established
by the zoning ordinance, including the specific requirement that no
minimum area is required, every lot shall contain a net area of no
less than 6,000 square feet.
C. The
width of lots shall be such as will conform to standards of development
as defined by the zoning ordinance or other precise plans adopted
pursuant to law, provided the minimum width of interior lots shall
be 60 feet at the rear line of the required front yard. Corner lots
shall have a minimum width of 65 feet at the rear line of the required
front yard, provided that lots not conforming to these dimensions
shall be subject to individual determination by the City.
D. Lots
whose side lines are approximately radial to the center of a cul-de-sac
or the center of the intersection of two deadend streets shall have
at least 45 feet of frontage measured at the building setback line.
E. Panhandle or flag-shaped lots may be permitted where it can be shown that the use of such lot design is compatible with existing developed lots; is not detrimental to the public health, safety, and welfare; does not create excessive vehicular traffic loads; reduces the requirement for public streets and other public utility distribution lines. Panhandle lots in multifamily, commercial, or industrial zones shall not be permitted unless a modification is granted with the finding that the flag lot created has sufficient traversable width for two-way traffic pursuant to subsection (C)(5) of Section
19.48.100 of the zoning title.
F. Panhandle-shaped
or flag-shaped lots, if permitted, shall each have a minimum frontage
of 20 feet on a dedicated public street, except where the panhandle
or flagpole portions of two panhandle-shaped or flag-pole-shaped lots
are adjacent to one another, if the combined frontage on the public
street record over the panhandle or flagpole portion of the other
lot.
G. Through
lots shall not be allowed unless vehicular access rights are relinquished
to one of the abutting streets.
H. The
side lines of all lots shall be at right angles or radial to the street
upon which the lots front except where topography or other conditions
render such requirement impossible or impracticable.
I. Lot
depth shall be at least 90 feet and shall be no greater than three
times the average width.
J. Subdivisions
abutting prime arterial routes shown on the circulation element of
the City of Imperial Beach general plan, railroads, transmission lines,
easements and open floor-control channels, when practical, shall be
designed so that the lots do not face such rights-of-way.
K. Whenever
practicable, side and rear lot lines shall be located along the top
of manmade slopes instead of at the toe or intermediate locations
on said slopes.
L. Each lot shall have a minimum of 20 feet frontage on a public street connected to all portions of the public street system, except as provided in Sections
18.16.050 and
18.16.060.
M. Each
lot shall be designed to connect to the public sewer system.
N. Bicycle
trails shown on the City of Imperial Beach general plan shall be included
in the subdivision when such trails pass through or abut the subdivision,
provided such trails are reasonably related to the traffic caused
by the subdivision.
(Ord. 459 § 16.04.010, 1979)
All grading on any lot created must be approved by the advisory
agency at the time of approval of the tentative map. Grading shall
conform to the grading ordinance of the City. If no immediate construction
is intended, the tentative map may be conditioned by requiring deed
restrictions to make the grading conform to the required conditions.
The Building Official shall enforce all conditions of the tentative
map which relate to grading.
(Ord. 459 § 16.04.105, 1979)
A. All
public streets abutting the subdivision shall be dedicated to full
half-street width unless proper street alignment requires a greater
dedication to complete a street.
B. Where
a new street is dedicated abutting a subdivision, and said street
is not shown on the general plan or specific plan as wider than 60
feet in width, said dedication shall be a minimum 40 feet in width
with a one-foot strip on the outer edge of the street, which shall
be offered to the City for street purposes and over which access rights
are relinquished.
C. An
interior street in a subdivision which is or will in the future be
a through street shall be dedicated to 60 feet in width. If it is
shown on the general plan, or a specific plan, as a street of greater
or lesser width, or if it connects with a street of a lesser width,
it shall be dedicated to a width consistent with such plans or existing
streets in the discretion of the Planning Commission.
D. All
streets proposed to be terminated at the subdivision boundary shall
include a strip of land one foot wide across said street at its point
of termination at said boundary which shall be portions of the adjacent
lots, offered for street purposes, and over which access rights are
relinquished.
E. If
it is necessary to extend a street beyond the boundaries of a subdivision
to provide adequate circulation for residents of the subdivision,
the subdivider shall cause the required easements to be dedicated
to the City and shall improve said easements in accordance with the
provisions of this chapter.
F. Intersections
of local streets or of local streets with streets shown on the circulation
element of the City of Imperial Beach General Plan shall be offset
by at least 250 feet.
(Ord. 459 § 16.04.060, 1979)
A. Notwithstanding Section
18.16.010, lots may be created using a private street easement for access provided:
1. Each
lot created has a minimum of 20 feet of frontage on a public street
shown on a specific plan, and the conditions of the specific plan
permit such a division; or
2. More
than 30 days prior to consideration of the tentative map, the City
Council has approved a private street system for the area, including
location and widths of all private streets.
B. The advisory agency or City Council may approve a subdivision using a private street easement over a public street offered for dedication where it is found that it is in the best interest of the circulation of the area that the public street not be improved immediately, if a contract for improvements for the future public street is entered into pursuant to Section
18.48.050, if no more than four lots are created using said access, and each lot created has a minimum frontage of 20 feet on the public street offered for dedication.
C. Subsections
A and
B of this section shall apply only to lots zoned R-1. No lots zoned for multifamily, commercial, or industrial uses may be created using private street easements for access. In addition, all lots considered for a subdivision using a private street easement for access must meet the following criteria:
1. The
lot involved was not created in violation of any law or ordinance;
and
2. The
lot is served by an existing valid recorded private road easement
of not less than 20 feet in width at all points, or the lot abuts
a public street but cannot suitably be divided without creating private
street access for one or more of the parcels created; and
3. All
lots so created shall have, at all points, a minimum of 20 feet of
private street access to a public street.
(Ord. 459 §§ 16.04.020,
16.04.030, 1979)
Commercial or industrial subdivisions may be created where some
of the lots have no public street access provided:
A. The
subdivision has a minimum public street frontage of 200 feet.
B. One
or more of the lots created is a common lot which fronts on the public
street and all other lots created have road, landscaping, and parking
access over the common lots.
C. Each
lot created has access rights over the areas designated for landscaping,
parking, and road access on all other lots.
D. The
subdivision has a minimum of two points of ingress to the public street,
each of which is no less than 24 feet wide.
E. The
rights of access and other rights are guaranteed by recorded instrument
approved by the City.
F. The
interior access and parking locations meet City specifications.
(Ord. 459 § 16.04.040, 1979)
If the subdivision uses private streets for access, each such
private street shall be paved up to two feet less than its width,
but in no event shall any such private street require more than a
40-foot paved width. Each easement parkway shall include a concrete
curb or other approved arrangement. Each such easement shall, as required
by the Fire Chief, be enlarged at one or more locations to provide
a reasonable turnaround for emergency vehicles.
(Ord. 459 § 16.04.112, 1979)
A. If
a drainage facility or flood-control facility is necessary for the
use of lot owners or for the protection of lots, adequate rights-of-way
for such drainage facilities or flood-control facilities shall be
offered for dedication to the City or to such other entities as the
City Council designates, and shall be shown on the map.
B. If
it is necessary to extend a drainage facility or flood-control facility
beyond the boundaries of the subdivision for adequate drainage or
flood-control needs, the required rights-of-way shall be offered for
dedication and shown on the map.
C. Drainage
facilities and flood-control facilities within and without the subdivision
shall be provided so as to carry storm runoff both tributary to and
originating within the subdivision.
(Ord. 459 § 16.04.070, 1979)
All street and drainage facility construction shall conform
to City street standards as modified by soil conditions. Where no
standards exist, sound engineering practices as determined by the
City Engineer shall be followed.
(Ord. 459 § 16.04.113, 1979)
If the City Council determines that a subdivision will generate
greater traffic than that which is normal for local streets and the
subdivision contains a collector street or prime arterial, full improvement
of the collector street or prime arterial street shall be required.
(Ord. 459 § 16.04.114, 1979)
The subdivider shall construct or shall cause to be constructed
at his or her cost a street lighting system conforming to City specifications.
(Ord. 459 § 16.04.104, 1979)
If the City Council rejects any offer of dedication of streets
delineated on the map pursuant to Section 66477.1 of the Subdivision
Map Act, no improvements shall be required on any portion of such
street so rejected by the City Council.
(Ord. 459 § 16.04.102, 1979)
A. In addition to other specifications set forth in this chapter, improvements shall be required in accordance with the zoning of the lots in the subdivision, as provided in Sections
18.16.140 through
18.16.160.
B. If
a subdivision falls in more than one zone, the City Council shall
determine by which zone the requirements are determined.
(Ord. 459 § 16.04.108, 1979)
If the minimum parcel size is less than one-half acre and the
subdivision is located in a single-family zone district (R-1 zone),
the following improvements shall be required:
A. Local streets within the subdivision shall be improved with a curb-to-curb paved section as required by City specifications or as modified by the City Council pursuant to recommendation of the City Engineer and with a parkway as specified in subsection
B of this section.
B. Each
parkway shall be improved with concrete curbs and gutters, concrete
driveway approaches, and five-foot-wide sidewalks located as determined
by the City Council.
C. Local streets abutting the subdivision shall be improved as required in subsections
A and
B of this section, except that existing streets need only be improved to half-street standards, and abutting streets dedicated by reason of the subdivision shall be improved to half-street standards plus 10 feet.
D. Subsection
C of this section shall not be applicable where through streets abutting the subdivision are fully improved adjacent to the subdivision to different standards. If such is the case, such different standards shall be continued unless it requires less improvements and, in that event, subsection
C shall be applicable.
E. Collector
or prime arterial streets within the subdivision shall be improved
City street improvement standards.
(Ord. 459 § 16.04.109, 1979)
If the subdivision is located in a multifamily residential zone
district (R-2, R-3 or R-4), the following improvements shall be required:
A. Local streets within the subdivision shall be improved with a curb-to-curb paved section as required by City specifications or as modified by the City Council pursuant to recommendation of the City Engineer and with a parkway as specified in subsection
B of this section.
B. Each
parkway shall be improved with concrete curbs and gutters, concrete
driveway approaches, and five-foot-wide sidewalks located as determined
by the City Council.
C. Local streets abutting the subdivision shall be improved as required in subsections
A and
B of this section, except that existing streets need only be improved to half-street standards, and abutting streets dedicated by reason of the subdivision shall be improved to half-street standards plus 10 feet.
D. Subsection
C of this section shall not be applicable where through streets abutting the subdivision are fully improved to different standards. If such is the case, such different standards shall be continued unless it requires less improvement and, in that event, subsection
C of this section shall be applicable.
E. Collector
or prime arterial streets within the subdivision shall be improved
to City street improvement standards.
(Ord. 459 § 16.04.110, 1979)
If the subdivision is located in an office, commercial, or industrial
zone district (BPO, C-1, C-T, or M-1), the following improvements
shall be required:
A. Local streets within the subdivision shall be improved with a curb-to-curb paved section as required by City specifications or as modified by the City Council pursuant to recommendation of the City Engineer and with a parkway as specified in subsection
B of this section.
B. Each
parkway shall be improved with concrete curbs and gutters, concrete
driveway approaches, and 10-foot-wide concrete sidewalks, except that
if the parkway is less than 10 feet in width, the sidewalk shall be
extended from curb to property lines.
C. Local
streets abutting the subdivision shall be improved to half-street
standards plus 10 feet.
D. Collector
streets or prime arterial streets within the subdivision shall be
improved to City street improvement standards.
E. Collector
streets or prime arterials abutting the subdivision shall be improved
to City street improvement standards.
(Ord. 459 § 16.04.111, 1979)
The subdivider shall, as a condition of creating the subdivision,
dedicate, or offer to dedicate, all streets, drainage easements, sewer
easements, or other easements as may be required by this chapter,
as a condition of approval, or by City specifications.
(Ord. 459 § 16.04.050, 1979)
All new and existing utility distribution facilities, including
cable television lines, within the boundaries of any new subdivision
and within any half-street abutting a new subdivision shall be placed
underground. The subdivider is responsible for complying with the
requirements of this section, and he or she shall make the necessary
arrangements with each of the serving utilities, including franchised
cable television operators, for the installation of such facilities.
Transformers, terminal boxes, meter cabinets, pedestals, concealed
ducts, and other facilities necessarily appurtenant to such underground
utilities and street lighting systems may be placed above ground.
The provisions of this section shall not apply to the installation
and maintenance of overhead electric transmission lines in excess
of 34,500 volts and long distance and truck communication facilities.
(Ord. 459 § 16.04.103, 1979)
In addition to other dedications, each subdivision may be required
to provide access to the Pacific Ocean beach or to any stream, river
or open space which abuts or lies within the subdivision. This access
may take the form of public streets, foot trails, or other means of
access. In addition, any subdivision abutting the Pacific Ocean beach
may be re-quired to dedicate a street or other public accessway between
said subdivision and such beach.
(Ord. 459 § 16.04.080, 1979)
A. Bike
and hiking trails, open space easements, and scenic or other easements
not otherwise included in this chapter shall be improved as required
by the Planning Commission.
B. Bike
or hiking trails shall be dedicated where shown on the General Plan.
C. Open
space, scenic or other easements shall be dedicated where shown on
the general plan.
(Ord. 459 §§ 16.04.090,
16.04.100, 16.04.106, 1979)
If the subdivider elects to agree to construct improvements
of, if authorized by the City Council to contract to initiate and
consummate special assessment district proceedings in lieu of constructing
improvements, all as provided in Section 66462 of the Subdivision
Map Act, he or she shall prepare and deposit with the City Engineer
detailed plans and specifications of the improvements to be constructed
and such plans and specifications shall be made a part of any such
agreement or contract and of the improvement security.
(Ord. 459 § 16.04.115, 1979)
The subdivider shall guarantee the completion o any required
act or agreement by furnishing security in any of the following forms:
A. Bond
or bonds by one or more duly authorized corporate sureties;
B. A deposit,
either with the local agency or a responsible escrow agent or trust
company, at the option of the City, of money or negotiable bonds of
the kind approved for securing deposits of public moneys;
C. An
instrument of credit from one or more financial institutions subject
to regulation by the state or federal government and pledging that
the funds necessary to carry out the act or agreement are on deposit
and guaranteed for payment.
(Ord. 459 § 16.04.116, 1979)
Security required to guarantee the performance of an act or
agreement shall be provided in the following amounts:
A. An
amount equal to 100% of the total estimated cost of the improvement
or the act to be performed, conditioned upon the faithful performance
of the act or agreement; and
B. An
additional amount equal to 50% of the total estimated cost of the
improvement or the performance of the required act securing payment
to the contractor, his or her subcontractors, and to persons furnishing
labor, materials, or equipment to them for the improvement or the
performance of the required act; and
C. An
additional amount equal to 25% of the total estimated cost of the
improvement or the act to be performed to guarantee and warranty the
work for a period of one year following the completion and acceptance
thereof against any defective work or labor done, or defective materials
furnished.
(Ord. 459 § 16.04.117, 1979)
The subdivider shall install all improvements required as part
of the approval of the tentative map pursuant to any part of the approval
of the tentative map pursuant to any provisions of this chapter. When
improvements are required to be installed subsequent to final map
approval, the agreement of the subdivider providing for such installation
shall be guaranteed and secured by one of the forms of improvement
security provided for in and governed by Chapter 5 of the Subdivision
Map Act, and furnished to the City by the subdivider. The City Engineer
is authorized to release or reduce the security in accordance with
the conditions set forth in Section 66499.7 of the Subdivision Map
Act and rules and regulations prescribed by the City Council from
time to time.
(Ord. 459 § 16.04.107, 1979)