A.
Intent
and Purpose. Primary ridgelines are the highest undeveloped and visually
dominant ridgelines in a viewshed, recognized by the continuous horizon
line formed against the sky. The primary ridgelines are an exhaustible
and precious scenic resource of the city and its citizens worthy of
preservation for the welfare of all the citizens of Glendale. As the
hillsides of Glendale continue to be developed, proper planning is
necessary to protect primary ridgelines from grading activities.
B.
Applicability.
Tentative tract and parcel maps, building plans, and grading plans
for any property with primary ridgelines within its boundaries shall
include provisions for the complete preservation of such primary ridgeline
areas in their natural state.
C.
Primary
Ridgelines Area Defined. A primary ridgeline area shall be any ridgeline
in the city so designated as "primary ridges"1 on Sheet Nos. OC, OD, 1C, 1D, 2C, 3C, 4A, 4B, 4C, 4D, 5B, 5C, 5D,
6B, 6C, 6D, 6E, 6F, 7B, 7C, 7D, 7E, 7F, 8B, 8C, 8D, BE, 8F, 8G, 9D,
9E, 9F, 9G, 10E, 10F and 10G of the Glendale, Los Angeles County,
California, metropolitan area 200 scale topographic maps which are
attached to the ordinance codified in this title, incorporated herein
and by this reference made a part hereof.
D.
Prohibitions.
No grading, engineered slopes, housing construction, streets, utilities
or other manmade features shall be permitted within identified primary
ridgeline areas.
E.
Exceptions.
It is recognized that from time to time, it may be necessary for improved
public street access or fire protection vehicle access to be taken
across identified primary ridges to promote the public health, safety
and general welfare, to insure adequate traffic circulation, and to
provide appropriate ingress and egress for emergencies. In such cases,
the city council/planning commission may declare a need for a public
street crossing a primary ridge, and all grading and improvement plans
for such public street, including necessary accessory engineered slopes
and utility extensions underneath the street, or fire road shall be
subject to the approval of the city council/planning commission. Such
declaration of need shall be made at a duly noticed and conducted
public hearing and the city council/planning commission shall make
supportive written findings that each of the following exists:
1.
The
location of the public street or fire road is proper in relation to
adjacent uses, the development of the community and to the various
elements and objectives of the general plan.
2.
The
public street or fire road will not be materially detrimental to the
character of the neighborhood nor will it endanger the public health,
safety and general welfare.
3.
It
has been demonstrated that the public street or fire road will improve
and enhance traffic circulation in a manner advantageous to the public
convenience and welfare, or that the fire road will improve hillside
fire protection access to an area.
4.
The
establishment of the proposed public street or fire road will not
impede the normal and orderly development and improvement of surrounding
property for permitted uses.
5.
The
appearance of the proposed public street or fire road will not be
so at variance with the appearance of adjoining ridgeline areas as
to cause substantial depreciation of ridgeline appearance in the vicinity.
6.
Adequate
drainage devices, landscaping and other necessary appurtenances will
be provided to city standards.
7.
Alternative
designs for street access have been evaluated and examined and have
been determined to be infeasible.
F.
Clustering of Development into Nonprohibited Areas. Where protection of environmental resources pursuant to subsection D of this section necessitates preserving portions of a parcel in an undeveloped state, the city shall permit a density transfer for those dwelling units that otherwise would be allowable pursuant to Chapter 30.11 of this code onto less sensitive portions of the parcel.
G.
Utilities.
Nothing in this section shall prohibit the maintenance, upgrading
or improvement of existing public or quasi-public utilities which
traverse identified primary ridges.
H.
Transmission
Facilities. Radio wave transmission facilities which have obtained
a conditional use permit under the provisions of Title 30 of this
code shall be permitted within primary ridgeline areas.
I.
Corrective
Work. Nothing in this section shall prohibit the city council/planning
commission from authorizing grading deemed necessary to correct existing
natural hazardous conditions that are brought to the city's attention.
(Ord. 5683 § 2, 2009)
A.
Intent
and Purpose. Secondary ridgelines provide a significant visual backdrop
or landmark at the community or neighborhood level. Secondary ridges
are lower "branches" or "fingers" of the primary ridgelines which
extend in different directions, or separate lower ridgelines that
provide a visual foreground feature for primary ridgelines or form
the boundary of a watershed. The character of the secondary ridgelines
must be maintained through the course of development to protect their
importance at a community or neighborhood level.
B.
Applicability.
Tentative tract and parcel maps, building plans, and grading plans
for any property with secondary ridgelines within its boundaries shall
include provisions for the complete preservation of such secondary
ridgeline areas in their natural state.
C.
Secondary
Ridgelines Defined. A secondary ridgeline shall be any ridgeline in
the city so designated as "secondary ridges" on Sheet Nos. OC, OD,
1C, 1D, 2C, 3C, 4A, 4B, 4C, 4D, 5B, 5C, 5D, 6B, 6C, 6D, 6E, 6F, 7B,
7C, 7D, 7E, 7F, 8B, 8C, 8D, 8E, 8F, 8G, 9D, 9E, 9F, 9G, 10E, 10F and
10G of the Glendale, Los Angeles County, California, metropolitan
area 200 scale topographic maps which are attached to the ordinance
codified in this title, incorporated herein and by this reference
made a part hereof.
D.
Prohibitions.
No grading, engineered slopes, housing construction, streets, utilities,
or other manmade features shall be permitted within identified secondary
ridgeline areas.
E.
Exceptions. All exceptions listed in Section 16.08.010(E) of this chapter shall also apply to secondary ridgelines. In addition, the city council/planning commission may permit development within secondary ridgeline areas if it is found at a properly noticed public hearing that the strict application of this section prevents reasonable development due to the size, shape or location of the parcel or the necessity for public street access, subject to the following criteria:
1.
Manufactured
slopes limited to a maximum steepness of 1.5:1 horizontal to vertical
and a height of 25 feet.
2.
Retaining
walls limited to a maximum height of five feet, and no more than two
successive retaining walls, provided that they are separated by a
minimum of five feet with a maximum 2:1 slope between the walls.
3.
Cribwalls
or successive cribwalls limited to a maximum height or combined height
of 15 feet.
4.
Structures
limited to a maximum of 15 feet or one story in height, and the roof
shall be pitched to follow the slope of the hillside.
5.
Grading
and structures must be located as far away from the crest of the secondary
ridgeline as possible, given the physical limitations of the property.
6.
Grading
and structures must be consistent with the intent and purpose of the
hillside design guidelines adopted by resolution of city council.
7.
A
naturalizing landscape palette as found in the landscape guidelines
for hillside development must be used for all slope revegetation.
F.
Clustering of Development into Nonprohibited Areas. Where protection of environmental resources pursuant to subsection D of this section necessitates preserving portions of a parcel in an undeveloped state, the city shall permit a density transfer for those dwelling units that otherwise would be allowable pursuant to Chapter 30.11 of this code onto less sensitive portions of the parcel.
(Ord. 5683 § 2, 2009)
A.
Intent
and Purpose. Blue-line streams are significant stream channels either
with or without year-round running water as mapped on the most recently
published U.S. Geological Survey 7.5 minute series topographic maps.
Blue-line stream areas provide surface and/or groundwater for vegetation
and wildlife, as well as a natural corridor for wildlife movement.
Blue-line steam courses are an important defining characteristic of
the hillsides and are worthy of preservation for the welfare of all
the citizens of Glendale.
B.
Submission
of Plans. Tentative tract and parcel maps, building plans, and grading
plans for any property with blue-line streams within its boundaries
shall include provisions for the complete preservation of areas within
100 horizontal feet of the actual stream course.
C.
Blue-Line
Streams Defined. A blue-line stream shall be any natural stream course
mapped with a blue-line pattern or the most recently published U.S.
Geological Survey 7.5 minute series topographic maps for the Burbank,
Pasadena, Sunland and Condor Peak quadrangles, and as indicated on
Sheet Nos. OC, OD, 1C, 1D, 2C, 3C, 4A, 4B, 4C, 4D, 5B, 5C, 5D, 6B,
6C, 6D, 6E, 6F, 7B, 7C, 7D, 7E, 7F, 8B, 8C, 8D, 8E, 8F, 8G, 9D, 9E,
9G, 10E, 10F and 10G of the Glendale, Los Angeles County, California,
metropolitan area 200 scale topographic maps which are attached to
the ordinance codified in this title, incorporated herein and by this
reference made a part hereof.
D.
Prohibitions.
No grading, engineered slopes, housing construction, streets, utilities,
or other manmade features shall be permitted within 30 feet of the
centerline of any identified blue-line stream. Grading may be allowed
between 30 and 100 feet from the centerline of any identified blue-line
stream, provided that any riparian habitat shall be fully preserved.
E.
Exceptions, Public Streets and Fire Roads. When no feasible alternative to crossing a blue-line stream with a public street or fire road is available, a plan to preserve the stream course and wildlife corridor shall be developed which provides sufficient mitigation to allow the stream and wildlife corridor to pass underneath the road. Notwithstanding these criteria, this section does not preclude the granting of exceptions pursuant to Section 16.08.040 of this code.
F.
Clustering of Development into Nonprohibited Areas. Where protection of environmental resources pursuant to subsection (D) of this section necessitates preserving portions of a parcel in an undeveloped state, the city shall permit a density transfer for those dwelling units that otherwise would be allowable pursuant to Chapter 30.11 of this code onto less sensitive portions of the parcel.
(Ord. 5683 § 2, 2009)
It is realized that certain parcels of land exist of such size,
shape, location, topography, subject to such title restrictions, and
sold and devoted to such usage, that it is impractical for the owner
to conform to the rules, regulations and standards of this title when
divided or subdivided. In such cases, the planning commission or the
council may determine that conditions affecting the property in question
warrant and require that exceptions be made; provided, however, that
no exceptions may be made to any requirement imposed by the Subdivision
Map Act, and shall not have the effect of nullifying the intent and
purposes of these regulations. No exception shall be made unless the
planning commission or council makes a finding or findings in writing
that such exceptions are necessary, stating the reasons and grounds
therefor.
(Ord. 5683 § 2, 2009)
The design of any subdivision including a parcel map shall conform
to the standards contained in this chapter.
(Ord. 5683 § 2, 2009)
A.
Frontage
on more than one street will not be permitted except on corner lots
unless necessary because of topographic conditions.
B.
All
lots shall front on a dedicated public street or private street.
(Ord. 5683 § 2, 2009)
Not more than three contiguous flag lot stems shall be permitted.
The number of contiguous flag lot stems shall be determined at the
street frontage. The stem of a flag lot which is not contiguous to
the stem of another flag lot shall have a minimum width of 20 feet
for the entire length of the stem; the stems of two flag lots which
are contiguous shall have a minimum width of 15 feet each for the
entire length of each stem; the stems of three flag lots which are
contiguous shall have a minimum width of 10 feet each for the entire
length of each stem.
(Ord. 5683 § 2, 2009)
A.
All
existing streets shall be continued as required by the planning commission
or council.
B.
Street
extensions shall be required to adjacent unsubdivided property where,
in the opinion of the planning commission or council, they are necessary.
Such street extension, however, shall be provided with a temporary
turnaround to facilitate traffic movement.
C.
Where
proposed streets indicate an extension of an existing street, they
shall be at least as wide as the existing street at the point of junction.
D.
Streets
shall intersect at right angles. Radius of curvature where the side
lines of streets intersect shall be a minimum of 15 feet. An optional
method of diagonal cutoff may be used provided the dimensions thereof
do not reduce visibility, sidewalk width or curve radius obtained
by the above-specified radii. The planning commission or council may
approve streets intersecting at an angle other than 90 degrees when
such streets have sufficient radius or cutoff to provide the same
results as the traffic movement, visibility and designs provided by
the foregoing.
E.
Through-street
intersections shall be at right angles to each other; provided, however,
cul-de-sac through-street "T" intersections may be permitted where
the angle of intersection is no less than 70 degrees for a distance
of 25 feet back from the extended through-street curb line if the
cul-de-sac street serves less than 250 dwelling units.
F.
Intersections
of streets forming a "T" or three separate routes of travel may be
located closer than 150 feet to another street intersection where
such streets are cul-de-sac only and not through streets.
G.
All
arterial and collector streets shall have a tangent distance of not
less than 100 feet between reverse curves.
H.
The
maximum distance, as measured along the centerline(s) of one street
or a network of streets, consisting of the shortest route between
the terminus of a street and a street intersection which provides
a choice of two directions of travel to exit the general neighborhood
shall be 2,600 feet.
(Ord. 5683 § 2, 2009)
Diagrams illustrating standards for street widths and improvements
including limiting dimensions, when approved by the planning commission
and adopted by the council, shall be considered to be illustrative
of this section and adopted as part of this title. The following diagrams
incorporated herein as Exhibits 16.08.090A through 16.08.090D are
to be used as standards for the type of streets therein designated:
|
Exhibit 16.08.090A
 |
|
Exhibit 16.08.090B
 |
|
Exhibit 16.08.090C
 |
|
Exhibit 16.08.090D
 |
(Ord. 5683 § 2, 2009)
Whenever street improvements are provided on the basis of minimum
requirements as set forth in the street diagrams, the subdivider shall
construct parking bays located within the public right-of-way for
the purpose of meeting the following criteria:
A.
Local
Street, Mountainous
|
Roadway
|
Number of Spaces
|
|---|---|
|
22 or 24 ft.
|
1 space per dwelling
|
|
30 ft.
|
½ space per dwelling*
|
|
34 or 36 ft.
|
None
|
B.
Collector/Secondary
Street, Mountainous.
|
Roadway
|
Number of Spaces
|
|---|---|
|
24 ft.
|
1 space per dwelling
|
|
30 ft.
|
½ space per dwelling*
|
|
38 ft.
|
None
|
|
*
|
Note: Guest parking not required when dwelling units located
on one side of street only.
|
(Ord. 5683 § 2, 2009)
A.
The
minimum centerline curve radius on streets shall be as follows:
B.
The
above curve radius standards may be reduced through the use of superelevation
design provided at least an equivalent safety margin including, but
not limited to, sight distance, is provided to the satisfaction of
the director of public works.
(Ord. 5683 § 2, 2009)
The maximum grades on streets as measured along the centerline,
shall be as follows:
A.
Major
street: Seven percent;
B.
Collector/secondary
street: Ten percent;
C.
Local
street designed for 25 miles-per-hour and more than 500 vehicles per
day: Twelve percent;
D.
Local
street designed for 20 miles-per-hour and 500 or less vehicles per
day: Fifteen percent;
E.
The
maximum grade permitted on curves with a radius of less than 100 feet
shall not exceed 5%;
F.
Notwithstanding
the provisions of this section, no street shall have a grade of less
than 2%, except where the natural terrain of the proposed development
is less than 2% in cross fall.
(Ord. 5683 § 2, 2009)
All streets shown in the circulation element of the general
plan shall conform to such plan as to alignment and width including
required improvement thereof.
(Ord. 5683 § 2, 2009)
A.
The
planning commission and the council may approve undedicated private
streets which may be physically closed to the public for public traffic
and are posted as a private street. Such private street shall be shown
on the subdivision map.
B.
A plan
and profile of any such private street as provided by this title must
be submitted with the final subdivision map. Such private street shall
be improved with paving on a grade not to exceed 15% and need not
fully meet city standards for public streets. Such private street
shall be used for free and unimpeded access by emergency vehicles
and persons or vehicles to perform public service functions including,
but not limited to, refuse collection, utility installation and repair.
An adequate easement shall be furnished covering the aforesaid activities.
If the council finds that such private street would not serve the
public interest or welfare or give adequate access, it may reject
the map unless the subdivider offers to dedicate and improve such
way as a public street.
(Ord. 5683 § 2, 2009)
A.
Each
highway, street or way shown on the final map, which is to be dedicated
and which is a continuation of or is in the line of prolongation of
any existing dedicated highway, street or way, shall be given the
same name as such existing highway, street or way of which the same
is a continuation or prolongation. The proposed name of every other
highway, street or way shown on the map shall be submitted to the
director of community development for his or her approval and if such
name is not a duplication of nor so nearly the same as to cause confusion
with the name of any existing highway, street or way located in the
city, such name so submitted will be approved by him or her; provided
that when any such highway, street or way forms a portion of any other
highway, street or way proposed, by order of the council, to be surveyed,
opened, widened or improved, and in such order a name therefor has
been designated, the name of such highway, street or way shown on
such final map shall be the same as the name designated in such order.
B.
If
any such proposed name consists of a number, the number shall be spelled
out in full and each compound word thereof shall be hyphenated.
C.
The
words "avenue," "boulevard," "place" or other designation for any
such highway, street or way may be abbreviated.
D.
The
name of each newly dedicated portion of any highway, street or way
shall be shown in or arrowed in such newly dedicated portion which
shall be given the same name as the existing portion.
E.
For
legibility and safety of street signs, the director of community development
shall, in approving any street name, limit the number of letters so
as not to exceed 15.
(Ord. 5683 § 2, 2009; Ord. 5803 § 50, 2013)
Areas included within land described as mountainous terrain
(land located in the ROS and R1R Zones) shall receive special attention
under the subdivision regulations of this title in order to promote
and guard the health, safety and general welfare, and to protect natural
beauty and economic advantages related to the hillside living environment.
In carrying out the general purposes, the following shall be complied
with:
A.
All
subdivisions, including parcel maps, shall comply with the intent
and purpose of the hillside design guidelines adopted by the council.
B.
Grading shall comply with the standards of Chapter 15.12 of this code and Appendix J of the current Glendale Building and Safety Code.
C.
Natural
hillsides, stream channels, habitat areas and vegetation shall be
retained wherever possible in order to prevent erosion and preserve
beauty. Terrain modification shall attempt to minimize disruption
of the existing natural features of a site. Limited pad areas shall
be provided to allow for necessary pedestrian and vehicular access
areas, garages and possible base areas for houses which conform to
code standards. Larger pad areas may be provided if excessive grading
can be avoided and not done exclusively to provide areas for flat-land
style development.
D.
The
architecture of all buildings and structures shall be designed to
fit into lull side terrain.
(Ord. 5683 § 2, 2009)
The maximum allowable overall density for any residential subdivision,
including parcel map, shall be as specified by the general plan and
density standards of the specific zones specified in Title 30 of this
code.
(Ord. 5683 § 2, 2009)
All lots shall have a minimum lot area as specified in Title 30 and Section 16.20.280 of this code.
(Ord. 5683 § 2, 2009)
All lots located in mountainous terrain (lots located in the
ROS and R1R Zones), except flag lots and those lots located adjacent
to the bulb at the terminus of a cul-de-sac street, shall have a minimum
lot width of 100 feet. Lots located at the terminus of a cul-de-sac
street shall have a minimum width of 80 feet as measured along the
street setback line.
(Ord. 5683 § 2, 2009)
Property lines should generally be established at the top of
a graded slope rather than at midway point or at the bottom of a slope.
In areas where development rights are proposed to be limited and maintenance
of slopes proposed to be the responsibility of a homeowners association,
property lines may be established on slope areas. In general, property
lines should be established in a logical manner which considers such
factors as topography; proposed driveway locations; proposed wall
or fence locations; existing and proposed building locations; existing
and proposed drainage facilities; street access; and future property
maintenance. No lot shall be subdivided by a city boundary line.
(Ord. 5683 § 2, 2009)
In all subdivisions the layout of streets, alleys, lots and
easements shall be such as to provide for sanitary sewers and storm
drainage in a manner conforming to city specifications. When construction
is considered necessary to care for such flow, such construction shall
be installed or guaranteed by an improvement security bond in a sum
satisfactory to the city attorney and an amount satisfactory to the
city engineer. When, in the opinion of the city engineer, off-site
construction is considered necessary to care for such flow, the subdivider
may be required to contribute a portion of the cost for said construction
in the amount and manner as outlined in Section 66483 of the Government
Code, as a condition of approval of the subdivision. Subdivisions,
including parcel maps, shall be designed to avoid drainage problems
downslope of the subdivision site such as debris flow, constant running
water, or creation of new springs which affect existing development.
(Ord. 5683 § 2, 2009)
The subdivider may be required to submit to the city engineer
a drainage plan satisfying the requirements of Section 66483 of the
Government Code, in a form suitable to be adopted by reference by
ordinance to satisfy the provisions of said section.
(Ord. 5683 § 2, 2009)
The soil conditions in any proposed subdivision shall be analyzed
by a recognized testing laboratory approved by the city engineer and
the results thereof shall be submitted to him or her. The city engineer
shall instruct the testing laboratory as to location and number of
soil tests required and the laboratory's report shall contain recommendations
for pavement design and safe soil-bearing values for footings, etc.
If the city engineer has professional reasons to believe that the
report is inadequate or incomplete, the city engineer may reject any
recommendation of the laboratory subject to further study or test.
All costs in connection with the soil test shall be borne by the subdivider.
(Ord. 5683 § 2, 2009)
Water systems shall be designed to provide a sufficient amount
of water to meet the fire fighting requirements of the area involved
as well as domestic water source. The fire chief shall review location
for proposed fire hydrant systems and they shall be in conformance
with the National Board of Fire Underwriters Standards.
(Ord. 5683 § 2, 2009)
In areas where there will be a potential fire hazard, easy,
unobstructed access for maintenance purposes and fire equipment shall
be provided. The fire chief shall recommend to the planning commission
and/or council the location of fire road easements and firebreaks
when needed. In the design of the subdivision it may be necessary
to provide for greenbelt and/or vegetation management zones through
portions of the site. Greenbelt zones are generally described as irrigated
areas containing introduced plant materials. Vegetation management
zones are generally described as areas containing thinned-out native
plant materials which are usually not irrigated. Easement areas or
open space lots may be used, whichever the planning commission or
city council determines to be most appropriate for fire safety purposes.
(Ord. 5683 § 2, 2009)
A.
All
single-family subdivisions granted tentative approval after April
16,1993, shall comply with the following standards in the design and
placement of neighborhood box units (NBUs) for mail delivery by the
United States Postal Service:
1.
Distance
from Intersection. The neighborhood box unit shall be a minimum distance
of 30 feet from any intersection to ensure unimpaired sight distance
and the neighborhood box unit shall be situated on the approach to
an intersection where feasible.
2.
Location.
The neighborhood box unit shall be along the route of travel to the
residences served in order to avoid unnecessary travel and turning
movements.
3.
Nondisruptive
Location. The neighborhood box unit shall be located in a manner that
its use by residents will not adversely impact adjoining homes either
through headlight glare, reduced availability of parking, or other
impacts, and shall be screened through the use of shrubbery or elevational
differences to provide for buffering of adjoining residences.
4.
Number.
The number of mailboxes contained in a neighborhood box unit shall
be between four and 16 as determined by the postmaster in order to
provide for close, convenient and accessible service to residents,
including the handicapped.
5.
Lighting.
Lighting shall be provided either thorough the use of appropriately
placed streetlights or through specially designed lighting to provide
security to the neighborhood box units, safety of the residents using
such facilities, and with the objective of reducing glare on the adjoining
properties.
6.
Aesthetics.
All units shall be aesthetically attractive and shall use stone, rock,
decorative masonry or other materials to blend with the architectural
character of the homes in the vicinity.
B.
Plans and profiles in conformance with subsection A. of this section shall be prepared by a licensed landscape architect and/or licensed architect and shall be submitted for the approval of the director of public works, director of community development and postmaster prior to issuance of any permits for development of the subdivision.
C.
All
single-family subdivisions granted tentative approval prior to December
16, 1982, shall provide an individual curbside mailbox for each lot
pursuant to plans and specifications on file in the office of the
city engineer, except where the director of public works, director
of community development and postmaster deem a four-box neighborhood
box unit to be appropriate. In such circumstances, the neighborhood
box unit shall be located along the property line of two center lots
and shall serve four contiguous lots. Such neighborhood box unit shall
be authorized only where the neighborhood box unit will be conveniently
accessible by foot travel from the lots served.
D.
All
neighborhood box units shall be provided, installed and maintained
by the United States Postal Service. Approved architectural refinements
of subsection A.6. of this section shall be installed by the subdivision
developer at the developer's expense, but shall be maintained by the
Postal Service thereafter.
(Ord. 5683 § 2, 2009; Ord. 5803 § 51, 2013)
The design of the subdivision shall provide, to the extent feasible,
for future passive or natural heating or cooling opportunities. Consideration
shall be given to contour of the land, to configuration of the property
to be divided, to design of lot size and configuration to permit orientation
of a structure in an east-west alignment for southern exposure and
to take advantage of shade or prevailing breezes.
(Ord. 5683 § 2, 2009)
A.
The standards prescribed by this title for subdivisions shall apply to parcel maps under this title except as may be stated otherwise. The proposed lots shall be of such width, area and design as the planning commission or, on appeal, council finds to be necessary to preserve the purpose and intent of this title and of Title 30 of this code, and to comply with the general plan. The area, width and design of such lots shall be determined by the average size and dimensions of lots within the same zone and general plan designation within a distance of 500 feet of any point on the exterior boundaries of the property proposed to be divided. Any lot having an area of one acre or more and which contains no dwelling or other building shall not be included in determining the average size and dimension of lots for the purpose of this section.
B.
The
planning commission or, on appeal, council may make exceptions to
such standards upon finding all of the following:
1.
That
the strict application of any standard prescribed by this title would
result in practical difficulties or unnecessary hardship inconsistent
with the general purpose and intent of this title;
2.
That
there are exceptional circumstances or conditions applicable to the
property involved or to the intended use or development of the property
in the city being subdivided or resubdivided;
3.
That
the granting of the exception will not be materially detrimental to
the public welfare nor injurious to the property or improvements in
the immediate vicinity; and
4.
That
the granting of the exception will not be contrary to the objectives
of this Title.
C.
Additional requirements shall be imposed by the planning commission or council when it determines that such requirements are necessary to preserve the purpose and intent of this title, the general plan, and of Title 30 of this code; to conform to the character of improvements and lot design of the neighborhood within 500 feet of the parcel split; and for the improvement of public and private streets, highways, ways or easements as may be necessary for traffic, drainage and sanitary needs; and for the construction of reasonable off-site and on-site improvements for the parcels being created. The planning commission may require dedications or an offer of dedication either by certificate on the parcel map or by separate instrument for street opening or widening or easements and, if made by separate instrument, such dedications shall be recorded prior to or concurrently with the filing of the final parcel map for record and a reference thereto shall appear on the final parcel map set forth in Section 16.32.070 of this title. Requirements for construction of off-site and on-site improvements shall be noticed by certificate on the final parcel map or by separate instrument. Any separate instrument shall be recorded concurrently with or prior to the parcel map being filed for record and a reference to the separate instrument shall appear on the final parcel map as set forth in Section 16.32.070 of this title.
D.
Such
improvements as are required shall be installed to the satisfaction
of the city engineer or to the satisfaction of the general manager
of Glendale water and power as to water facilities, electrical facilities
and street lighting. The improvements which may be required are grading,
the installation of curbs, gutters, sidewalks, streetlights, street
trees, sewers, drainage facilities, water facilities and fire hydrants,
electrical facilities and roadway surfacing in or upon existing streets
or alleys and on land or easements being dedicated. In addition, however,
the city engineer may also require such other incidental improvements
as are essential to the proper installation of the required street
or alley improvements. Fulfillment of construction requirements shall
be required at such time as a permit or other grant of approval for
development of the parcel is issued or under the terms of an agreement
between the subdivider and the city, provided, however, that in the
absence of such agreement, said construction may be required within
a reasonable time after parcel map approval and prior to issuance
of a permit or other grant of approval for development of a parcel
when the city engineer determines that said construction is necessary
for reasons of the public health, safety, or is a necessary prerequisite
to the orderly development of the surrounding area.
(Ord. 5683 § 2, 2009)
A.
In
addition to the provisions herein, the planning commission, the director
of community development and the council may impose such other and
further conditions in the approval of a tentative map as may be deemed
to be required by the particular circumstances of the application,
the topography, design and improvement of such tract, and the health,
safety and general welfare of the contiguous or adjacent areas that
may be adversely affected thereby.
B.
At
any time prior to the implementation of a final map these conditions
of approval may be amended, deleted or added upon after application
by the subdivider or owner(s) of the subject property after appropriate
fees are paid and following the same process as the tentative map
approval and upon finding justification that circumstances warrant
such change(s). The modification of conditions of approval shall be
subject to the same process, approval body and public notice as the
tentative tract or tentative parcel map process.
(Ord. 5683 § 2, 2009; Ord. 5818 § 6, 2013)
