A landscaping plan may be required for subdivisions and shall
be required for back-on treatment, common or dedicated open space
and where necessary, to prevent erosion or to replace vegetation lost
during construction. In all subdivisions, existing trees shall be
preserved where feasible.
(O4060)
The design of the subdivision shall provide, in accordance with
Section 66473.1 of the Subdivision Map Act and to the extent feasible,
for future passive or natural heating or cooling opportunities.
(O4060)
A. All
proposed utilities within and adjacent to 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. Surface
mounted transformers in residential subdivisions; only at locations
which have been reviewed and approved by the Public Works Director
and Community Development Director and where the following findings
can be made:
a. Special physical conditions exist, where, in the opinion of the City
Engineer, providing for subsurface transformers will impact the reliability
of the utility, or
b. The project meets the Housing Authority's definition of an affordable
housing project, or
c. All parcel maps where requiring subsurface transformers will place
a particularly heavy financial burden on that development.
As a condition of allowing for the installation of subsurface
transformer, an acceptable landscape treatment shall be provided completely
around the transformer to provide for adequate screening of the transformer.
The Community Development Director shall review and approve the landscaping
plans prior to approval of the improvement plans or final map, or
parcel map, whichever comes first.
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A minimum distance of 10 feet from a pad-mounted transformer
to a residence shall be required. Furthermore, pad-mounted transformers
shall not be allowed in the planting strip between the curb and sidewalk,
but shall be placed behind the sidewalk in a public utility easement;
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5. Pedestal-mounted
terminal boxes in residential subdivisions only at locations which
have been reviewed and approved by the City Engineer. Pedestal-mounted
transformers shall not be allowed in the planting strip between the
curb and sidewalk, but shall be placed behind the sidewalk in a public
utility easement;
6. High
voltage transmission lines transmitting electricity of 50,000 volts
or more.
For the purpose of this section, the subdivision boundary shall
be considered to be the centerline of the street or streets adjacent
to the subdivision. Utilities shall be considered adjacent to the
subdivision if located between the centerline of the street(s) and
the right-of-way line(s) opposite the subdivision.
B. No
additional poles shall be installed outside of the subdivision in
order to comply with this section unless specifically approved by
the City Engineer.
C. The
services to existing structures within the subdivision and all new
transmission, distribution and service lines shall be placed underground
and existing utility poles shall be relocated as necessary. Upon request
by a subdivider, the City Engineer may allow overhead services to
existing structures to remain overhead in residential tentative parcel
maps if he or she finds that:
1. Undergrounding
of the utility services will place an undue burden on the existing
property owner; or
2. The
visual burden of leaving the utility service lines aboveground will
not be significant.
D. Connections
for all utility lines placed under streets shall be extended to right-of-way
line, and their location shall be marked upon the curb or sidewalk.
All such lines shall be installed prior to final street paving.
E. In
the event that there are existing overhead utility lines either within
or adjacent to the subdivision and the subdivider and/or the Council
determines that allowing the utilities to remain aboveground may result
in the potential for a significant impact to aesthetics, the City
Council may require the subdivider to underground the overhead utilities,
either within or adjacent to the subdivision. If the Council requires
undergrounding of existing overhead utilities, other than existing
service lines, the developer shall be entitled to a credit toward
that portion of the street improvement fee which is associated with
undergrounding existing overhead utilities; however, no credit shall
be provided to a developer who is required to relocate existing utility
poles as part of roadway widening and/or frontage improvements associated
with a project. The Public Works Director is authorized to allow such
credit. If a developer is dissatisfied with the decision of the Public
Works Director, the developer may appeal for relief to the Council
by filing an appeal in writing with the City Clerk within 10 days
after the disputed decision. The appeal shall state in detail the
basis for the claimed credit. The decision of the Council shall be
final.
(O4060; O93-018; O93-034; O2006-10)
In areas such as ridges, hilltops, properties zoned HS, and
other scenic areas, development shall ensure adequate mitigation for
protection and/or preservation of the scenic resources. Development
shall be encouraged to use the form of the land and vegetation to
insure separation of building areas and minimal exposure from roads
or other building areas. The use of plantings, generally trees, consistent
and compatible with those of the area may be required to mitigate
the extent of exposure of the development area in conjunction with
land forms, existing vegetation and other features. Screening required
for shielding of development areas, not necessarily the immediate
house site, shall consist of natural materials of the area, preferably
using natural vegetation or landform modification similar in form
to the natural terrain.
(O4060)
Subdivisions affecting resources described in the General Plan,
any applicable specific plan, or the zoning ordinance, shall be subject
to the following requirements:
A. Design
of projects shall recognize the environmental resource characteristics
of the site and be designed in such a manner to allow for the preservation
and continued production of the particular resource;
B. Development
shall not adversely affect the natural course of riparian habitat
of any intermittent, seasonal, or permanent waterway. Mitigation measures
shall be required where development may result in impacts to such
areas;
C. Development
shall not adversely affect tidal marshes, freshwater marshes, estuaries,
or marine waters. Impact upon these areas by a project shall be mitigated;
D. Development
shall not adversely affect areas identified as significant wildlife
habitat, and impacts upon these areas by a project shall be mitigated;
E. Extensive
changes or removal of vegetation shall demonstrate minimal adverse
impacts on microclimate conditions. Erosion protection and revegetation
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 archeologists
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
any of the proposed lots adjoins an agricultural pursuit, the city
may require an increased building setback line for those lots to protect
the agricultural operation and/or residential neighbors;
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.
(O4060)
All new subdivisions shall be required to annex to and/or connect
to the Napa sanitation district's sanitary sewer system prior to approval
of the parcel or final map, except for the following situations:
A. Single-family
residential subdivisions of four parcels or less may utilize a septic
disposal system, if approved by the Health Officer, providing that
the minimum parcel size is five acres and the overall density is not
greater than one unit per five acres;
B. Septic
tanks, shall be installed under inspection by the Health Officer,
in which case a letter shall be submitted by the Health Officer stating
his or her findings and setting forth recommendations on the ultimate
subdivision layout.
(O4060)
The design of a subdivision shall provide for the availability
of individual household telephone service to each residential parcel
in the subdivision.
(O4060)
No residential lot may be created by subdivision which will
be subject to periodic inundation or overflow from storm drainage
or floodwaters. The building floor elevations shall be not less than
the minimum building floor elevation established by the floodplain
regulations of Title 17. The Public Works Director 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 Public Works Director.
(O4060)
Where a public service facility such as a fire station, library,
police substation, etc., is shown on the General Plan or applicable
specific plan containing a community facility or public building element,
the subdivider shall construct or contribute to the construction of
such facility in accordance with the principles and standards contained
in the plans or implementing regulations.
(O4060)
The city may require a subdivider to install improvements for
the benefit of the subdivision which may contain supplemental size,
capacity or number for the benefit of property not within the subdivision
and that such improvements shall be dedicated to the public. In the
event of installation of such improvements, the city shall enter into
an agreement with the subdivider to reimburse the subdivider for that
portion of the cost of such improvements equal to the difference between
the amount it would have cost the subdivider to install such improvements
to serve the subdivision only and the actual cost of such improvements.
The city may utilize any of the methods provided by law to pay the
costs of reimbursement.
(O4060)