A. 
The design and improvement of each subdivision shall comply with the General Plan, any applicable specific plan, this title, this code, other city ordinances and resolutions and all city standards specifications.
B. 
The design and improvement of each subdivision shall incorporate all mitigation measures, conditions and requirements identified: (1) in the environmental document adopted for the project and (2) in any plan prepared for the subdivision pursuant to the conservation and safety and floodplain regulations of Title 17 of this code.
C. 
Deed restrictions when required shall run with the land and be enforceable by subsequent owners of property lying within the subdivision. When deemed necessary to effectuate conditions on approved maps, 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 by use of a homeowner's association, maintenance agreement, participation in established maintenance district, or other similarly enforceable vehicle approved by the City Attorney.
(O4060; O2006-10)
A. 
Minimum lot size, lot width and depth, shall conform to the standards established by the city's zoning regulations, including without limitation the provisions of Title 17 and other applicable laws and regulations.
B. 
Building setback lines shall conform with the standards of Title 17 and shall not be less than those required in prior code Chapter 6, the General Plan, an adopted precise section thereof or established building lines. Building setback lines for lots adjacent to streams and waterways shall be established in accordance with Title 17 of this code.
C. 
The side lines of lots shall run at right angles to any street upon which the lot faces unless the City Engineer determines that a variation from this condition will give a better street and lot plan.
D. 
Double frontage lots less than 200 feet in depth shall be avoided except where the Community Development Director 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.
(O4060; O2006-10)
A. 
The subdivision shall be consistent in concept, alignment and level of improvement with the circulation element of the General Plan, and any applicable specific plan, as well as any street connection policy. Where necessary to insure 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, etc. Turn lanes shall be required. On-site parking shall be required to meet zoning regulations.
B. 
Satisfactory access to the subdivision and to each lot shall be provided by public streets meeting all applicable standard specifications. Subdivisions with streets longer than 500 feet may be required to provide multiple access. Access shall be deemed satisfactory only if it will allow reasonable ingress and egress for emergency vehicles. Private streets shall not normally be permitted. However, in the event a public street is not necessary for future street connections, a private street may be permitted upon a finding by the project evaluation and review committee that a private street is justified because of the topography or other natural features of the land or because of limitations imposed by adjacent developed property. 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 the approval of the City Engineer and City Attorney.
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 Public Works, Fire Department, and CalTrans standard specifications. In addition:
1. 
Where a subdivision abuts upon a street or highway of importance, the Public Works Director may require parallel service roads and may limit the right of access to the street or highways.
2. 
The frontage of each lot shall be improved to its ultimate geometric section including structural section to the centerline of the street, 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 beyond the centerline of the street.
3. 
All streets shall, as far as practicable, be in alignment with existing and adjacent streets by continuation of centerlines, or by adjustment by curves, and shall be in general conformity with the plans made for the most advantageous development of the area in which the subdivision lies. Streets shall be required to intersect one another at an angle as near to a right angle as is practicable in each specific case. Where a street joins acreage, provision may be required for adequate street access thereto.
D. 
Pedestrian, equestrian and bike paths may be required to provide access to schools, parks, rivers and other public areas, to conform to the General Plan or to assure the public health, safety and welfare.
E. 
All street names and numbers shall be approved by the Community Development Director and the Fire Chief. Duplication of existing names shall not be allowed. Streets obviously in alignment with existing streets shall have the same name. Street name signs of an approved type shall be located at all street intersections. Additional regulatory, warning and informational signs shall be installed as required by the Public Works Director or Community Development Director.
F. 
Unless waived by the Community Resources Director, a landscape plan for the public right-of-way, including street trees of an approved type shall be submitted by the subdivider for the approval of the Community Resources Director.
G. 
All streets shall have adequate street lights.
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 meet the weight and width requirements of the Public Works and Fire Departments, and applicable CalTrans standards.
J. 
Provision shall be made for any and all railroad crossings necessary to provide access to or circulations within the proposed subdivision, including the preparation of all documents necessary for application to the State Public Utilities Commission for the establishment of a public crossing. All costs necessitated by the establishment and improvement of such crossings shall be borne by the subdivider.
(O4060; O2006-10)
A. 
Stormwater runoff from the subdivision shall be collected and conveyed by an approved storm drainage system. The storm drainage system shall be designed by a registered civil engineer for ultimate development of the watershed and shall provide for the protection of abutting and off-site properties that may be adversely affected by any increase in runoff attributed to the development; off-site storm drain improvements may be required to satisfy this requirement. In addition, retention ponds, drainage swales and/or check dams may be required to reduce off-site peak storm flow generated by projects.
B. 
Improvements shall be designed to meet the City of Napa Standard Specifications and Standard Plans. Drainage improvements for runoff shall be engineered to minimize erosion through the use of rocked culvert inlets and outfalls, energy reducers, the correct location of culverts, etc. Design features shall include reseeding exposed slopes as well as minimizing the use of artificial slopes. Improvements shall be constructed in accordance with the approved plans and specifications.
(O4060; O2006-10)
A. 
Development shall maximize retention of natural land forms such as rolling hills, ridgetops, areas of extensive vegetation and watercourses. Grading shall not produce large flat planes or sharp angles or intersection with the natural terrain. Slopes shall be rounded to blend with existing terrain.
B. 
Grading plans shall be required for all subdivisions. 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. No grading shall be commenced until the tentative map or tentative parcel map has been approved. Issuance of building permits or release of security for improvement agreements may be conditioned upon receipt of approved written assurance by a registered civil engineer that the lot grading has been done in conformance with the approved plan and/or geotechnical requirements.
(O4060)
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. 
Each subdivision shall provide all necessary protective measures and facilities, such as fire hydrants, and shall be designed in accordance with the city's standard specifications and the Board of Fire Underwriters. Location of fire hydrants shall be as specified by the Fire Chief and Public Works Director.
B. 
Commercial subdivisions shall provide sufficient water capacity, flow and storage to ensure the protection of the public health, safety and welfare.
(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.
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;
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)
A. 
All new subdivisions shall be required to connect to the city water system. If an "auxiliary water supply" will also be used, backflow prevention devices shall be installed to isolate the auxiliary supply from the city's supply. Water service shall be brought to the property line of each lot being served and for residential lots shall be no less than one-inch service. Commercial and industrial services shall be no less than two inches for domestic use and six inches for fire protection, unless alternative installation measures are approved by the Public Works Director. A minimum 20-foot wide waterline easement is required for all water facilities outside the public street right-of-way.
B. 
In the event there is inadequate pressure to serve the subdivision, the subdivider shall install those facilities required to ensure adequate pressure including, without limitation, pumps, water tanks, hydropneumatic tanks, etc., in accordance with the water division's master plan. If a temporary system is required to serve the subdivision prior to completion of the ultimate master plan water system, the subdivider shall contribute mitigation funds towards the completion of the master plan system, in addition to providing the temporary system.
C. 
All water mains shall be of ductile iron, no less than Class 50 and shall be no less than six-inch diameter. The water division may permit four-inch diameter mains in areas where fire hydrants are not required and the water main will not be extended for future use.
(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)
A. 
The survey shall conform to the Land Surveyors Act and be tied into all existing monuments in the area. The data shall be shown on the final map indicating all monuments found or set and other pertinent information.
B. 
A traverse of the boundaries of the tract and all lots and blocks, when computed from field measurements of the ground, and all monuments set for said traverse must close within a limit of one foot in 10,000 feet. When survey points are a distance of 300 feet or less apart, the field measurements must fall within a circle of accuracy having a radius of 0.03 of a foot. The circle of accuracy is defined as a circle having a specified radius, the center of which is the mathematical position of the specific point.
(O4060)
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 Engineer.
B. 
Permanent monuments shall be located on all street intersections and centerlines, not more than 1,000 feet apart on tangents and at all beginnings and ends of curves. If the point of intersection of the tangents of the curb 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 centerlines due to existing or proposed utilities, they shall be located 10 feet south or 10 feet west of the above stated centerlines, except as follows:
1. 
They shall be offset 10 feet on the radial line at the beginning and end of the curve;
2. 
On long curves, they shall be offset radially within the paved street area, maintaining a clear line of sight;
3. 
At the end of a cul-de-sac, they shall be offset 10 feet perpendicularly or radially;
4. 
At the end of the stub streets, they shall be located at least 10 feet from the end of the paved area.
D. 
Monuments not less substantial than a three-quarter inch diameter galvanized iron pipe with a survey tag or other noncorrodable 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 angle and curve points on the exterior boundary of the subdivision and as required by the City Engineer. If monuments are required to be set below the surface of the ground, the depth to the top of the monument shall be stated on the final map. Boundary monuments may be required to be more substantial than the minimum requirements, specified in this section, due to unusual circumstances, and suitable monuments shall be installed in these cases as directed by the City Engineer. 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 lot in the subdivision shall be marked in a manner acceptable to the City Engineer.
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 Engineer.
(O4060; O2006-10)
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)
A. 
The soils investigation required by Sections 16.20.010 and 16.28.020 shall include the following:
1. 
Field exploration, including test borings and soil samples in sufficient number and extent, in the opinion of the geotechnical engineer, to adequately evaluate the surface and subsurface soil nature, distribution and strength for the development proposed;
2. 
Testing of soil samples by an approved testing laboratory to provide the parameters required by the engineer to complete the report;
3. 
A log of all borings, classifying the soil strata by type and depth, to be included in the report.
B. 
The geotechnical report required by Sections 16.20.010 and 16.28.020 shall include the following:
1. 
The nature and extent of any seismic or geologic hazard, the effect of the seismic or geologic conditions on the proposed development, and an assessment of the risk such hazards pose the occupants of the proposed project;
2. 
An assessment of existing slope stability;
3. 
Measures needed to mitigate seismic or geologic hazards and to reduce identified hazards to acceptable risk levels in the opinion of the geotechnical engineer. Recommendations for grading procedures and design criteria for erosion control and corrective measures shall be included;
4. 
Recommendations for site design to minimize seismic or geologic hazards and erosion;
5. 
Data regarding the nature, distribution and strength of existing soils, building foundation and roadway design criteria, surface and subsurface drainage criteria and recommended provisions by the engineer;
6. 
Recommendations for supervision and observation of grading and other recommended construction work;
7. 
A plan which shall be drawn to scale, and shall be of sufficient size and clarity to show existing details and the nature and extent of all proposed improvements. The plan shall include the following information:
a. 
Name and address of owner,
b. 
Name, address, professional status, license number, and phone number of the person who prepared the plan,
c. 
Location and assessor's parcel number of the proposed site,
d. 
North arrow, scale and the name and location of the nearest public road intersection,
e. 
Existing contours of the site. Contours shall be sufficiently detailed to define the topography over the entire site (generally at two-foot intervals),
f. 
Delineation of fault zones, traces land slides and areas of instability. Delineations of springs or other subsurface water conditions,
g. 
Location of any buildings, structures, trees and other landscape features on the property and the locations of any buildings, structures or trees on adjacent property with 15 feet of adjoining property lines,
h. 
Proposed measures to mitigate any seismic or geologic hazards including building setbacks, foundations, surface and subsurface drainage devices, grading, erosion control, retaining walls, special construction techniques, etc.,
i. 
Phasing of proposed work, as appropriate;
8. 
A statement by the engineer regarding the suitability of the subdivision design for the site.
C. 
The Engineer shall review and approve the final drawings for grading and other geotechnical work for the subdivision as to compliance with the recommendations of his or her report. All grading and geotechnical related work during construction shall be performed under the observation of an approved engineer, and subject to periodic testing as recommended in the geotechnical report.
D. 
Upon completion of all grading and geotechnical construction work the engineer shall submit a final report describing, in detail, all work performed, reconciling the actual work performed with the recommendations of the report if different, and expressing a professional opinion that all required work was satisfactorily completed. The final report shall be submitted to the City Engineer prior to the occupancy of any structures on any lots created by the subdivision.
(O4060; O2006-10)