A. 
The subdivider shall construct or install improvements in streets, alleys, pedestrian ways, channels, easements, bike ways and other rights-of-way as are necessary for the general use of residents or business of the subdivision, whether created by parcel map or final map, and meet all local traffic and drainage needs in accordance with the provisions of this chapter.
B. 
All improvements shall be designed and constructed in accordance with the most current version of the Improvement Standards.
(Ord. 539 § 1, 2011)
A. 
Improvement plans shall be prepared by or under the direction of a registered civil engineer and shall show full details of all improvements required to be installed by the provisions of this title and of all other improvements proposed to be installed by the subdivider within any street, alley, pedestrian way, channel, easement, bike way or other public area or right-of-way. Full details include all cross sections, profiles, estimated costs and specifications.
B. 
The form, layout, scale and other particulars of the plans and the number of copies provided shall be in accordance with the requirements of the City Engineer.
(Ord. 539 § 1, 2011)
Improvement plans, estimated costs and specifications shall be approved by the City Engineer prior to commencement of construction or installation of any improvements within or to be within any future street, alley, pedestrian way, channel, easement, bike way, or other public area or right-of-way.
(Ord. 539 § 1, 2011)
Improvements shall be constructed and installed to permanent line and grade in accordance with the approved plans and specifications, and the most current version of the Improvement Standards to the satisfaction of the City Engineer.
(Ord. 539 § 1, 2011)
A. 
Preliminary Soils Report. For every subdivision a preliminary soils report shall be prepared by a civil engineer registered in this State that specializes in soils engineering, and shall be based upon adequate test borings. The preliminary report shall be submitted to the City Engineer for review, unless the City Engineer advises the subdivider in writing that he or she is sufficiently familiar with the characteristics and quality of the soils within the proposed subdivision to dispense with this requirement. The City Engineer may require additional information or reject the report if it is found to be incomplete, inaccurate or unsatisfactory.
B. 
Soils Report. If the preliminary soils report indicates the presence of critically expansive soils, rocks or liquids containing deleterious chemicals, or other soil irregularities which, if uncorrected, could conceivably cause structural damage to buildings or other structures proposed to be erected within the subdivision, or cause construction materials such as concrete, steel and ductile or cast iron to corrode or deteriorate, a soils investigation of every potentially affected lot within the division of land shall be undertaken. The investigation shall be conducted by a civil engineer registered in this State who specializes in soils engineering who shall recommend the corrective action which is likely to prevent structural damage to each structure proposed to be constructed in the area where the soils problem exists. A formal report of the investigation shall be filed with the City Engineer. Additionally, a geologist's report may be required in such cases where, in the opinion of the City Engineer, information contained in the preliminary or formal report or other materials indicates the need for such a report in terms of geological hazards of the area proposed for subdivision.
C. 
Issuance of Building Permits. If a soils report and/or a geologist's report is required, the Chief Building Official shall not issue building permits in respect to buildings and other structures proposed to be built within the subdivision unless he or she determines:
1. 
That the corrective measures recommended therein are sufficient to obviate the possibility of structural damage; or
2. 
Any building permits thus issued shall be conditioned upon the incorporation of approved corrective measures in the building and the soils of the lot to which it relates.
D. 
Soils Report Information to Be Recorded With the Map. When a soils report has been prepared, this fact shall be noted, together with the date of the report and the name of the engineer making the report, on an additional map sheet or on a separate document to be recorded simultaneously with the final or parcel map.
(Ord. 539 § 1, 2011)
A. 
Buildable Lots. All subdivisions shall result in lots which are developable and capable of being built upon. No subdivision shall create lots which are impractical for improvement due to size or shape, location of watercourses, problems of sewage or driveway grades or other physical conditions.
B. 
Zoning Regulations. All lots within a proposed subdivision shall comply with the Live Oak Zoning Regulations.
C. 
Lot Side Lines. The side lines of all lots, so far as possible, shall be at right angles to the street on which the lot fronts or approximately radial to the center of curvature if such street is curved. When a lot fronts on a cul-de-sac the side lines of the lot shall be approximately radial to the center of curvature of the cul-de-sac.
D. 
Lots at Boundary Lines. No lot shall be divided by a City boundary line, nor any boundary between parcels registered under separate ownership. Each such boundary line shall be made a lot line.
E. 
Flag Lots. Flag lots may be allowed by the Planning Commission for subdivisions when the shape of the lot and the length of public street frontage of the lot prior to subdividing makes conformance to these design standards impractical. Flag lots shall conform to the following requirements:
1. 
Accessway Size. Accessways which serve not more than two residential lots or dwelling units shall have a minimum width of 20 feet with a 16-foot wide roadway surface. Accessways which serve any commercial or industrial lots or more than two residential lots or dwelling units shall have a minimum width of 32 feet with a 28-foot wide driveway surface.
2. 
All-Weather Surface. All accessways shall be all-weather roadways constructed with a minimum of four inches of aggregate base and two inches of asphaltic concrete constructed to City standards or equivalent as approved by the Planning Commission.
F. 
Division into Large Lots. Whenever land is divided into lots which average one acre or more, blocks shall be designed to provide for the opening of streets at intervals sufficient to permit the subsequent subdivision of any such lot into smaller sized lots.
G. 
Block Lengths. Blocks shall have a length of not more than 900 feet between street centerlines unless the design of the blocks adjacent to the proposed subdivision or other special conditions justifies departure from this requirement.
H. 
Double Frontage. Lots having double frontage shall not be approved except where necessitated by unusual conditions. The width of each block shall be sufficient for an ultimate layout of two tiers of lots unless the general layout in the vicinity, lines of ownership, type of use or topographical conditions or locations of major streets or freeways justify or make necessary a variation from this requirement.
I. 
Remnants. No remnants of property shall be left in a subdivision which do not conform to lot requirements or are not required for a private utility or public purpose.
(Ord. 539 § 1, 2011)
A. 
Design Conformance. Street and highway design shall conform both in width and alignment to the Live Oak General Plan, any adopted specific plan and any adopted plan line and shall meet the requirements of the Improvement Standards or any individual standard adopted by the City Council or Planning Commission.
B. 
Dedication of Real Property for Public Streets. Those strips of land which comprise the proposed public streets within and contiguous with a subdivision shall be dedicated or irrevocably offered for dedication to the City for public street purposes, including any land required to provide the necessary supplemental width to an existing City street to conform to the width and alignment requirements in subsection A.
C. 
Street Patterns. The street pattern in a subdivision shall generally provide for the most advantageous development of adjoining areas, neighborhoods or districts.
1. 
Alignment with Existing Streets. So far as practicable, street intersections shall be in alignment with existing adjacent streets by continuation of the centerlines thereof, or by adjustment by curves. Wherever streets are not in alignment, their centerlines shall be offset by not less than 100 feet.
2. 
Intersections of Streets. Street centerlines shall be required to intersect one another at an angle as near to a right angle as is practicable by tangents in accordance with the Improvement Standards.
3. 
Access to Adjoining Lands. Where necessary to give access to or permit the satisfactory subdivision of adjoining land, proposed streets shall be extended to the boundary of the subdivision and the resulting dead end street may be approved without a turnaround. A temporary turnaround may be approved which may have a radius of 40 feet. In all other cases, a turnaround shall have the minimum dimensions shown below for cul-de-sacs.
4. 
Cul-de-Sacs. Cul-de-sacs shall include a turning circle with a minimum radius of 40 feet at the face of curb and 50 feet at the property line, except that in industrial subdivisions cul-de-sacs shall have a minimum radius of 50 feet at the face of curb and 60 feet at the property line. Residential cul-de-sacs shall not exceed a length of 700 feet, measured from the center of the turning circle to the centerline of the intersecting street, unless there are physical conditions that justify a longer length. Cul-de-sacs in all other zone districts shall not exceed 400 feet unless topography or other special conditions warrant a longer cul-de-sac.
5. 
Long, Straight Streets Discouraged. Excessively long, straight standard subdivision streets, which are conducive to high speed traffic, are discouraged.
D. 
Street Access.
1. 
Access on Public Streets. All lots created by a subdivision shall have frontage on a public street unless otherwise determined in subsection D.2 of this section.
2. 
Access by Private Streets. If the Planning Commission determines that it is logical to develop land with lots that have access to private streets, such development may be approved. The subdivider shall submit a development plan showing the alignment, width, grade and material specifications of any proposed private street and the means of access to each lot and the water supply, sewerage and drainage of each lot served by the private streets. Private streets shall meet the current public street standards for materials specifications and standards for construction methods. The subdivider shall be required to provide a feasible method for the maintenance of such private streets and the liability for taxes thereon. Nonaccess strips at the end of streets or at the boundaries of subdivisions shall be dedicated to the City when required by the City.
E. 
Design Adjacent to Major Streets.
1. 
Street Intersections. The number of intersecting streets along a State highway or major street shall be kept to a minimum.
2. 
Driveways. Residential driveways should be prohibited from direct access onto a major street.
3. 
Waiver of Access Rights. When the side or rear lot lines of residential lots abut a major street the subdivider may be required to execute an instrument waiving the right of ingress to and egress from such lots across those side or rear lot lines. The subdivider may also be required to dedicate and improve a landscape strip and wall adjacent thereto.
F. 
Relation to Adjacent Street System. Streets within a subdivision are to relate in the following ways to the adjacent street system:
1. 
Preexisting Streets. Alignment of streets shall conform to and provide for the continuation of the principal adjacent preexisting streets or to their proper projected location where the adjoining property has not been developed.
2. 
Street Width. Width of streets shall conform to the requirements of the Improvement Standards.
3. 
Future Access and Street Patterns. Streets shall be situated in such a way as to accommodate rational future access and street patterns. Whenever a tentative map or tentative parcel map indicates that an unfinished street, or half street, within the subdivision abuts adjacent land, and it is the intention of the City that the street eventually will be competed upon the adjacent land, the subdivider may be required to dedicate to the City in fee a one-foot strip along the perimeter portion of the unfinished street or half street which abuts the adjacent land for the purpose of controlling access to the street from the adjacent land.
G. 
Service Roads. When proposed lots front on a major street or highway the subdivider may be required to dedicate and improve a parallel service road to provide ingress and egress to and from each lot.
H. 
Curbs and Gutters. Curbs and gutters shall be required on public streets and shall comply with the design requirements of the improvements standards.
I. 
Sidewalks. Sidewalks shall be required on public streets and shall be located within the street right-of-way. Sidewalks shall comply with the design requirements of the Improvement Standards.
J. 
Pedestrian Ways. Other pedestrian ways outside of the street right-of-way may be required for access to schools, parks, playgrounds, shopping centers, transportation facilities or other community facilities.
K. 
Bikeways. All subdivisions shall be designed to include rights-of-way for bicycle movement, which rights-of-way may be required to be separate from streets. The location and improvement of these rights-of way shall be designed in such a way as to maximize: (1) convenience of movement throughout the subdivision; (2) access to community facilities; and (3) safety of persons using the pedestrian and bikeways.
(Ord. 539 § 1, 2011)
Unless otherwise approved by the Planning Commission, utilities within a subdivision shall be subject to the following provisions:
A. 
Easements. All utilities shall be placed in right-of-way dedicated to the public. Whenever it is necessary for the installation, operation and maintenance of utilities and utility accessories, easements shall be provided along any front, side or rear lot line, or across lots as may be required by the City Engineer. Widths of easements for utility companies and agencies shall be determined by the company or agency.
B. 
Utility Crossing of a State Highway or Railroad. When any storm drain, sanitary sewer or domestic water line crosses a State highway or railroad, a permit from the responsible agency shall first be obtained.
C. 
Undergrounding Utilities.
1. 
Required Undergrounding and Exceptions. Electric, communication or similar or associated utility distribution facilities installed in and for the purpose of supplying service to each lot within the subdivision, and any existing overhead utility facilities located within the subdivision or on those portions of streets which abut the subdivision, shall be placed underground in accordance with the utilities rules and regulations on file with the California Public Utilities Commission. The following facilities are excepted from the provisions of this subsection:
a. 
Municipal Facilities. Any City facilities or equipment that are excepted by the City Engineer;
b. 
Lighting. Poles or electroliers used exclusively for street lighting;
c. 
Over 34,500 Volts. Poles, overhead wires and associated overhead structures used for transmission of electric energy at nominal voltages in excess of 34,550 volts;
d. 
Antenna Installation. Antennae, associated equipment and supporting structures used by a utility for furnishing communication services;
e. 
Underground Appurtenances. Equipment appurtenant to underground facilities such as surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets and concealed ducts; and
f. 
Temporary Facilities. Temporary poles, temporary overhead wires and associated temporary overhead structures used or to be used during the course of construction in conjunction with a construction project.
2. 
Waiver of Undergrounding for Difficult Physical Conditions. The Planning Commission may waive the requirement that existing overhead utility facilities that are located within the subdivision, or on those portions of streets which abut the subdivision, be relocated to underground if it finds that topographical, soil or other physical conditions make the undergrounding as otherwise required by this subsection, unreasonable or impracticable.
3. 
Subdivider Responsibility. The subdivider is responsible for complying with the requirements of this subsection and shall make the necessary arrangements with the utility companies involved for the installation of the facilities.
4. 
Grading. Public rights-of-way and easements where utilities are to be placed underground shall be graded to within six inches of the final grade prior to installation of those utilities. Grades of curbs shall be determined and staked before utilities are installed underground.
(Ord. 539 § 1, 2011)
A. 
Existing Ditches or Natural Channels. The subdivider shall dedicate right-of-way for storm drainage conforming substantially with the lines of any ditch or natural watercourse that traverses through or adjacent to the subdivision, or, at the option of the City Engineer, the subdivider shall provide by further dedication of sufficient easements or constructions or both, to dispose of such surface and storm water. The diversion of natural channels or existing ditches will be allowed only within the limits of the proposed improvement. All natural drainage must leave the improved area on the original horizontal and vertical alignment unless special arrangements and agreements are made with adjoining property owners. All existing natural channels or ditches shall be replaced with underground closed conduits, unless otherwise approved by the City Council. Open channels will only be considered for the conveyance of drainage where an open channel is designated in the City of Live Oak Master Drainage Study or if the peak stormwater discharge is large enough to render a closed conduit infeasible due to physical constraints where slope, width and depth renders a closed conduit unable to meet horizontal and vertical alignment requirements stated herein. The final determination of feasibility will be made by the City Engineer. Upon determination of the feasibility by the City Engineer, if a closed conduit is not physically feasible, a proposed exception shall be set for a public hearing at the next available City Council meeting. This open channel exception applies only to regional stormwater conveyance systems and then only upon the approval of the City Council. The design of such structures will be reviewed on an individual basis.
B. 
Stormwater Drainage Design. The design of storm drainage facilities, including storm drainage detention facilities, shall be in accordance with the Improvement Standards.
C. 
Lot Grading. The ground surface of each lot shall be graded to channel storm drainage runoff from each lot into the street gutter or into an approved underground storm drainage conduit.
(Ord. 539 § 1, 2011; Ord. 579 § 3, 2022)
A. 
Domestic Water Supply. Water system improvements shall conform to the State Department of Health Services California Waterworks Standards.
B. 
Connection the Existing System. The City shall direct to the contractor's representative in the procedures, methods and timing of making all connections to existing water mains, and in the closing down of any portion of the City water system. The contractor's representative shall then direct his or her forces in accordance with the City's instructions.
C. 
Water System Design. Design of water system facilities shall be in accordance with the Improvement Standards.
(Ord. 539 § 1, 2011)
A. 
Sanitary Sewer Design. Design of sanitary sewer facilities shall be in accordance with the City's public sewer construction ordinance and the Improvement Standards.
B. 
Connection to the Existing Sewer System. The City shall direct the contractor's representative in the procedures, methods and timing of any connection to the City's existing sewer mains, manholes and appurtenances. The contractor's representative shall then direct his or her forces in accordance with the City's instructions.
(Ord. 539 § 1, 2011)
Trees shall be planted along all streets and public ways included within and bordering the subdivision in accordance with the improvement standards. Tree species shall be selected from the master tree list in the Improvement Standards. The trees shall be kept watered by the subdivider or the subsequent owners of the lots on which the trees front.
(Ord. 539 § 1, 2011)
All lighting on dedicated rights-of-way shall be installed in accordance with the Improvement Standards.
(Ord. 539 § 1, 2011)