All improvements shall conform to the city engineering standards. Any deviation shall be permitted only with the written approval of the city council in accordance with Section 19.16.240. Permission shall be obtained from the city engineer before any construction is started.
(Ord. 861 § 7.01, 1981)
Improvements to be installed by each subdivider shall include the following:
(a) 
Curb, gutter, sidewalk and walkways;
(b) 
Water lines, gas lines, electric lines, cable television substructures and other utility services to serve each lot and shall be stubbed to clear public improvements prior to paving;
(c) 
Fire hydrants of a type and size approved by the fire chief; fire flow shall be as approved by the fire chief;
(d) 
Sanitary sewers and separate laterals to serve each lot and shall be stubbed to property line prior to paving. Sewer mains shall be of sufficient size to accommodate potential future development within the upstream basin;
(e) 
Storm sewers, drains and channel improvements when necessary for general use of the development; storm drains shall be of sufficient size to accommodate potential future development within the upstream basin;
(f) 
Silt basins or other forms of erosion control as required by the city engineer in accordance with current, accepted engineering practices;
(g) 
Paved streets;
(h) 
Street lights; the spacing of standard street lights and underground wiring of all street lighting systems shall be approved by the city engineer;
(i) 
Street trees; not less than one tree per plot, average spacing fifty feet on center and of a type specified as required by the street tree ordinance of the city;
(j) 
Street name signs at locations approved by the city engineer;
(k) 
Street-end barricades, walls or fencing where required;
(l) 
Traffic signals, signs, controls and markings where streets intersect and at other locations required by the city engineer;
(m) 
When required by the fire chief, a fire alarm system and alarm boxes of a type and at locations approved by the fire chief;
(n) 
Utility distribution lines including, but not limited to, electric, communications, street lighting and cable television shall be required to be placed underground. The subdivider is responsible for complying with the requirements of this section, and he shall make the necessary arrangements with the utility companies for the installation of such facilities. For the purposes of this section, appurtenances and associated equipment such as, but not limited to, surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets, and concealed ducts in an underground system may be placed aboveground in commercial and industrial subdivisions only. All surface-mounted installations shall be screened with landscaping as approved by the city council or placed beyond any setback required by the applicable zoning district regulations.
(Ord. 861 § 7.02, 1981)
Every subdivider who subdivides land shall dedicate a portion of such land, pay a fee, or do both, as set forth in this section and Sections 19.24.030 through 19.24.110 for the purpose of providing park and recreational facilities to serve future residents of such subdivision.
(Ord. 861 § 7.03(a), 1981; Ord. 1519 § 1, 2016)
(a) 
Except as provided in subsection (b), as a condition of approval of a tentative or final subdivision map or parcel map, a subdivider shall either dedicate land pursuant to Section 19.24.080, pay a fee pursuant to Section 19.24.090, or do both.
(b) 
Pursuant to California Government Code Section 66477(a)(8), subdivisions containing less than five parcels and those not used for residential purposes, shall be exempted from the dedication of land or fees required under Sections 19.24.030 through 19.24.110 of this chapter. However, if a building permit is requested for construction of a residential structure or structures on one or more of the parcels within four years of the approval of a map, the city shall require the owner of each parcel to pay the fee as a condition of the issuance of the building permit. In addition, the provisions of Sections 19.24.030 through 19.24.110 shall not apply to commercial or industrial subdivisions or to condominium projects or stock cooperatives which consist of the subdivision of airspace in an existing apartment building which is more than five years old when no new dwelling units are added.
(Ord. 861 § 7.03(b), 1981; Ord. 993 § 6, 1985; Ord. 1519 § 1, 2016)
It is found and determined that the public interest, convenience, health, welfare and safety require that three acres of property, for each one thousand persons residing within the city, be devoted to park and recreational purposes.
(Ord. 861 § 7.03(c), 1981; Ord. 993 § 6, 1985)
(a) 
Population density for the purpose of Sections 19.24.030 through 19.24.110 shall be determined using the same average number of persons per household as that disclosed by the most recent federal census of South San Francisco or a census of South San Francisco taken pursuant to Chapter 17 (commencing with Section 40200) of Part 2 of Division 3 of Title 4 of the Government Code.
(b) 
The basis for determining the total number of dwelling units shall be the number of such units permitted by the city on the property included in the subdivision at the time the final subdivision tract map is filed with the city council for approval.
(Ord. 861 § 7.03(d), 1981; Ord. 993 § 6, 1985; Ord. 1519 § 1, 2016)
(a) 
The amount of land required to be dedicated by a subdivider pursuant to Sections 19.24.030 through 19.24.110 shall be based on the formula set out in Formula 19.24.080(a).
(b) 
The following formula and table of population density and acreage to be dedicated has been established pursuant to Government Code Section 66477(b) (see Table 19.24.080(a)).
Formula 19.24.080(a)
Residents Per Unit X 0.003 (3 acres per 1,000 Residents) = Minimum Required Acres to be Dedicated per Unit
Table 19.24.080(a)
Parkland Dedication Formula
Units in Structure
Acres per Resident
Average Residents per Unit
Park Land Acres Required per Unit
1 (single-family residential unit)
.003
3.45
.01035
2 to 4 (duplex to four-plex)
.003
2.98
.00894
5 to 19
.003
2.53
.00759
20 to 49
.003
2.04
.00612
50 or more
.003
1.78
.00534
Mobile home
.003
2.65
.00795
(Ord. 861 § 7.03(e), 1981; Ord. 993 § 6, 1985; Ord. 1043 § 1, 1988; Ord. 1519 § 1, 2016)
(a) 
Where a fee is required to be paid in lieu of land dedication, the amount of such fee shall be equal to the average fair market value of the amount of land that would otherwise have been required to be dedicated using the formula in Section 19.24.080. The fee shall be determined using the formula set out in Formula 19.24.090(a). Fees to be collected pursuant to this section shall be approved by the director of parks and recreation.
Formula 19.24.090(a)
Units in Structure X Average Residents per Unit* X 0.003 (3 acres per 1,000 Residents) X Average FMV per acre* = In-lieu fee
* For the purposes of this formula, residents per unit will be determined by the Parkland Dedication Formula Table 19.24.080(a) and the fair market value (FMV) per acre will be determined pursuant to Section 19.24.090(b).
(b) 
In order to determine the fair market value of land per acre for purposes of this chapter, the city will obtain a written appraisal from a qualified appraiser assessing the average fair market value of land per acre in the city of South San Francisco. Such appraisal setting the fair market value of land in the city shall be approved by resolution of the city council. A new appraisal may be periodically conducted to reflect changes in the real estate market; provided, however, that such appraisal may not be conducted more than once per year.
(c) 
Fees paid pursuant to this section shall be adjusted annually in accordance with the All Urban Consumers, San Francisco-Oakland-San Jose (AUC-CPI); such annual adjustment shall be approved by resolution of the city council. In addition, the city may collect a reasonable administrative fee to cover the cost of administering the program as determined by the finance director and approved by resolution of the city council.
(d) 
Except as allowed by Government Code Section 53077.5(b), the fees payable pursuant to this section shall be paid in full when the first dwelling in the subdivision receives its final inspection or certificate of occupancy, whichever occurs first.
(Ord. 861 § 7.03(f), 1981; Ord. 993 § 6, 1985; Ord. 1043 § 2, 1988; Ord. 1519 § 1, 2016)
(a) 
Procedure. The procedure for determining whether the subdivider is to dedicate land, pay a fee, or both, shall be as follows:
(1) 
At the time of filing a tentative subdivision or parcel map for approval, the owner of the property shall, as a part of such filing, indicate whether he desires to dedicate property for park and recreational purposes, or whether he desires to pay a fee in lieu thereof. If he desires to dedicate land for this purpose, he shall designate the area thereof on the tentative subdivision map as submitted.
(2) 
At the time of the tentative subdivision or parcel map approval, the city council shall determine, as a part of such approval, whether to require a dedication of land within the subdivision, payment of a fee in lieu thereof, or a combination of both.
(3) 
Open space covenants for common open landscaped areas or recreation facilities shall be submitted to the city prior to approval of the final subdivision map and shall be recorded contemporaneously with the final subdivision map.
(b) 
Determination. Whether the city council accepts land dedication or elects to require payment of a fee in lieu thereof, or a combination of both, shall be determined by consideration of the following:
(1) 
Recreation element of the city’s general plan;
(2) 
Topography, geology, access and location if land in the subdivision available for dedication;
(3) 
Size and shape of the subdivision and land available for dedication; and
(4) 
Recommendation of the city’s parks and recreation commission.
(5) 
In subdivisions containing fifty parcels or less, only the payment of fees shall be required.
The determination of the city council as to whether land shall be dedicated, or whether a fee shall be charged, or a combination thereof, shall be final and conclusive.
(c) 
If the developer provides park and recreational improvements to the dedicated land, the value of the improvements together with any equipment located thereon shall be a credit against the payment of fees or dedication of land required by Sections 19.24.030 through 19.24.110.
(Ord. 861 § 7.03(g), 1981; Ord. 993 § 6, 1985; Ord. 1519 § 1, 2016)
(a) 
Common interest developments, as defined in Section 4100 of the California Civil Code, shall be entitled to receive a credit, as determined by the city council, in accordance with the procedures outlined below, against the amount of land required to be dedicated or the amount of fees imposed pursuant to Sections 19.24.030 through 19.24.110, for the value of private open space within the development which is usable for active recreational uses. Where such space is to be privately owned and maintained by the common interest development, partial credit, not to exceed fifty percent, may be given for the value of private open space within the development if the city council finds that it is in the public interest to do so and that all of the following standards are met:
(1) 
That yards, court areas, setbacks, and other open areas required to be maintained by the zoning and building ordinances and regulations (Titles 20 and 15, respectively) shall not be included in the computation of such private open space; and
(2) 
That the private ownership and maintenance of the open space is adequately provided for by recorded written agreement, conveyance, or restrictions; and
(3) 
That the use of the private open space is restricted for park and recreational purposes by recorded covenant, which runs with the land in favor of the future owners of property and which cannot be defeated or eliminated without the consent of the city or its successor; and
(4) 
That the proposed private open space is reasonably adaptable for use for park and recreational purposes, taking into consideration such factors as size, shape, topography, geology, access, and location; and
(5) 
That facilities proposed for the open space are consistent with the provisions of the open space element of the general plan; and
(6) 
That the open space for which credit is given provides a mix of the local park basic elements listed below, or a combination of such and other recreational improvements that will meet the specific recreation/park needs of the future residents of the area:
 
Recommended Facilities Sizes
(Sq. Ft.)
Children’s play apparatus area (tot lot)
500—3000
Landscaped park-like and quiet areas
(See (7) below)
Family picnic area
2000—3000
Athletic facilities/game court area
0.25 acres—0.75 acres
Swimming pool with adjacent deck and lawn areas
2000—3000
Recreation center building
1500—2500
Water oriented facilities
(See (7) below)
Turf playfield
5000 +
Recreational community gardening
(See (7) below)
(7) 
Before credit is given, the city council shall make written findings that the above standards are met and that on-site open space with improvements as proposed are acceptable in size, design and number in order to receive the proposed amount of credit towards the project’s parkland requirements up to but not more than the maximum credit allowed under this chapter for the private open space proposed.
(b) 
All such common interest developments shall meet a minimum of fifty percent of the total project parkland dedication requirement by payment of fees in lieu of dedication.
(c) 
Credit for private on-site open space qualifying as usable for active open space, as defined in this section, shall be applied against a project’s total parkland dedication requirements at a ratio of one-to-one (1:1) up to a maximum of two-to-one (2:1) (to be determined by the city council) meaning that, for each acre of private open space land or fraction thereof, which qualifies as usable for active recreational activities, the project will be relieved of dedicating a portion of the acreage of public park land or an equivalent amount of fees in lieu of dedication up to a maximum fifty percent of the total project park land dedication requirement.
(d) 
In those instances where the actual amount of on-site open space credit granted by the city to a common interest development is less than the maximum amount of credit allowed under the provisions of this section the difference between the amount of credit actually granted and the amount of credit allowed under this section shall either be dedicated to the city in the form of public parklands, pursuant to Sections 19.24.040 and 19.24.080 or be paid to the city as fees in lieu thereof pursuant to Sections 19.24.040 through 19.24.100.
(Ord. 993 § 6, 1985; Ord. 1519 § 1, 2016)
At the time the final subdivision map is approved or parcel map filed, the city shall designate the time when development of the park and recreational facilities shall be commenced.
(Ord. 861 § 7.03(h), 1981; Ord. 993 § 6, 1985)
(a) 
The land and fees received under this section and Sections 19.24.030 through 19.24.100 shall be used only for the purpose of providing park and recreational facilities to serve the subdivision for which received, and the location of the land and amount of fees shall bear a reasonable relationship to the use of the park and recreational facilities by the future inhabitants of the subdivision.
(b) 
Notwithstanding subsection (a), fees received under this section and Sections 19.24.030 through 19.24.100 may be used for the purpose of developing new or rehabilitating existing park or recreational facilities in a neighborhood other than the neighborhood in which the subdivision for which fees were paid as a condition to the approval of a tentative map or parcel map is located if all of the following requirements are met:
(1) 
The neighborhood in which the fees are to be expended has fewer than three acres of park area per one thousand members of the neighborhood population;
(2) 
The neighborhood in which the subdivision for which the fees were paid has a park area per one thousand members of the neighborhood population ratio that meets or exceeds the ratio calculated, pursuant to California Government Code Section 66477(a)(2)(A), but in no event is less than three acres per one thousand persons;
(3) 
The city council holds a public hearing before using the fees in a neighborhood other than the neighborhood where the fees were paid;
(4) 
The city council makes a finding supported by substantial evidence that it is reasonably foreseeable that future inhabitants of the subdivision for which the fee is imposed will use the proposed park and recreational facilities in the neighborhood where the fees are used; and
(5) 
The fees are used within a specified radius that complies with the city’s ordinance, and are consistent with the adopted general plan or specific plan of the city. For purposes of this clause, “specified radius” includes a planning area, zone of influence, or other geographic region designated by the city, that otherwise meets the requirements of California Government Code Section 66477.
(Ord. 861 § 7.03(i), 1981; Ord. 993 § 6, 1985; Ord. 1519 § 1, 2016)
The following off-site improvements may be required when the improvements are needed to serve the proposed subdivision:
(a) 
Properly graded, drained, paved and improved access roads;
(b) 
The extension of any other utilities.
(c) 
The subdivider shall dedicate or make an irrevocable offer to dedicate land within the subdivision for local transit facilities such as bus turnouts, benches, shelters, landing pads and similar items which directly benefit the residents of the subdivision if: (1) the subdivision as shown on the tentative map has the potential for two hundred dwelling units or more if developed to the maximum density shown on the adopted general plan or contains one hundred acres or more; and (2) the city council finds that transit services are or will, within a reasonable time period, be made available to such subdivision. Such irrevocable offers may be terminated as provided in subsections (c) and (d) of Section 66477.2 of the Government Code.
(d) 
When it is found necessary, the city council (or, in minor subdivisions, the planning commission) may require that improvements installed by the subdivider for the benefit of the subdivision contain supplemental size, capacity, number or length for the benefit of property not within the subdivision and that said improvements be dedicated to the public.
(e) 
In the event that the condition in subsection (d) above is imposed upon a developer, 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.
(f) 
The provisions of this section do not apply to condominium projects or stock cooperatives which consist of the subdivision of airspace in an existing apartment building which is more than five years old when no new dwelling units are added.
(Ord. 861 § 7.05, 1981; Ord. 993 § 7, 1985)
(a) 
Flood/Special Purpose Zones. When flood zones or other lawful special purpose zones are established by the city council, the subdivider shall pay the fee required for the particular zone in which the subject land lies.
(b) 
Cost of Bridges or Major Thoroughfares.
(1) 
Pursuant to the power granted by Section 66484 of the Government Code, as a condition to approval of a final map, the city council may require the developer to pay fees for purposes of defraying the actual or estimated cost of constructing bridges over waterways, railways, freeways, and canyons, or constructing major thoroughfares as required to accomplish the goals of the following:
(A) 
The circulation element of the general plan of the city of South San Francisco adopted by resolution of the city council on June 27, 1984, and as amended from time to time.
(B) 
In the case of bridges, the transportation or flood control provisions of the circulation element of said General Plan, which identify railways, freeways, streams or canyons for which bridge crossings are required on general plan or local roads.
(C) 
In the case of major thoroughfares, the provisions of the circulation element of said General Plan which identify those major thoroughfares having a primary purpose of carrying through traffic and providing a network connecting to the state highway system.
(2) 
Prior to the imposition of any fees pursuant to this subsection (b) the city council shall hold a public hearing and shall, by resolution, determine at such hearing:
(A) 
The boundaries of the area of benefit;
(B) 
The costs of the required improvements, whether actual or estimated;
(C) 
A fair method of allocation of costs to the area of benefit;
(D) 
A fair method of fee apportionment (the method of fee apportionment, in the case of major thorough-fares, shall not provide for higher fees on land which abuts the proposed improvement except where the abutting property is provided direct usable access to the major thoroughfare).
(3) 
A certified copy of the resolution adopted pursuant to subsection (2) above shall be transmitted by the city clerk to the recorder of the county of San Mateo for recordation.
(4) 
The apportioned fees imposed pursuant to this subsection (b) shall be applicable to all property within the area and shall be payable as a condition precedent to approval of a final map or, when no subdivision map is required, as a condition precedent to issuing a building permit for such property or portions thereof. Where the area of benefit includes lands not subject to the payment of fees pursuant to this section, the city council shall make provision for payment of the share of improvement costs apportioned to such lands from other sources.
(5) 
Notice of the hearing required by this subsection shall be given to the city clerk at least ten days prior to the public hearing as follows:
(A) 
Notice of the hearing shall be mailed or delivered at least ten days prior to the hearing to the owner of the subject real property or the owner’s duly authorized agent, and to the project applicant.
(B) 
Notice of the hearing shall be mailed or delivered at least ten days prior to the hearing to each local agency expected to provide water, sewage, streets, roads, schools, or other essential facilities or services to the project, whose ability to provide those facilities and services may be significantly affected.
(C) 
Notice of the hearing shall be mailed or delivered at least ten days prior to the hearing to all owners of real property as shown on the latest equalized assessment roll within three hundred feet of the real property that is the subject of the hearing. In lieu of utilizing the assessment roll, the city clerk may utilize records of the county assessor or tax collector which contain more recent information than the assessment roll. If the number of owners to whom notice would be mailed or delivered pursuant to this subsection or subsection (5)(A) is greater than one thousand, the city clerk, in lieu of mailed or delivered notice, may provide notice by placing a display advertisement of at least one-eighth page in the Enterprise Journal a newspaper of general circulation within the city of South San Francisco at least ten days prior to the hearing.
(D) 
The city clerk shall cause notice of said hearing to be published at least once in the Enterprise Journal a newspaper of general circulation, published and circulated in the city of South San Francisco; and
(E) 
The city clerk shall cause notice of the public hearing required herein to be posted in at least three conspicuous places within the area of benefit.
(6) 
The notice required herein shall contain the following information:
(A) 
The date, time and place of the hearing.
(B) 
The identity of the body conducting the hearing.
(C) 
A general explanation of the matter to be considered.
(D) 
A general description, in text or by diagram of the location of the real property that is the subject of the hearing (including preliminary information related to the boundaries of the area of benefit).
(E) 
Estimated cost and the method of fee apportionment.
(7) 
Owners of real property within the proposed area of benefit may file written protest to the establishment of the area of benefit and the assessment of fees pursuant to this subsection. Said written protests shall be filed with the city clerk prior to the opening of the Public Hearing provided for herein.
(8) 
Payment of fees required by this subsection for the cost of major thoroughfares shall not be required unless the major thoroughfares are in addition to, or a reconstruction or widening of, any existing major thoroughfares serving the area at the time of the adoption of the boundaries of the area of benefit.
(9) 
Payment of fees required by this subsection for the cost of bridges shall not be required unless the planned bridge facility is an original bridge serving the area or an addition to any existing bridge facility serving the area at the time of the adoption of the boundaries of the area of benefit. Such fees shall not be expended to reimburse the cost of existing bridge facility construction, unless said costs are incurred in connection with the construction of an addition to an existing bridge for which fees may be required.
(10) 
If, within the time when protests may be filed under the provisions of subsection (b)(7) above, there is a written protest, filed with the city clerk by the owners of more than one-half of the area of the property to be benefited by the improvement, and sufficient protests are not withdrawn so as to reduce the area represented to less than one-half of that to be benefited, then the proposed proceedings shall be abandoned, and the city council shall not, for one year from the filing of that written protest, commence or carry on any proceedings for the same improvement or acquisition under the provisions of this subsection.
(11) 
Any protests may be withdrawn by the owner making the same, in writing, at any time prior to the conclusion of a public hearing held pursuant to this subsection.
(12) 
If any majority protest is directed against only a portion of the improvement, then all further proceedings under the provisions of this subsection as to that same portion of the improvement protested against shall be barred for a period of one year. The city council, however, may commence new proceedings which do not include the area, acquisitions or improvements which are the subject of the successful protest. Nothing in this subsection shall prohibit the city council, within such one-year period, from commencing and carrying on new proceedings for that portion of the improvement so protected against if it finds, by the affirmative vote of four-fifths of its members, that the owners of more than one-half of the area of the property to be benefited are in favor of going forward with such portion of the improvement or acquisition.
(13) 
Fees paid pursuant to this subsection shall be deposited in a “planned bridge facility” or “major thoroughfare” fund. A fund shall be established for each planned bridge project or each planned major thorough-fare project. If the benefit area is one in which more than one bridge is required to be constructed, a fund may be so established covering all of the bridge projects in the benefit area. Moneys in such fund shall be expended solely for the construction or reimbursement for construction of the improvement serving the area to be benefited and from which the fees comprising the fund were collected, or to reimburse the local agency for the cost of constructing the improvement.
(14) 
The term “construction” as used in this subsection includes design, acquisition of right-of-way, administration of construction contracts and actual construction.
(Ord. 993 § 8, 1985)
In addition to all other requirements in this title:
A. 
Improvement work shall not be commenced until improvement plans for such work have been submitted to and approved by the city engineer.
B. 
No grading shall be commenced until a grading plan has been submitted to and approved by the city engineer and a grading permit is issued by the city engineer.
C. 
All improvements shall be constructed under the inspection of, and to the satisfaction of the city engineer.
D. 
Cost of inspection shall be borne by the subdivider and shall be deposited in the manner and in the amount established by the city. The cost of inspection shall be secured by a cash deposit with the city in the amount of two percent of the estimated cost of subdivision improvements.
(Ord. 861 § 7.06, 1981; Ord. 967 § 9, 1984)