For any subdivision which results in five or more parcels, and which is subject to the provisions of this chapter, and which requires grading plans for roads, utilities, building sites, or other improvements such grading shall conform to the provisions of County Code Article 15.48.
(Prior code § 19.35; Ord. 5006-B, 1999)
For any subdivision which results in five or more parcels, where erosion control measures are required, such measures shall conform with the provisions of the land development manual.
(Prior code § 19.37)
Any test well or water supply well constructed pursuant to the requirements of this chapter shall comply with Article 13.08 of the Placer County Code.
(Prior code § 19.38)
Each subdivider shall comply with all of the requirements of this section.
A. 
Streets.
1. 
A subdivision must be contiguous to a maintained highway or connected to a maintained highway with an improved off-site street. All streets, both on-site and off-site, shall be constructed to the same county standard and offered for dedication as public streets. If the streets are not accepted for maintenance, then maintenance of on-site and off-site streets shall be through the homeowner's association.
2. 
Where a maintained highway fronts on or passes through any subdivision, the portion of said section of highway fronting or passing through the subdivision shall be improved by the developer. Such improvements shall consist of:
a. 
For a maintained highway fronting on the subdivision, improvements shall be required as necessary to establish an acceptable level of service and safety with maximum improvements being one-half of the full county road standard.
b. 
For a maintained highway which passes through a subdivision, improvements shall be required as necessary to establish an acceptable level of service and safety with maximum improvements being full county road standard.
c. 
If the county determines that the horizontal or vertical alignment of a highway is of low quality, the county may enter into an agreement with the developer to realign or improve the highway. The county shall be responsible for all costs related to the improvements above those costs that the developer would have been liable for to improve the highway.
3. 
Notwithstanding any other provision of this chapter, the following policies shall be applicable to all subdivisions:
a. 
Only those roads determined to be of general public benefit will be accepted into the county's maintained mileage system without being maintained by a county service area.
b. 
All other subdivision roads will be required, as a condition of acceptance into the county's maintained mileage system, to be in a county service area and funded therein for road maintenance.
c. 
All subdivisions shall have in the CC&Rs a homeowners association with powers of assessment for road maintenance.
d. 
The above-mentioned CC&Rs shall also provide that, in the event that the county service area does not provide sufficient revenue to maintain such roads, the county may abandon such roads as public roads and, in that event, the homeowner's association shall assume full responsibility for maintenance of such roads.
e. 
All roads not accepted into the maintained mileage at the time of final map, a continuing offer of dedication which the county may at any time accept.
B. 
Sewer System.
1. 
The advisory agency may require that the subdivider connect to a sewer and drain system having adequate plant capacity to handle the subdivision, that the subdivider construct an adequate sewage treatment plant and lines if there is no district having adequate capacity serving the proposed subdivision; or may require such other means of sewage disposal as shall be approved by the health department in accordance with the provisions of the land development manual.
2. 
Lots not served by sewers shall be suitable for private sewage disposal.
3. 
In those areas within a subdivision served by a sewer system under the jurisdiction of county, all sewer lines, sewage treatment facilities, and appurtenances shall be constructed in accordance with the requirements of the department of facilities services-special districts and health departments. When within a local sanitary district, it shall be inspected by the community development/resource agency under joint cooperation if so desired by said sanitation district.
4. 
Approval of improvement plans by the serving utility district for sewer improvements is required. The approval shall signify that the serving utility district shall accept the ownership of the facilities in the public right-of-way.
C. 
Monuments. The subdivider shall construct permanent survey monuments at the locations specified in the land development manual. The exterior boundaries of land being subdivided shall be adequately monumented or referenced before a map is recorded. Monuments and appurtenances shall conform to the specifications prescribed by the community development/resource agency and the land development manual.
D. 
Flooding and Drainage.
1. 
The subdivider shall design the subdivision so that it shall be protected from inundation, flood hazard, sheet overflow and ponding of local storm water, springs and other surface waters.
2. 
The design of improvements shall be such that water occurring within the subdivision will be carried off such subdivision without injury to any improvements, residential sites, or residences to be installed on sites within the subdivision, or to adjoining areas or cause erosion of siltation that would be detrimental to the environment of the area.
3. 
Waters occurring within the subdivision shall be carried to a storm drainage facility or to a natural watercourse by such improvements as may be required to meet the design standards herein set forth, and as outlined within the land development manual.
4. 
Drainage design within the subdivision shall accommodate reasonably anticipated future development within the drainage area.
5. 
Any off-tract outlet drainage facility required to carry storm water from the proposed subdivision to a defined channel or conduit shall be made adequate for the ultimate state of development in the drainage area.
6. 
In any case when a watercourse traverses or serves a subdivision, adequate on-site and/or off-site easements for storm drainage purposes shall be provided.
7. 
A storm drainage maintenance district or acceptable alternate which includes the entire subdivision shall be established for the maintenance of storm drainage facilities within the subdivision and any off-site drainage easements.
8. 
If a storm drainage maintenance district has previously been established within a particular drainage area, where said subdivision is being proposed, the proposed subdivision shall be annexed to the existing district.
9. 
In the event that the county has adopted a drainage plan for said particular drainage area, the subdivider shall be required to pay a fee consisting of a pro rata share of the cost of contracting or estimated cost of constructing drainage facilities within the drainage area.
E. 
Water Supply.
1. 
Capacity. The advisory agency may require that the subdivider connect to a state or county regulated water system having adequate plant capacity to handle this subdivision; that the subdivider construct an adequate state or county regulated water system if there is no district or water company having adequate capacity serving the proposed subdivision; or may require such other means of individual well water as shall provide adequate water supply to meet domestic and fire use. Fire use shall be as required by the fire department serving fire district or where no specification is given, as specified in the latest edition of the California Fire Code adopted for use by the county.
2. 
State and Code Construction Standards. In those areas within a subdivision served by a water furnishing district or water company under the jurisdiction of the state or county, all lines and facilities shall be constructed in accordance with the requirements established by state law and this code.
3. 
Lots Two and Three-Tenths Acres or More. For subdivisions with lots a mean average size of two and three-tenths or more acres:
a. 
Basic Requirements. The subdivider shall provide water for domestic use on each lot by a state or county regulated water system except where domestic water is to be provided by a separate well on each lot. Then:
i. 
As to all lots of less than a mean average size of four and six-tenths acres, the subdivider shall provide satisfactory evidence that well water adequate for domestic use is available on each lot.
ii. 
As to lots of mean average size of four and six-tenths acres or more, the subdivider shall provide satisfactory evidence that well water adequate for domestic use is available on no less than 10% of the proposed lots.
b. 
What is Adequate for Domestic Use. Well water shall be deemed adequate for domestic use if the water, the well or wells, and any storage facility meets all applicable state and county public health standards including California Code of Regulations Title 22, Division 4, Chapter 15 primary standards regarding domestic water quality and monitoring and can deliver 1,200 gallons in a four-hour period at least once every 24 hours; provided, that the well produces at least one gallon per minute.
i. 
If water quality testing exceeds the maximum contaminant level (MCL), an additional well will be required on each of the proposed lots prior to final map or improvement plan approval whichever is proposed to be approved first.
ii. 
If any additional wells exceed the MCL, the applicant may propose installation of new wells, well modifications or installation of individual point-of-entry (POE) treatment devices to reduce contaminant levels in affected wells to below the MCL.
iii. 
If POE treatment devices are proposed, the proposed treatment devices shall be tested on each proposed well to verify they can effectively reduce contaminant levels below the MCL. The applicant shall complete all well installation and testing of proposed treatment systems prior to final map approval. All proposed treatment systems shall be approved by the state for treatment of identified contaminants and shall be POE devices. Additionally, each proposed lot requiring treatment shall have a deed restriction recorded outlining requirements for water treatment for future owners in a form approved by the county.
c. 
When evidence is required to show that well water adequate for domestic use is available, such evidence shall be provided as follows:
i. 
The health department shall approve the location of each well drilled to provide such evidence.
ii. 
The subdivider may be required to provide additional wells as needed to provide satisfactory evidence that well water adequate for domestic use is available on each lot in addition to those required in subsection (E)(3)(a)(ii) of this section.
d. 
Fire Suppression. The water supply system shall meet the requirements for fire flow and flow duration as specified by the local fire protection entity. In the event that no fire flow or flow duration are specified, the minimum allowable standard shall be as specified in the latest edition of the California Fire Code adopted for use by the county.
4. 
Lots Under Two and Three-Tenths Acres. For subdivisions with lots less than two and three-tenths acres mean average parcel size, domestic water shall be provided to all lots by a state or county regulated water system.
5. 
Priority of Serving Entities. The legal entity supplying the water shall be determined in accordance with the following priority listing, a lower priority listing being eligible only if the entity having a priority will not have the capability of supplying the development upon completion of the water supply system:
a. 
Placer County water agency;
b. 
An existing public district within which the development is located;
c. 
An existing public district which is willing to annex the development;
d. 
An existing public utility regulated by the public utilities commission;
e. 
A public utility to be formed which will be regulated by the public utilities commission.
f. 
Mutual water companies or corporations, and home owners associations shall not be permitted to be the water supplier. For the serving entities identified in subsection (E)(5) of this section, individual water treatment systems on the proposed individual lots will not be permitted.
6. 
Quality and Quantity. Domestic water shall meet all the local and state standards for quality and quantity after consideration of treatment of water from the source. Any treatment plant, storage facilities and appurtenances used to render water safe for domestic use must be approved by the local and/or state health department.
7. 
District Approval Required. Approval of improvement plans by the utility district for water service supply and maintenance is required. The county water capacity form shall be completed and submitted to the county, stating that the district has the capacity to serve and meet the flows and volumes required for domestic use and fire protection for this development, over and above previously approved and existing users.
F. 
Main Sizes for Fire Hydrants. All water mains supplying water to fire hydrants shall conform to the specifications of the land development manual.
G. 
Lot Size. In addition to minimum zoning requirements the following items shall be considered by the advisory agency in determining the minimum lot size:
1. 
The suitability of the land for the proposed lot density;
2. 
The suitability of the individual lot sites for the proposed use.
The specific items to be considered in determining subsections (G)(1) and (G)(2) of this section shall include but not be limited to:
3. 
Lot access and parking;
4. 
Building sites within the lot;
5. 
Excessive grading required for the installation of driveways, parking, utilities, sewer and water facilities;
6. 
Revegetation of cut, fills, and trenches which may be required;
7. 
Any of the items mentioned in the environmental impact statement.
H. 
Title Report. The subdivider shall produce satisfactory evidence as to the person that has title to the land, shall identify all persons having security interests or liens on the land, and shall provide satisfactory evidence that the land has not been previously subdivided or that, it has, a map has been duly filed reverting it to acreage.
I. 
Inundation and Avalanches. The subdivider shall produce satisfactory evidence that the land proposed for subdivision is not subject to flooding inundation, avalanches, or land or earth slides.
J. 
Utility Easements. The subdivider shall be required to offer for dedication easements and rights-of-way for the furnishing and servicing of utilities.
K. 
Off-Site Drainage Fees. Any subdivider subdividing property within the areas designated by Numbers 1 through 9 on Exhibit A, attached hereto and incorporated herein by this reference, shall pay the sum of $382 per acre for the construction of off-site drainage in accordance with the drainage plan adopted by the Placer County board of supervisors by Resolution No. 70-490. (See below for text of Resolution No. 70-490).
-Image-2.tif
Resolution No. 70-490 provides as follows:
IT IS HEREBY RESOLVED that the Off-Site Drainage Plan, shown in Exhibit A, attached hereto and incorporated herein by this reference, is hereby adopted for the area shown in Exhibit B, attached hereto and incorporated herein by this reference.
IT IS FURTHER RESOLVED by the Placer County Board of Supervisors that the estimated costs shown on said Off-Site Drainage Plan are necessary for the construction of the required facilities as shown on said Plan, and that the drainage facilities shown thereon are in addition to all local drainage facilities serving said area.
(Exhibit B map referred to is the same as above)
L. 
Building Sites.
1. 
The creation of building sites through mass pad grading and successive padding or terracing is prohibited.
2. 
Building sites within floodplains, watercourses or the high water level of any lake are prohibited and the subdivider shall provide through deed restrictions, conditions, covenants and restrictions, easements or other method acceptable to the county that no building or structures will be constructed in such areas.
M. 
Conditions, Covenants and Restrictions. Conditions, covenants, and restrictions ("CC&Rs") shall be prepared for all subdivisions when required by the advisory agency. The CC&Rs shall include provisions for maintenance of recreational facilities, open space, common areas, etc., and shall be enforceable by the county.
N. 
Placer County Conservation Program.
1. 
The advisory agency will require that the subdivider comply with applicable requirements of Article 19.10 (Placer County Conservation Program) if the project is or includes a covered activity.
2. 
If Article 19.10 applies to the project, no building permit, grading permit, stream system grading permit, grading plans or improvement plans shall be issued until after an authorization of take and, if applicable, an authorization of impacts to aquatic resources has been extended in accordance with Section 19.10.070.
3. 
Permit Coordination with the PCCP. Any authorization extended to the project pursuant to Chapter 19, Article 19.10 shall run concurrent with the time limits imposed on the tentative map. The requirements of this section for the exercising of permits and processing of extensions of time shall also apply to authorizations extended to the project pursuant to Section 19.10.120. Such authorizations shall expire when the tentative map has expired. When an extension of time has been granted for a tentative map, authorizations extended to the project pursuant to Article 19.10 shall also be extended as originally approved unless those authorizations are modified by the hearing body.
(Prior code § 19.100; Ord. 5217-B § 1, 2002; Ord. 5373-B, 2005; Ord. 6042-B § 1, 2020; Ord. 6165-B § 1, 2022)
A. 
An environment impact report shall be required:
1. 
For all subdivisions with the Tahoe Basin;
2. 
For any subdivision as a condition of approval of the tentative map when in the opinion of the advisory agency such report is necessary for the proper review and appraisal of the tentative map.
B. 
In cases of subsections (A)(1) and (A)(2), the report shall accompany the tentative map at the time of filing. Such report shall contain information concerning the environmental capacity of the lands within and adjacent to the proposed development and the probable effects of the proposed development.
1. 
Environmental Capacity. With respect to environmental capacity, the report shall contain detailed information concerning topography and slope; geologic conditions and hazards, soil properties, capabilities, and limitations; surface and ground water conditions; vegetation characteristics; location of the stream system, biological resource assessments including the identification of aquatic resources, and related environmental factors pertinent to the property.
2. 
Effects. With respect to the effects of the proposed development, the report shall contain detailed maps and other information concerning grading, planting, revegetation, landscaping, drainage, impacts to species covered by the HCP/NCCP and aquatic resources, and the means proposed to best avoid conflicts with the environmental problems characteristic of the site; a preliminary site plan showing lot lines, roads and buildings; a statement as to the impact of the proposed uses on educational facilities, fire and police services, transportation facilities, recreational facilities, commercial services and facilities; and a statement as to other off-site implications of the proposed uses such as the availability of water, power and sewage treatment; and a study to determine the economic impact of the subdivision on the county.
3. 
Technical Language. The environmental impact report shall be prepared in technical language and applicable portions thereof incorporated within the special provisions of the agency director contract specifications.
(Prior code § 19.101; Ord. 5373-B, 2005; Ord. 6042-B § 1, 2020)
In all cases where a subdivision fronts on a public lake, reservoir, watercourse or stream, reasonable public access by fee or easement shall be provided from a public highway to the portion of such watercourse within the proposed subdivision and a public easement shall be provided along the portion of such watercourse within the subdivision. Exceptions to this requirement include limitations on access to those public watercourses, streams and aquatic resources that include sensitive habitat for species covered by the HCP/NCCP.
(Prior code § 19.103; Ord. 6042-B § 1, 2020)
Whenever a subdivider is required pursuant to Section 66475 of the Government Code to dedicate roadways to the public, he or she shall also be required to dedicate such additional land as may be necessary and feasible to provide bicycle paths for use and safety of the residents of the subdivision, if the subdivision, as shown on the final map thereof, contains 200 or more parcels.
(Prior code § 19.104)
In order to better meet the ultimate goals of fire protection, namely, protection of life, community and valuable property within Placer County, each subdivider shall comply with the minimum requirements of this section—unless greater are required by the serving fire district. These standards are not intended to cover planned unit developments, industrial or commercial developments; these types of developments will undergo independent review.
A. 
Water Supply.
1. 
Subdivisions Proximate to Pressurized System. Any subdivision located in the vicinity of an existing pressurized system as shown in subsection (A)(1)(a) of this section, shall provide a pressurized hydrant system throughout the subdivision. Such system shall consist of:
a. 
Proximity. All proposed subdivisions shall be required to extend water lines to the subdivision and provide fire hydrants in the subdivision in proportion to the number of proposed lots as follows:
i. 
Five to 10 lots maximum extension 500 ft.
ii. 
Ten to 25 lots maximum extension 1,000 ft.
iii. 
Twenty-five to 50 lots maximum extension 1,500 ft.
iv. 
Over 50 lots shall be at the direction of the director of community development/resource agency with maximum length of 2,500 feet.
b. 
Hydrant Spacing and Type. Fire hydrant spacing shall be a maximum distance of 500 feet unless the fire agency approves a greater distance for a specific reason. The minimum hydrant shall have a six-inch inlet, one four-and- one-half-inch steamer and two two-and-one-half-inch fire hose outlets or equivalent, unless otherwise approved by the fire agency. Dry barrel type to be used in areas subject to freezing unless otherwise directed.
c. 
Delivery Rate. The water supply system shall meet the requirements for fire flow and flow duration as specified by the local fire protection entity. In the event that no fire flow or flow duration are specified, the minimum allowable standard shall be as specified in the latest edition of the California Fire Code adopted for use by the county.
d. 
Maintenance. If the water purveyor or fire agency do not maintain the water system and fire hydrants, then the developer shall establish an approved entity to maintain the water system and fire hydrants prior to final map approval.
2. 
Systems Not Proximate to Pressurized System. Notwithstanding provisions of Section 16.08.080(A)(6), subdivisions lying more than the distance prescribed in subsection (A)(1)(a) of this section from a pressurized water system, the following water supply requirements shall be met:
a. 
Storage Capacity Required. A minimum water storage tank or approved combination of tanks equaling 10,000 gallons capacity shall be provided and may be placed either above ground or below ground. Said tank shall be of concrete, fiberglass or other approved noncorrosive or treated material and have a gated connection with six-inch inlet, one four-and-one-half inch steamer and one two-and-one-half inch hose outlet capable of flowing 500 gallons per minute and meet the approval of the serving fire agency.
b. 
Pools Owned by Homeowner's Association or County Service Areas. Inground swimming pools of 10,000 gallons or more capacity may be substituted for the above mentioned underground tank. Pools acceptable only for developments below 5,000 foot elevation. Approved access to the pool must be provided for drafting equipment, or an approved drafting hydrant may be provided in lieu of access. Hydrants must be appropriately signed to indicate they are for drafting purposes.
c. 
Storage and Distance. Provided the storage tank is connected to an approved well or other approved automatic water refill source and is maintained by a county service area, each ten potential lots or portions thereof, shall have the ten thousand 10,000 gallons of water storage provided in one tank, or combination of tanks. In the event the storage tanks are not connected to an automatic refill source, water storage in an amount equal to the number of lots being created times 2,000 gallons shall be provided. The least water storage allowed for a major subdivision is ten thousand (10,000) gallons. The maximum distance from the water storage tanks to each potential lot, measured by road, shall be as follows:
i. 
For lots up to and including three acres: 1,000 feet;
ii. 
For lots over three acres up to and including 20 acres: 2,000 feet;
iii. 
For lots over 20 acres: no limit.
d. 
Height Above Ground. Distance from ground level to top of drafting connections or standpipe shall be a minimum of 24 inches and a maximum of 36 inches.
e. 
Depth Below Ground. The maximum depth to the bottom of the drafting pipe in the tank shall be 10 feet (for buried tanks).
f. 
Tank Bottom. Unless sufficient head is provided, or otherwise approved by fire agency, the bottom of the tank shall be at least one foot higher than the drafting parking area. The drafting standpipe shall be at the tank, and provided with a national standard two and one-half inch fire department connection.
3. 
Parking. An asphalt parking area with a minimum width of 12 feet and minimum length of 40 feet, and a minimum structural section of two inches of asphalt concrete over 10 inches of Class II aggregate base, shall be constructed at the drafting connections. If the parking area is not adjacent to an approved road, then a surfaced road with a minimum width of 20 feet and a surfaced turnaround area shall be provided to the drafting park area.
4. 
Filling. It shall be the responsibility of the developer to provide for the source of water for the proposed water tank and to ensure its initial filling. Water source may be by well, irrigation, public water system, trucking or any other approved system. The developer shall provide for a procedure to ensure that the tank shall not become clogged with plant growth or other debris that would impair the intended function of the water tank.
5. 
Maintenance. The subdivider shall establish a homeowners' association or county service area to provide for assessments for the maintenance of the tank or approved alternate water source, turnouts, drafting apparatus, filling, parking areas and other appurtenances required in subsections (A)(2) and (A)(3) of this section.
6. 
Alternative Fire Protection Requirements. Alternative means of meeting fire protection requirements is permitted; providing, the serving fire entity/CDF has provided county with written notice that alternative methods have, or will be, provided for the development to the satisfaction of the fire entity/CDF. A clearance letter issued by the serving fire entity/CDF and/or the signature of the entity on the improvement plans will be conclusive evidence of fire district/CDF concurrence with the planned fire protection improvements. Such clearance letter or plan sign-off is required prior to improvement plan approval.
(Prior code § 19.105; Ord. 5217-B § 1, 2002; Ord. 5373-B, 2005)
Each subdivider and his successors who, within three years, develop or complete the development of a subdivision comprised of a single parcel or contiguous parcels having more than 400 dwelling units within a single school district, which maintains an elementary school, may be required to dedicate to the school district such land as the local governing body of the school district shall deem necessary for the purpose of constructing thereon schools necessary to assure the residents of the subdivision adequate elementary school service.
A. 
This section shall be applicable only to a subdivider and his or her successors who have owned the land being subdivided for less than 10 years prior to the filing of the tentative map.
B. 
This requirement of dedication shall automatically terminate unless the school district shall enter into a binding commitment with the subdivider to accept the dedication within 30 days after the requirement is imposed by the county. Such dedication shall be made prior to the construction of the four-hundred-first (401st) dwelling unit.
C. 
The school district shall, in the event that it accepts the dedication, repay to the subdivider or his or her successors the original cost to the subdivider of the dedicated land, plus a sum equal to the total of the following amounts:
1. 
The cost of any improvements to the dedicated land since acquisition by the subdivider;
2. 
The taxes assessed against the dedicated land from the date demand for dedication is made;
3. 
Any other costs incurred by the subdivider in maintenance of such dedicated land, including interest costs incurred on any loan covering such land.
D. 
"Dwelling unit" as used in this section means a place of residence and may be located in either a single or multiple dwelling unit building.
E. 
Any person aggrieved by, or failing to agree to the reasonableness of any requirement imposed pursuant to this section, may bring a special proceeding in the Superior Court pursuant to Government Code 66499.37.
(Prior code § 19.106)
If Article 19.10, Section 19.10.070 applies to the project, as a condition to the approval of a final subdivision/or parcel map, PCCP development fees shall be paid, or land shall be dedicated for conservation purposes in lieu thereof, or a combination of both, as provided in Article 19.10, Section 19.10.100.
A. 
Purposes. The land and PCCP development fees provided pursuant to Article 19.10, Section 19.10.090 shall be used for the purposes set forth therein.
B. 
Amount. The amount of PCCP development fees required, and any land to be dedicated, shall be determined in accordance with Article 19.10, Sections 19.10.090 and 19.10.100.
C. 
Allocation Between Land and Fees. The allocation between land to be dedicated and/or fees to be paid in lieu thereof, and the location of any land to be dedicated must be consistent with Article 19.10, Sections 19.10.070 and 19.10.100.
D. 
Invalidity—Savings Clause. If any section, sentence, clause or phrase of this chapter is for any reason held by a court of competent jurisdiction to be invalid, such decision shall not affect the validity of the remaining portions of this chapter.
(Ord. 6042-B § 1, 2020)
As a condition to the approval of a final subdivision/or parcel map, a portion of such land shall be dedicated for park or recreational purposes, or a fee paid in lieu thereof, or a combination of both, subject to the provisions of this section.
A. 
Purposes. The land and fees received under this section shall be used for the purpose of developing new or rehabilitating existing park or recreational facilities to serve the residents of the subdivision for which received.
1. 
Fees paid in lieu of land may be used to pay for administration of projects funded by fees received under this section.
B. 
Amount. The amount of land to be dedicated, or the amount of fees in lieu thereof, or combination of land and fees, shall be determined by the standards set forth in this chapter.
1. 
a. 
The land areas required for dedication may be up to an amount equivalent to that land necessary to provide five acres of park land per 1,000 residents in the proposed subdivision. In calculating the amount of land necessary, the average number of persons per dwelling unit, based on the most recent federal census, shall be used.
b. 
The subdivider shall without credit: (i) provide full street improvements and utility connections including, but not limited to, curbs, gutters, street paving, traffic control devices, street trees, and sidewalks to dedicated land which is dedicated pursuant to this section; (ii) provide for fencing along the property line of that portion of the subdivision contiguous to the dedicated land; (iii) provide improved drainage through the site that, where applicable, incorporates the appropriate principles and strategies in the West Placer and East Placer Storm Water Quality Design Manuals; and (iv) provide other minimal improvements which the planning commission/parks commission determines to be essential to the acceptance of the land for recreational purposes.
2. 
The fee required shall be $533 per resulting parcel on land zoned to permit single-family residences, $389 per dwelling unit, on lands zoned for multifamily residential use, and $351 per dwelling unit, on lands zoned for age-restricted senior use.
3. 
Annual Adjustment. All fees hereunder shall be adjusted each July 1st in accordance with the United States Bureau of Labor Statistics Consumer Price Index, for Urban Wage Earners and Clerical Workers, San Francisco-Oakland, all items, said adjustment to be made by adjusting the amounts according to the following formula:
4. 
The adjustment in each fee will be calculated based on the difference between the most currently available index and the index amount for the same month of the previous year. The resulting figure to be rounded downward to the nearest five dollars.
5. 
Upon concurrence of the subdivider and the county, the subdivider may construct public recreational facilities in lieu of fees required. The credit given to the subdivider for design and construction of the public recreational facilities shall be equivalent to an engineer estimate for the cost of such improvements approved by the county. Phasing of park improvements to coordinate with the phasing of residential improvements by the subdivider shall be appropriately considered by agreement between the county department of parks and open space and the subdivider.
C. 
Park Commission Recommendation. The planning commission/hearing body, in its findings, may consider the recommendation of the parks commission relative to the dedication of land and/or fees or both.
D. 
Fifty Parcels or Less—Fee Only—Phases Development. Only the payment of fees is required in subdivisions containing 50 parcels or less. However, dedication of land may be required in phased developments when the cumulative total of parcels in all phases exceeds 50 parcels.
E. 
Limitations. Dedicated land and fees are to be used for the purpose of providing local park and recreation facilities to serve residents of the subject subdivision. If the general, specific or community plan for the county calls for a larger park or recreational development within the serving district or county service area containing the subdivision the lands or fees may be applied to local park and recreational facilities within the larger recreational are so long as the use otherwise complies with Government Code Section 66477(c).
F. 
Time of Payment.
1. 
Land or fees required under this section shall be conveyed to the county prior to the approval of the final map. If the final map is not approved, the land or fees shall be returned to the developer. No refunds will be given for any fees paid under any prior ordinance.
2. 
Payment With Building Permit.
a. 
Fees collected from lands zoned for multifamily residential use, as provided in subsection (B)(2) shall be collected at the time that a building permit (for a residential structure) is issued on the parcel of land and such fee shall be based on the number of units for which the building permit is issued and the fee in effect at that time.
b. 
It shall be a condition of approval of the subdivision or parcel map, or waiver, that this provision be listed on the report document, if existing, for said map or waiver.
G. 
Disposing of Acquired Lands. Nothing in this section shall prohibit the public agency from selling or trading land acquired under the provisions of this section; provided, the proceeds of said sale or exchange are used in conformance with the provisions of this section and such sale or trade is reviewed by the planning commission.
H. 
Allocation Between Land and Fees. The allocation between land to be dedicated and/or fees to be paid in lieu thereof and the location of any land to be dedicated shall be determined by the following standards:
1. 
The park and recreational facilities must be in accordance with the principles and standards contained in the recreational elements of the county's general plan or more specific area plans and, where applicable, the West Placer and East Placer Storm Water Quality Design Manuals.
2. 
The land to be dedicated shall be suitable for the development of park and recreational facilities, clear of encumbrances and with clear title, as well as useful and accessible to the future inhabitants of the subdivision.
3. 
The dedication of land is to be preferred to the payment of fees; however, the payment of fees or a combination of land and fees shall be considered where suitable park and recreational sites do not exist within the subdivision or when complete or partial payment of fees would better suit the development of park and recreational facilities in the area.
4. 
Where a combination of land and fees is required, the total value of such dedication shall not exceed the cost of providing fully developed park land and recreational facilities at the ratio of five acres of developed park land per 1,000 people.
5. 
In calculating the total value of the required dedication the value of the land at the time of recording the final map shall be used along with the latest avail-able cost figures for development of recreational facilities.
I. 
Private Facilities Credit. Where private park and recreational facilities are provided in a proposed subdivision, and such space is to be privately owned and maintained by the future residents of the subdivision, such areas may be credited against the amount of land to be dedicated or fees paid in lieu thereof, or a combination thereof, up to 50% of the amount required, provided that the following conditions are met:
1. 
Developed for Use. That yard, court areas, setbacks and other open space areas required to be maintained by the zoning and building regulations shall not be available for use as a credit unless actually developed for active recreational use; and
2. 
CC&R Restricted. The private recreation facilities and areas shall be restricted for park and recreational purposes by covenants, conditions, and restrictions running with the land in favor of the future owners of the property within the tract which cannot be defeated or eliminated without the consent of the board of supervisors. The private ownership and maintenance of recreation facilities and areas shall be provided for in the CC&Rs; and
3. 
Reasonably Adaptable. That the proposed private facilities and areas are reasonably adaptable for park and recreation purposes taking into consideration such factors, as size, shape, topography, geology and access; and location; and
4. 
General Plan. That the proposed facilities are in substantial accordance with the provisions of the recreational element of the county general plan; and
5. 
Alternative to Public Recreational Facilities. Such private recreational facilities must provide a reasonable alternative to the park and recreational facilities otherwise obtainable under this section; and
6. 
Types of Facilities and Amount of Credit. The private recreation facilities for which credit is given must contain at least one of the basic elements listed in subsection (I)(6)(a), (b) or (c) of this section or a combination of such plus other recreation improvements, (subsection (I)(6)(d) of this section), that will meet a substantial portion of the specific recreational park needs of the future residents of the subdivision. Where one element (a), (b), or (c), is provided in this manner up to a 25% credit may be granted, where two or more elements are present up to the maximum 50% credit may be granted.
a. 
Recreational open spaces, which are defined as developed park areas for active recreation pursuits such as soccer, golf, baseball, softball and football and have at least one acre of maintained turf, per 1,000 residents, available for recreational use, with less than five percent slope;
b. 
Court areas which are generally defined as tennis courts, basketball courts or similar hard-surfaced areas specially designed and exclusively used for court games;
c. 
Swimming pools where the minimum size is 1,000 square feet of surface water area and where at least 10 square feet of surface water area is provided per dwelling unit and where the surrounding deck area is at least equivalent to the surface area of the pool;
d. 
Other recreational improvements which may be eligible to provide a credit include: equestrian facilities within subdivisions which permit the keeping of horses; improved stream, lake or beach access areas; and other recreational facilities which the planning commission determines to be appropriate.
7. 
Private recreational facilities for which credit is given, pursuant to this section, shall be constructed as a part of the first phase of the subdivision receiving the credit.
8. 
There shall be no credit against the fees required by this chapter for the "in-tract" private recreational facilities required in a Planned Development as described in Section 17.54.100(D).
J. 
Exclusions. The provisions of this section do not apply to the following:
1. 
Industrial subdivisions;
2. 
Condominium projects 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;
3. 
Parcel maps for a subdivision containing less than five parcels for a shopping center containing more than 300,000 square feet of gross leasable area and no residential development or uses.
4. 
Subdivisions containing less than five parcels and not used for residential purposes shall be exempt from the requirements of this section; provided however, that a condition shall be placed on the approval of the parcel map that if a building permit is requested for construction of a residential structure or structures on one or more of the parcels within four years from that date of approval of such parcel map the fee shall be required to be paid by the owner of each such parcel as a condition to the issuance of such permit.
K. 
Invalidity—Savings Clause.
1. 
If any section, sentence, clause or phrase of this chapter is for any reason held by a court of competent jurisdiction to be invalid, such decision shall not affect the validity of the remaining portions of this chapter.
2. 
State Government Code Section 66477(f) also requires the following:
(f)
The city or county, or other local public agency to which the land or fees are conveyed or paid shall develop a schedule specifying how, when, and where it will use the land or fees, or both, to develop park or recreational facilities to serve the residents of the subdivision. Any fees collected under the ordinance shall be committed within five years after the payment of such fees or the issuance of building permits on one-half of the lots created by the subdivision, whichever occurs later. If such fees are no committed, they shall be distributed and paid to the then record owners of the subdivision in the same proportion that the size of their lot bears to the total area of all lots within the subdivision.
(Prior code § 19.343 and § 19.107; Ord. 5299-B Exh. A, 2004; Ord. 5824-B §§ 6, 7, 2016; Ord. 5917-B § 4, 2018; Ord. 6002-B § 4, 2020; Ord. 6075-B § 5, 2021)
Whenever the planning commission requires the installation of roads, sewers, water supply systems or drainage facilities by the subdivider, and such improvements are of benefit and value to other land than that located within the subdivision, the planning commission shall recommend to the board of supervisors an agreement with the subdivider to reimburse the subdivider in whole or part for the use of such improvements by other lands than those developed by the subdivider, and may recommend to the board of supervisors the imposition and collection of a charge for the use such facilities as provided in the Subdivision Map Act.
(Prior code § 19.109)
A. 
At the time the tentative map is approved, the advisory agency shall impose, as a condition of such approval, restrictions on the improvements which require clearing brush and trees, or of moving or earth by mechanical equipment.
B. 
Such restrictions shall include a provision that no such improvements may be made for a given period of time, including the time up to the filing of the final map.
C. 
All grading done in conjunction with any subdivision shall be done in accordance with the Placer County grading ordinance.
(Prior code § 19.110)
A. 
Required. At the time the tentative map is approved, the advisory agency shall impose, as a condition of such approval, the requirements to install underground utilities as hereinafter provided.
B. 
P.U.C. Standards.
1. 
The installation of underground utilities shall comply with not less than the minimum requirements for the placement of electrical and communication facilities set forth in Public Utilities Commission General Order 128, and the installation of gas facilities set forth in General Orders 58S and 112B or any subsequent revisions thereof.
2. 
Equipment appurtenant to underground facilities, such as surface mounted transformers, pedestal mounted terminal boxes, and meter cabinets and concealed ducts may be installed above the ground; provided, that such facilities shall be located and designed so as to harmonize with the area and shall be appropriately screened and landscaped.
C. 
Coordination. The responsibility of the coordination and obtaining approval from each utility concerned for the placement of underground utilities shall rest solely with the subdivider.
D. 
Time Schedule. The number of working days and the sequence of installation for each utility shall be listed separately on the improvement plans. The location of each utility facility and the common trench detail shall be shown by plan and cross section on the improvement plan.
E. 
Arrangements with Utility Companies.
1. 
The subdivider shall be responsible for complying with the requirements of this section and shall make the necessary arrangements of this section and shall make the necessary arrangements with the utility companies involved for the installation of said facilities.
2. 
An agreement shall be entered into between the developer and the utility companies listing who performs and finances each segment of work relating to electrical and telephone installations. A letter from the serving utility company will be required before the improvement plans are signed by the county. The letter shall state that said company has approved the design, utility location and scheduling and have entered into the above agreement.
F. 
Cable Markers. Any high voltage or major communication facility should be identified in accordance with public utility company requirement by a buried cable marker or acceptable alternate on each side of the roadway.
(Prior code § 19.111)
The subdivider may be required to form appropriate legal entities to operate and perform all required maintenance and services if they are not a regular county-wide public service.
(Prior code § 19.112)
If requested by the county departments the subdivider shall indicate or post markers showing the approximate lot corners so as to enable the departments to determine whether such subdivision will comply with applicable provisions of county and state law.
(Prior code § 19.113)
A. 
All work done in constructing the improvements and all materials furnished shall be subject to the inspection of the community development/resource agency.
B. 
The community development/resource agency shall have access to the work at all times during its construction and shall be furnished with every reasonable facility for ascertaining that the materials used and the workmanship are in accordance with the requirements of this article.
C. 
If any of the work on improvements is done by the subdivider prior to the approval of the improvement plans, or prior to the inspections of the improvements as required by the agency director or designee, such work may be rejected and shall be deemed to have been done at the risk and peril of the subdivider.
(Prior code § 19.260; Ord. 5373-B, 2005)
A. 
The plan check and inspection fee ("fee") for plans, works and materials shall be fixed based upon the criteria contained in this section.
B. 
The fee shall be based upon an engineer's estimate plus 10% for contingencies as estimated by an applicant's engineer using the county's latest standard unit costs and as approved by the county engineer. A preliminary engineer's estimate submitted with the initial submittal will be used to determine the preliminary fee. A final engineer's estimate will be used to determine the final fee. The fee shall be charged as described in subsection D of this section, subject to the inflationary adjustments contained in subsection G of this section.
C. 
Forty percent of the preliminary fee, or a minimum of $1,000 ("initial payment"), shall accompany the first submission of improvement plans, specifications and estimate. Forty percent of the final fee, or a minimum of $1,000, less the initial payment previously made, plus the remaining 60% of the final fee, or a minimum of $1,500 ("subsequent payment"), shall be paid by the applicant to the county prior to signing of the improvement plans by the agency director or designee. If any portion of the work has been done at the time of the subsequent payment, the applicant shall also pay to the county an additional 15% of the subsequent payment for the inspection and testing required to verify the quantity and quality of the work done. The initial payment shall be nonrefundable, whether or not construction is commenced. If construction does not commence within three years from the date of approval of the improvement plans, the plan approval shall be considered void, unless extended in writing by the agency director. In the event the plan approval is void, the remaining subsequent payment, or the unused portion thereof, may be refunded to the applicant upon written request.
D. 
The following criteria shall be used effective January 7, 2007 to determine the fee:
1. 
If the engineer's estimate is $50,000 or less, the fee shall be the minimum fee of $2,500.
2. 
If the engineer's estimate is greater than $50,000, but not greater than $150,000, the fee shall be $2,500 plus five percent of the amount over $50,000.
3. 
If the engineer's estimate is greater than $150,000, but not greater than $250,000, the fee shall be $7,500 plus four percent of the amount over $150,000.
4. 
If the engineer's estimate is greater than $250,000, but not greater than $500,000, the fee shall be $11,500 plus three percent of the amount over $250,000.
5. 
If the engineer's estimate is greater than $500,000, the fee shall be $19,000 plus two percent of the amount over $500,000.
6. 
For projects that are sewer extensions only (e.g., not associated with any entitled land division or any discretionary permit), the minimum fees specified in subsection (D)(1) of this section shall be 50% of the specified minimum fees.
E. 
Utility encroachment permits will be subject to fees charged on a fully reimbursable basis to cover actual county staff time, and/or the costs of consultant(s) appointed by the county.
F. 
Projects of extraordinary magnitude or complexity, defined generally as those projects with engineer's estimates in excess of one million dollars ($1,000,000.00), will be subject to a subsequent payment assessed on a fully reimbursable basis to cover actual county staff time, testing services, and/or costs of consultant(s) appointed by the county. These additional costs will be above and beyond the subsequent payment paid per the schedule in subsection D of this section. Unexpended funds of subsequent payments paid on projects of extraordinary magnitude may be refunded to the applicant upon written request.
G. 
The county's standard unit costs used to determine the fee, and the minimum fee, as described in subsections B and D of this section, shall be adjusted annually in accordance with subsection (G)(1) of this section.
1. 
No later than April 15th of each year, the agency director shall determine a proposed annual adjustment for the prior February to February period. The agency director shall use the construction cost index published in the Engineering News Record as the basis of the agency director's determination. The agency director shall review the reasonable relationship between the proposed adjusted fees and the costs of the services provided. The agency director shall notify the board at a public meeting of the proposed fee adjustment. No fee adjustment shall be effective until approved by the board. Any fee adjustment approved by the board shall be effective on July 1st of the year in which the action is taken, or at such other time as is provided by law.
2. 
The agency director shall maintain the current fee schedule and the county's current standard unit costs. The director shall make the current fee schedule current and standard unit costs available for public review upon request.
(Ord. 5112-B § 1, 2001; Ord. 5373-B, 2005; Ord. 5437-B § 2, 2006)
A. 
The subdivider shall prosecute the work to completion without undue delay except for inclement weather or other reasonable cause.
B. 
Delay in completion of the work beyond the period stated in the subdivision agreement, unless an extension thereof is approved by the board of supervisors and the surety company, may result in forfeiture of the cash deposit and/or security or a portion thereof for the completion of the work.
(Prior code § 19.270)
When subdivision improvements are financed and installed pursuant to special assessment proceedings, the security provided by the subdivider for the installation of such improvements may be reduced given the following conditions:
A. 
The assessment bonds have been sold;
B. 
The contractor has furnished to the county the faithful performance and labor and materials bonds required by the special assessment act being used;
C. 
At no time shall the subdivision improvement security be reduced to less than what is required to guarantee the installation of the improvements.
(Prior code § 19.271)
A. 
When all improvement work required by the subdivision agreement (reference County Code Section 16.16.050) is complete to the satisfaction of the agency director or designee, he or she shall issue a certificate to the board of supervisors stating that such work has been satisfactorily completed and recommending the acceptance by the board of supervisors of the work.
B. 
Upon satisfactory completion of all work required by the subdivision agreement and its acceptance by the board of supervisors, the board of supervisors shall file a notice of completion as to the required improvements in the office of the county recorder.
C. 
For subdivisions in which the county has required that private (not to be owned or maintained by the county or another public agency) improvements be completed as part of the subdivision, upon certification by the agency director or designee that such private improvements have been completed to the required standards, the board of supervisors hereby authorizes the director or designee to release that portion of the performance security covering the private improvements.
D. 
A subdivider may find it desirable to post separate security for county and private improvements.
(Prior code § 19.275; Ord. 5373-B, 2005; Ord. 5437-B § 2, 2006; Ord. 5602-B § 1, 2010)