All major subdivisions for which a tentative map is required by this title shall conform to the following requirements as to design:
A. 
Except as approved by the City Engineer, no lot shall include land in more than a single tax code area. A building permit shall not be issued for a lot which includes land in more than one tax code area and a note reflecting such restriction shall be included on the final map.
B. 
Every lot shall contain the minimum lot area specified in Title 21 for the zone in which the lot is located at the time the final map is submitted to the City Council for its approval; provided, however, if no lot area is established by Title 21, every lot shall contain a net area of no less than 7,500 square feet.
C. 
Every lot shall front on a dedicated street or a street offered for dedication unless otherwise authorized by Title 21 for the zone in which the lot is located at the time the final map is submitted to the City Council for its approval.
D. 
Every lot shall have a width as specified in Title 21 for the zone in which the lot is located at the time the final map is submitted.
E. 
Except for panhandle or flag-shaped lots approved pursuant to Title 21, lots whose side lines are approximately radial to the center of a cul-de-sac or the center of the intersection of two dead end streets shall have at least 33 feet of frontage measured at the right-of-way lines.
F. 
Panhandle or flag-shaped lots, if permitted pursuant to Title 21, shall have minimum frontage of 20 feet on a dedicated public street or publicly dedicated easement accepted by the city. Where the panhandle or flag-shaped portion of a lot is adjacent to the same portion of another such lot the required minimum frontage on such street easement shall be 15 feet provided a joint easement ensuring common access to both such portions is agreed upon by the owners of such lots and recorded.
G. 
Through lots shall not be allowed unless vehicular access rights are relinquished to one of the abutting streets as approved by the City Engineer.
H. 
Lot depth shall be at least 90 feet. Lot depth shall be no greater than three times the average width except for minor subdivisions where the proposed lot depth to width ratio is less than that of the existing lot.
I. 
Whenever practicable, subdivision of residential property abutting prime, major and secondary arterial routes shown on the circulation element of the city general plan, railroads, transmission lines and open flood-control channels shall be designed so that the lots do not front on nor have access from such rights-of-way.
J. 
Whenever practicable, side and rear lot lines shall be located along the top of manmade slopes instead of at the toe or at intermediate locations on the slopes.
K. 
Bicycle routes shown on the city general plan shall be included in the subdivision when such routes pass through or abut the subdivision.
Whenever rights-of-way for streets are required to be dedicated in subdivisions containing 200 or more lots, the subdivider shall include bicycle routes when necessary and feasible for the use and safety of the residents.
L. 
Considerations shall be given to assuring proper development of abutting properties in the development of the street plan.
M. 
The design of the subdivision shall be consistent with the provisions of Chapter 21.95 of this code relating to hillside development. Areas which are determined to be undevelopable pursuant to the applicable provisions of Chapter 21.95 of this code shall be preserved as open space areas.
(Ord. 9417 § 2, 1975; Ord. 9467 § 6, 1976; Ord. 9521 § 12, 1979; Ord. 9827 § 2, 1987)
In addition to the requirements of Section 20.16.010, the design of a major subdivision for which a tentative map is required by this title, shall also provide to the extent feasible for future passive or natural heating or cooling opportunities in the subdivision.
A. 
Examples of passive or natural heating opportunities in subdivision design include design of lot size and configuration to permit orientation of a structure in an east-west alignment for southern exposure.
B. 
Examples of passive or natural cooling opportunities in subdivision design include design of lot size and configuration to permit orientation of a structure to take advantage of shade or prevailing breezes.
C. 
In providing for future passive or natural heating or cooling opportunities in the design of a subdivision, consideration shall be given to local climate, to contour, to configuration of the parcel to be divided, and to other design and improvement requirements, and such provision shall not result in reducing allowable densities or the percentage of a lot which may be occupied by a building or structure under applicable planning and zoning in force at the time the tentative map is filed.
D. 
The requirements of this section do not apply to condominium projects which consist of the subdivision of airspace in an existing building when no new structures are added.
E. 
For the purposes of this section, "feasible" means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social and technological factors as the City Council may determine.
(Ord. 9521 § 12, 1979; Ord. CS-192 § 14, 2012)
All streets shown on a tentative map shall be in substantial conformance to the circulation element of the general plan and they shall relate to the existing streets in the areas adjoining the subdivision. Such streets shall also conform to any applicable master plans, specific plans or other officially adopted street plans.
(Ord. 9417 § 2, 1975)
A. 
The subdivider shall offer to dedicate rights-of-way for streets within the subdivision in accordance with city standards.
B. 
No final map shall be approved unless the street or streets providing primary access to the subdivision are dedicated to and maintained by a city, county or state and the street or streets meet city standards for right-of-way width.
C. 
Streets which are proposed on the boundaries of a subdivision shall have a dedicated width of no less than 42 feet together with a strip of land one foot wide on its outer edge which shall be offered to the city for street purposes and over which access rights are relinquished.
D. 
All streets proposed to be terminated at the subdivision boundary shall include a strip of land one foot wide across the street at its point of termination at the boundary which shall be portions of the adjacent lots, offered for street purposes and over which access rights are relinquished.
E. 
Intersections of existing streets or of existing streets with streets shown on the circulation element of the general plan shall be offset at least 250 feet. Four-way intersections are to be avoided wherever possible.
F. 
Where it is necessary to extend a street beyond the boundaries of a subdivision to provide adequate circulation for residents of the subdivision, the subdivider shall cause the required easements to be dedicated to the city and shall improve the easements in accordance with city standards.
G. 
Whenever any land to be subdivided is bounded by an inlet, bay, estuary, lagoon, river, stream or by the Pacific Ocean, there shall be a street to and along such inlet, bay, estuary, lagoon, river, stream or ocean front, or adequate public access to and along such boundary shall be provided or be made otherwise available in lieu of such street or any combination as the City Council may require to insure compliance with Chapter 4, Article 3.5 of the Subdivision Map Act.
H. 
Where a drainage facility or flood control facility is necessary for the use of lot owners or for the protection of lots, adequate rights-of-way for such drainage facilities or flood control facilities shall be offered for dedication to the city or to such other public entities as the City Council designates and shall be shown on the map.
I. 
Where it is necessary to extend a drainage facility or flood-control facility beyond the boundaries of the subdivision for adequate drainage or flood-control needs, the required rights-of-way shall be offered for dedication.
J. 
Drainage facilities and flood-control facilities within and without the subdivision shall be provided so as to carry storm runoff, both tributary to and originating within the subdivision.
K. 
The subdivider shall offer to dedicate land for park purposes, pay fees in lieu thereof, or do a combination of both, pursuant to Chapter 20.44 of this title.
L. 
The subdivider shall offer to dedicate in accordance with city standards the necessary right-of-way for bicycle routes under the following circumstances:
1. 
When such routes as shown on the city general plan pass through or abut the subdivision;
2. 
When a subdivider is required to dedicate rights-of-way for streets in a subdivision containing 200 or more lots and such route is necessary and feasible for the use and safety of the residents.
M. 
Where required, a dedication or offer of dedication of a street shall include a waiver of direct access rights to such street from any property shown on a final map as abutting thereon, and if the dedication is accepted, such waiver shall become effective in accordance with the provisions of the waiver of direct access.
(Ord. 9417 § 2, 1975)
A. 
Before approving a final map, the decision-making authority shall require and before a final map is approved by operation of law, it shall be required that:
1. 
The subdivider grade and improve or agree to grade and improve all land dedicated or to be dedicated for streets or easements, bicycle routes and all private streets and private easements laid out on a final map or parcel map in such manner and with such improvements as are necessary for the use of the lot owners in the subdivision and local neighborhood traffic and drainage needs, and in accordance with city standards;
2. 
The subdivider install or agree to install all drainage and flood-control structures and facilities required by the City Engineer, which drainage and flood-control structures and facilities shall conform to city standards, or the standards of other appropriate agencies as the City Engineer adopts;
3. 
The subdivider install or agree to install fire hydrants and connections of a type and location approved by the Fire Chief. For local residential streets, fire hydrant connections, including valves, shall be installed between the sidewalk and the curb and gutter in the parkway;
4. 
The subdivider provide all necessary easements and rights-of-way to accommodate all streets, drainage and flood-control structures and facilities and sewer systems extending beyond the boundaries of the subdivision;
5. 
The subdivider provide that the subdivision be connected to a domestic water system approved by the city and all water mains shall be of a material subject to the requirements of the water company or agency serving the subdivision. That the subdivider shall install or agree to install all required water systems necessary to serve the subdivision and that all water lines, appurtenances and service connections have been constructed or laid prior to paving or provisions have been made to insure said construction; and
6. 
Where a sewer line is constructed or laid within a street or road, the subdivider has installed or agreed to install sewer lines of a type and size approved by the City Engineer to the property line of each lot within the subdivision and all sanitary sewer lines, appurtenances and service connections have been constructed or laid prior to paving or provisions have been made to insure the construction.
B. 
If the offer of dedication of streets is rejected on the map pursuant to Section 66477.1 of the Subdivision Map Act, no surfacing shall be required on any street so rejected; provided, however, this provision shall not be construed as relieving the subdivider of the obligation of:
1. 
Grading such rejected streets to grades and widths required by city standards;
2. 
Installing all drainage structures and facilities required by the City Engineer, which shall conform to city standards; or
3. 
Installing water supply pipelines, fire hydrants and connections as may be required by the City Engineer and Fire Chief.
C. 
No surfacing is required on any private street laid out on any parcel map where each parcel shown on such map contains a gross area of 20 acres or more; provided, however, this provision shall not be construed as relieving a subdivider of the obligation of:
1. 
Grading such private streets to grades and widths required by city standards;
2. 
Installing all drainage structures and facilities required by the City Engineer, which shall conform to city standards; and
3. 
Installing water supply pipelines, fire hydrants and connections as may be required.
D. 
The design of any subdivision for which a tentative map or parcel map is required pursuant to Government Code Section 66426 shall provide for appropriate cable television systems and for communication systems, including, but not limited to, telephone and internet services, to each parcel in the subdivision. All new utility distribution facilities, including cable television conduit and lines, and communications systems, within the boundaries of any new subdivision or within the half-street abutting a new subdivision, shall be placed underground. All existing utility distribution facilities shall be placed underground within the boundaries of any new subdivision or within any half-street abutting any new subdivision except where the existing facilities within any single half-street section abutting the new subdivision span a distance of less than 600 feet, or where it is determined by the City Engineer that it is not practicable to place the existing facilities underground within any single half-street section due to the existence of overhead utility services to properties on the opposite side of that half-street section, in which cases the subdivider shall execute and record a covenant running with the land not to oppose a local improvement district for underground placement of utilities.
In developments where overhead utility distribution facilities are allowed to remain, all new services to existing lots and lots created according to the provisions of this title shall be installed underground from the nearest utility pole.
The subdivider is responsible for complying with the requirements of this subsection, and the subdivider shall make the necessary arrangements with each of the serving utilities, including franchised cable television operators, and communication system providers, including, but not limited to, telephone and internet services, for the installation of such facilities. Transformers, terminal boxes, meter cabinets, pedestals, concealed ducts and other facilities necessarily appurtenant to such underground utilities and street lighting systems may be placed aboveground, subject to approval of the City Engineer as to type and location. The provisions of this subsection shall not apply to the installation and maintenance of overhead electric transmission lines in excess of 34,500 volts and long-distance and trunk communication facilities. The installation of cable television lines may be waived when, in the opinion of the City Council, no franchised cable television operator is found to be willing and able to install cable television lines in the subdivision. Notwithstanding any such waiver, the installation of cable television conduits is required.
E. 
The subdivider shall construct or shall cause to be constructed at his or her cost a street lighting system conforming to city standards.
F. 
Where the city has adopted a flood-control element or drainage element of the general plan, any improvements shall conform to such element wherever possible.
G. 
The subdivider shall comply or agree to comply with all the conditions of approval contained in the resolution approving the tentative map and not otherwise provided for by this section.
H. 
If improvements are required for a designated remainder parcel, the fulfillment of such requirements by the construction of improvements shall not be required until such time as a building or grading permit for development of the parcel is issued by the city or until such time as the construction of such improvements is required pursuant to an agreement between the subdivider and the city. In the absence of such an agreement, the City Council may require fulfillment of some or all of such construction requirements within a reasonable time following approval of the final map and prior to the issuance of a building or grading permit for the development of a remainder parcel upon a finding that fulfillment of the construction requirements is necessary for reasons of public health and safety or that the construction is a necessary prerequisite to the orderly development of the surrounding area.
(Ord. 9417 § 2, 1975; Ord. 7044 § 1, 1976; Ord. 9521 § 13, 1979; Ord. 9549 § 4, 1980; Ord. NS-603 § 2, 2001; Ord. NS-745 § 1, 2005; Ord. CS-192 § 16, 2012)
A. 
The subdivider may be required to install improvements for the benefit of the subdivision which may contain supplemental size, capacity or number for the benefit of property not within the subdivision as a condition precedent to the approval of a subdivision or parcel map and thereafter to dedicate such improvements to the public. However, when such supplemental size, capacity or number is solely for the benefit of property not within the subdivision, 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 pursuant to the provisions of the Subdivision Map Act.
B. 
The City Council shall determine the method for payment of the costs required by a reimbursement agreement which may include but is not limited to the establishment and maintenance of local benefit districts for the levy collection of such charge or costs from the property benefited.
(Ord. 9521 § 14, 1979; Ord. NS-745 § 1, 2005)
A. 
No charge, area of benefit or local benefit district shall be established unless and until a public hearing is held thereon by the City Council and the City Council finds that the fee or charge and the area of benefit or local benefit district is reasonably related to the cost of such supplemental improvements and the actual ultimate beneficiaries thereof.
B. 
In addition to the notice required by Section 66451.3 of the Government Code, written notice of the hearing shall be given to the subdivider and to those who own property within the proposed area of benefit as shown on the latest equalized assessment roll, and the potential users of the supplemental improvements insofar as they can be ascertained at the time. Such notices shall be mailed by the City Clerk at least 10 days prior to the date established for the hearing.
(Ord. 9521 § 14, 1979)
If the city has adopted a local drainage or sanitary sewer plan or map as required for the imposition of fees therefor, or has established an area of benefit for bridges or major thoroughfares as provided in Chapter 20.08 of this title, the city may impose a reasonable charge on property within the area benefited and may provide for the collection of said charge as set forth in Chapter 20.08. The city may enter into reimbursement agreements with a subdivider who constructs said facilities, bridges or thoroughfares and the charges collected by the city therefor may be utilized to reimburse the subdivider.
(Ord. 9521 § 14, 1979; Ord. 9602 § 14, 1981)
A. 
Every final map shall show the following monuments:
1. 
Boundary Monuments. The exterior boundary of the subdivision shall be monumented with permanent monuments not smaller than two inch iron pipes at least 24 inches long set at each corner and at intermediate points along the boundary not more than 1,000 feet apart and at the beginning and end points of all curves; provided, if any existing record and identified monument meeting the foregoing requirements is found at any such corner or point, such monument may be used in lieu of a new monument.
2. 
Lot Corner Monuments. All lot corners, except when coincident with exterior boundary corner, shall be monumented with permanent monuments of one of the following types:
a. 
Three-quarter inch diameter iron pipe at least 12 inches long;
b. 
One-half inch diameter steel rod at least 12 inches long;
c. 
Lead plug and copper identification disks set in concrete sidewalks or curbs.
3. 
Such additional monuments to mark the limiting lines of streets as the City Engineer may require.
4. 
All other monuments set or proposed to be set.
B. 
The subdivider shall cause the foregoing monuments to be set by a licensed surveyor or engineer.
C. 
All monuments and their installation shall conform to city standards.
D. 
All of the foregoing monuments shall be set prior to the approval of the map by the City Council unless the setting thereof is deferred in accordance with Section 66496 of the Subdivision Map Act; provided, however, the setting of exterior boundary monuments shall not be deferred unless the City Engineer determines that such monuments might be disturbed by the construction of improvements.
E. 
Where the setting of monuments is deferred following filing of a final map, such monuments shall be set within 30 days after the completion of the required improvements and prior to the acceptance thereof by the city. The setting of monuments shall not be deferred if a parcel map is filed unless expressly allowed by the City Engineer.
F. 
Prior to approval of final map, subdivider shall provide the city with security in an amount equal to 100% of the estimated cost of setting subdivision monuments. The security shall be in a form as provided in Section 20.16.070. The security shall be released upon presentation by subdivider to the city of evidence that the monuments are set and the engineer or surveyor has received full payment for setting of the monuments.
(Ord. 9417 § 2, 1975; Ord. NS-131 § 1, 1990)
Unless the decision-making authority requires the subdivider to construct improvements prior to final map approval, the subdivider may elect to agree to construct improvements or to otherwise comply with the requirements of this title and with the conditions in the resolution approving the tentative map or, if authorized by the City Council, may contract to initiate and consummate special assessment district proceedings in lieu of constructing improvements, as provided in Section 66462 of the Subdivision Map Act. If the subdivider consents, or the City Council requires pursuant to Section 20.16.040, the agreement may provide for the improvements for a designated remainder parcel prior to issuance of a building or grading permit for such parcel. In addition, the subdivider shall prepare and deposit with the City Clerk detailed plans and specifications of the improvements to be constructed or the conditions to be met, and such plans and specifications shall be made a part of any such agreement or contract and of the improvement security securing the same. The City Manager is authorized to sign such agreements on behalf of the city.
(Ord. 9417 § 2, 1975; Ord. 9549 § 4, 1980; Ord. CS-192 § 17, 2012)
The improvement agreement referred to in Section 20.16.060 shall be secured by one of the following:
A. 
A bond or bonds by one or more duly authorized corporate sureties substantially in the form prescribed by Sections 66499.1 and 66499.2 of the Subdivision Map Act.
B. 
A deposit either with the city or a responsible escrow agent or trust company selected by the city of cash or negotiable bonds of the kind approved for securing deposits of its public moneys.
C. 
An irrevocable instrument of credit from one or more responsible financial institutions regulated by federal or state government and pledging that the funds are on deposit and guaranteed for payment on demand by the city.
D. 
A letter of credit in a form approved by the Finance Director and the City Attorney from a financial institution regulated by the state or federal government and approved by the Finance Director and the City Attorney.
(Ord. 9417 § 2, 1975; Ord. 9680 § 4, 1983)
Improvement security shall be in the following amounts:
A. 
One hundred percent of the total estimated cost of the improvement or act to be performed conditioned upon the faithful performance of the act or agreement;
B. 
Fifty percent of the total estimated cost of the improvement or act to be performed securing payment to the contractor, the subcontractors and to persons furnishing labor, materials or equipment to them for the improvement or the performance of the required act;
C. 
Twenty-five percent of the total estimated cost of the improvement or act to be performed to guarantee or warranty the work for a period of one year following completion or acceptance thereof against any defective work or labor done or defective materials furnished. The security shall be obtained by retaining 25% of the security for faithful performance of the act or agreement;
D. 
If the improvement security is other than a bond or bonds furnished by duly authorized corporate surety, an additional amount shall be included, as determined by the City Council, as necessary to cover the cost and reasonable expenses and fees, including reasonable attorney's fees, which may be incurred by the city in successfully enforcing the obligation secured. The improvement security shall also secure the faithful performance of any changes or alterations in the work to the extent that such changes or alterations do not exceed 10% of the original estimated cost of the improvement;
E. 
Whenever an entity required to furnish security is a California nonprofit corporation funded by the United States of America or one of its agencies, or the State of California or one of its agencies, the entity shall not be required to comply with subsection A or B of this section, provided that the conditions established by subsection C of Section 66499.3 of the State Government Code are met.
(Ord. 9417 § 2, 1975; Ord. 9680 § 55, 1983; Ord. NS-131 § 2, 1990)
The improvement security required under this chapter shall be released in the following manner:
A. 
Seventy-five percent of security given for faithful performance of any act of agreement shall be released upon the final completion and acceptance of the act or work, subject to the provisions of subsection B of this section. Twenty-five percent of the security given for faithful performance of any act or agreement shall be retained for a period of one year after acceptance to guarantee or warranty the work or act as required in Section 20.16.080(C). No security given for the guarantee or warranty of work shall be released until the expiration of the period thereof.
B. 
The City Engineer may release a portion of the security in conjunction with the acceptance of the performance of the act or work as it progresses upon application therefor by the subdivider; provided, however, that no such release shall be for an amount less than 25% of the total improvement security given for faithful performance of the act or work. In no event shall the City Engineer authorize a release of the improvement security which would reduce such security to an amount below that required to guarantee the completion of the act or work and any other obligation imposed by this title, the Subdivision Map Act or the improvement agreement.
C. 
Security given to secure payment to the contractor, his or her subcontractors and to persons furnishing labor, materials or equipment shall, six months after the completion and acceptance of the act or work, be reduced to an amount equal to the amount of all claims therefor filed and of which notice has been given to the legislative body plus an amount reasonably determined by the City Engineer to be required to assure the performance of any other obligations secured thereby. The balance of the security shall be released upon the settlement of all such claims and obligations for which the security was given.
(Ord. 9417 § 2, 1975; Ord. NS-131 § 3, 1990; Ord. CS-135 § 9, 2011)
A. 
Whenever a subdivider is required as a condition of a tentative map to construct or install off-site improvements on property which neither the subdivider nor the city owns, then not later than 120 days prior to filing the final map for approval the subdivider shall provide the city with sufficient information, reports and data including, but not limited to, an appraisal and title report, to enable the city to commence proceedings pursuant to Title 7 of Part 3 of the Code of Civil Procedure to acquire an interest in the land which will permit the improvements to be made, including proceedings for immediate possession of the property pursuant to Article 3 of said title.
B. 
The subdivider shall agree pursuant to Section 20.16.060 to complete the improvements at such time as the city has a sufficient interest in the property to permit the construction of the improvements. The subdivider shall bear all costs associated with the acquisition of the property interests and the estimated cost thereof shall be secured as provided in Section 20.16.070.
C. 
If the city has not required the subdivider to enter into an agreement and the city fails to meet the 120-day limitation, the condition of construction of off-site improvements shall be conclusively deemed to be waived. The waiver shall occur whether or not the city has postponed or refused approval of the final map, because the subdivider has failed to meet a tentative map condition which requires the construction or installation of off-site improvement on land owned by a third party.
(Ord. 9680 § 6, 1983; Ord. NS-704 § 1, 2004)
Upon the failure of the subdivider to complete any improvement, acts or obligations within the time specified, the City Council may, upon notice in writing of not less than 10 days served upon the person responsible for the performance thereof, or upon notice in writing of not less than 20 days served by registered mail addressed to the last known address of such person, determine that the subdivider is in default and may cause the improvement security, or such portion thereof as is necessary to complete the work or act and any other obligations of the subdivider secured thereby, to be forfeited to the city.
(Ord. 9417 § 2, 1975)