As
a condition of approval of a map, the subdivider shall dedicate or
make an irrevocable offer of dedication of all parcels of land within
the subdivision that are needed for streets, alleys, including access
rights and abutters' rights, drainage, public utility easements, and
other public easements. The subdivider shall install any and all public
facilities necessary to serve the subdivision and any supplemental
improvements required by the planning commission, including but not
limited to the following:
All
underground utilities, sanitary sewers and storm drains installed
in streets, service roads, alleys or highways shall be constructed
prior to the surfacing of such streets, service roads, alleys or highways.
Connections for all underground utilities and sanitary sewers shall
be laid to such lengths as will obviate the necessity for disturbing
the street or alley improvements when service connections thereto
are made.
All
subdivision improvements shall be constructed in accordance with standards
of good engineering practice and with the plans, profiles and cross
sections and specifications herein set forth. In no case shall the
subdivision improvements be less substantial than the following requirements,
which shall be applied as minimum requirements necessary to accomplish
the purpose of this chapter, with due consideration given to the location,
topography, proposed use and other such features of each particular
subdivision.
Every
map approved pursuant to this title shall be conditioned on compliance
with the requirements for grading and erosion control, including the
prevention of sedimentation or damage to off-site property.
Improvement
work shall not be commenced until plans and profiles for such work
have been submitted to and approved by the city engineer and the city
council. Such plans shall be required before approval of the final
map. All such plans and profiles shall be prepared in accordance with
requirements of the city engineer.
The
size and shape of lots shall be in conformance with any zoning regulations
effective in the area of the proposed subdivision and as shown on
the zoning map.
In
all respects, the subdivision shall be consistent with any general
or specific plan of the city or any part thereof, or preliminary plans
made in anticipation thereof.
Where
a parcel is subdivided into a tract of lots of one acre or more, the
blocks shall be of such size and shape and be so divided into lots
to provide for the extension and opening of streets and alleys at
such intervals as will permit a subsequent division of any parcel
into lots of smaller legal size.
The
planning commission may require the subdivider to reserve or dedicate
suitable areas for the parks, schools and public building sites that
will be required in the neighborhood of the proposed subdivision,
or to pay fees in lieu.
This
title is enacted pursuant to the authority granted by Section 66477
of the Government Code of the state. The park and recreational facilities
for which dedication of land or payment of a fee is required by this
title are in accordance with the element of the general plan of the
city, adopted in June, 1973.
As
a condition of approval of a final map, the subdivider shall dedicate
land or pay a fee in lieu thereof, at the option of the city, for
park or recreational purposes, at the time and according to the standards
and formula contained in this section.
Where
a park or recreational facility has been designated in the city open
space plan, an element of the general plan of the city, and is to
be located in whole or in part within the proposed subdivision to
serve the immediate and future needs of the residents of the subdivision,
the subdivider shall dedicate land for a local park sufficient in
size and topography to serve the residents of the subdivision. The
amount of land to be provided shall be at least one percent of the
gross land area of the subdivision.
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,
the subdivider shall be reimbursed 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.
No charge, area of benefit or local benefit district shall be established unless and until a public hearing noticed in accordance with the provisions of Sections 16.16.070 through 16.16.130 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.
In addition to the notice required by Sections 16.16.070 through 16.16.130, 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 role, 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 ten days prior to the date established for hearing.
(Prior code § 29-804)
Specific engineering design criteria for public facilities shall
be as established by resolution of the city council and good engineering
practice as determined by the city engineer.
The
subdivider may be required to grant easements not less than ten feet
in width for public utility, sanitary sewer and drainage purposes
on each side of rear lot lines, along side lot lines and in planting
strips wherever necessary. However, easements of greater width may
be required when at the determination of the city engineer the purposes
of easements necessitate greater widths. Dedications of easements
shall be to the city for the purpose of installation of utilities,
planting strips and for other public purposes as may be ordered or
directed by the city council.
The
subdivider shall, subject to riparian rights, dedicate a right-of-way
for storm drainage purposes conforming substantially with the lines
of any natural water course or channel, stream or creek that traverses
the subdivision, provide by dedication further and sufficient easements
or construction or both, to dispose of such surface and stormwater.
The
advisory agency may impose a requirement that any 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 that if the dedication is accepted, such waiver shall
become effective in accordance with the provisions of the waiver of
direct access.
At
the time of making the survey for the final map, the engineer or surveyor
shall set sufficient durable monuments to conform with the standards
described in Section 8771 of the Business and Professions Code so
that another engineer or surveyor may readily retract the survey.
Permanent
monuments shall conform to standards of the city. Permanent pipe monuments
shall be set at each boundary corner of the subdivision, along the
exterior boundary lines at intervals of approximately five hundred
feet and at all beginnings of curves and endings of curves of property
line curves. Approved monuments shall be set at intersections of all
street monument line tangents and at both the beginnings of curves
and endings of curves of all monument line curves. Approved and complete
field notes showing permanent references or ties shall be furnished
by the city engineer.
Permanent
and accurate bench marks shall be established on the monument or other
approved location at each street intersection, and complete field
notes showing locations and elevations shall be filed with the city
engineer.
All
required improvements shall be constructed under the inspection of
and to approval of the city engineer. The cost of inspection shall
be paid by the subdivider.
Required
improvements shall not be accepted by the city for maintenance until
completed to the satisfaction of the city engineer and accepted by
resolution of the city council.
Permanent
and accurate bench marks shall be established on the monument or other
approved location at each street intersection, and complete field
notes showing locations and elevations shall be filed with the city
engineer.