Article 36.09 IMPROVEMENTS

General. All improvements as may be required as conditions of approval of the tentative map or by city ordinance or resolution, together with, but not limited to, the required improvements set forth below shall be required of all subdivisions.

Requirements for construction of on-site and off-site improvements for subdivisions of four or less parcels shall be noted on the parcel map, or waiver of parcel map or the subdivision improvement agreement recorded prior to or concurrent with the parcel map.

Completion of improvements shall be in accordance with Section 36.09.100.

Frontage improvements. The frontage of each lot shall be improved to its ultimate adopted geometric section, including street structural section, curbs, sidewalks, driveway approaches and transitions.

Storm drainage. Stormwater runoff from the subdivision shall be collected and conveyed by an approved stormdrain system. The stormdrain system shall be designed for ultimate development of the watershed and shall be capable of collecting and conveying runoff generated by a one-hundred-year flood. The stormdrain system shall provide for ultimate development of the watershed and shall be capable of collecting and conveying runoff generated by a one-hundred-year flood. The stormdrain system shall provide for the protection of abutting and off-site properties that would be adversely affected by any increase in runoff attributed to the development. Off-site stormdrain improvements may be required to satisfy this requirement.

Sanitary sewers. Each unit or lot within the subdivision shall be served by an approved sanitary sewer system in accordance with the provisions of Chapter 33 (Sewers and Sewage Disposal) of this Code.

Water supply. Each unit or lot within the subdivision shall be served by an approved domestic water system, in accordance with the provisions of Chapter 39 (Water) of this Code.

Utilities. Each unit or lot within the subdivision shall be served by gas, electric, telephone and cablevision facilities.

Underground utilities.

All existing and proposed utilities within the subdivision and along peripheral streets shall be placed underground except those facilities exempted by the Public Utilities Commission regulations. Undergrounding shall be required for overhead lines on either side of peripheral streets.

The developer may request that the undergrounding requirement along peripheral streets be waived by the approving body may, at its discretion, accept a fee in lieu of the undergrounding. The amount of fee shall be determined by the city engineer and shall be based upon the reasonable estimated cost of that portion of a future undergrounding project attributable to the subdivision. The requirement for undergrounding or payment of an in-lieu fee shall be a condition of approval of the tentative map.

Undergrounding requirements may be waived or modified by the approving body only upon finding:

The subdivision is within an area where existing utilities have not been undergrounded and that deferral will be allowed since undergrounding is impractical due to physical constraints, or the surrounding neighborhood is absent of similar improvements; and

Overhead utilities will have no significant visual impact.

If the undergrounding requirements are waived as allowed by the findings in subdivision (3)(A) and (B) of this subsection, the in-lieu fee as established by the city engineer shall be made a condition of approval of the tentative map.

§ 36.09.030 Deferred improvement agreements.

In-lieu fees shall be deposited in a special undergrounding account to be used as approved by the city council for future undergrounding of utilities throughout the city.

(6)

The provisions of this subsection are in addition to, and not in substitution for or limitation of, the provisions of Chapter 38 (Underground Utility Districts) of this Code.

(h)

Fencing. Each parcel or lot within the subdivision that is adjacent to property containing a public facility shall have an approved fence adequate to prevent unauthorized access between the properties.

(i)

Other improvements. Other improvements including, but not limited to, grading, street lights, fire hydrants, signs, street lines and markings, street trees and shrubs, landscaping, monuments, bicycle facilities, fences and smoke detectors, or fees in lieu of any of the foregoing, shall also be required as determined by the city engineer in accordance with this Code, the general plan and city standards and specifications.

(j)

Off-site improvements. If the subdivider is required to construct off-site improvements on land in which neither the subdivider nor the city has sufficient title or interest to allow construction, the city shall, within one hundred twenty days of recording the final map, acquire by negotiation or commence condemnation of the land. If the city fails to meet the one-hundred-twenty day time limit, the condition for the construction shall be waived. Prior to approval of the final map, the city may require the subdivider to enter into an agreement to complete the off-site improvements at the time the city acquires title or an interest in the land.

The subdivider shall pay the cost of acquiring off-site land or an interest in the land required to construct the off-site improvements.

(Ord. 1407 § 1; Ord. 1859 §§ 12, 13)

Subdivisions of four or less parcels. The frontage improvements along peripheral streets may be deferred when deemed necessary by the city engineer. When improvements are deferred, the subdivider and/or owner of the real property shall enter into an agreement with the city, in form acceptable to the city engineer and city attorney, for the installation of all frontage improvements at a time in the future as specified by the city. The city clerk shall execute the agreement on behalf of the city. The agreement shall provide for the following:

Construction of improvements shall commence within ninety days of the receipt of the notice to proceed from the city and shall be completed within the time specified by Section 36.09.100.

That in the event of a default by the subdivider and/or owner, the city is authorized to cause construction to be done and charge the entire cost and expense to the subdivider and/or owner, including interest from the date of notice of said cost and expense until paid.

That the agreement shall be recorded with the county recorder at the expense of the subdivider and/or owner and shall constitute notice to all successors and assigns of title to the real property of the obligations set forth therein, and shall also constitute a lien in such amount necessary to fully reimburse the city, including interest as provided above, subject to foreclosure in the event of a default in payment.

That in event of litigation occasioned by any default of the subdivider and/or owner, the subdivider and/or owner agree to pay all costs involved, including reasonable attorney's fees, and that the same shall become a part of the lien against the real property.

That the terms "subdivider" and "owner" include, respectively, not only the subdivider and the present owner of the real property but also heirs, successors, executors, administrators and assigns thereof, it being the intent of the parties that the obligations undertaken shall run with the real property and constitute a lien against it.

(6)

Any other improvement security as required by Section 36.09.080.

(7)

Any other provisions required by the city as reasonably necessary to effectuate the purposes and provisions of the Subdivision Map Act and this Code.

The agreement shall not relieve the subdivider or owner from any other specific requirements of the Subdivision Map Act, this Code or law. The construction of deferred improvements shall conform to the provisions of this chapter and all applicable articles of this Code in effect at the time of construction.

Remainders. Where a remainder is made part of a final or parcel map, the subdivider may enter into an agreement with the city to construct improvements within the remainder at some future date and prior to the issuance of a permit or other grant of approval for the development of a remainder. The improvements shall be at the subdivider's expense. In the absence of such an agreement, the city may require fulfillment of the construction requirements within a reasonable time following approval of the final or parcel map and prior to the issuance of a permit or other grant of approval for the development of the remainder, upon a finding that fulfillment of the construction requirements is necessary for reasons of:

The public health and safety, or

The required construction is a necessary prerequisite to the orderly development of the surrounding area.

(Ord. 1407 § 1)

§ 36.09.040 Design.

General. The design and layout of all required improvements, both on-site and off-site, private and public, shall conform to generally accepted engineering standards, standard engineering specifications, the Subdivision Map Act and applicable provisions of this Code.

Energy conservation. The design of a subdivision for which a tentative map is required shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision.

Examples of passive or natural hearing 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 and to permit orientation of a structure to take advantage of shade or prevailing breezes.

In providing for future passive or natural hearing or cooling opportunities in the design of a subdivision, consideration shall be given to local climate, contour, configuration of the parcel to be divided and other design and improvement requirements. The 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.

The requirements of this subsection do not apply to condominium projects which consist of the subdivision of air-space in an existing building when no new structures are added.

For the purpose of this subsection, "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.

Cable television service. The design of a subdivision for which a tentative map or parcel map is required shall provide one or more appropriate cable television systems an opportunity to construct, install and maintain, on land identified on the mad as dedicated or to be dedicated to public utility use, any equipment necessary to extend cable television services to each residential parcel in the subdivision.

For the purpose of this subsection, "appropriate cable television systems" means those franchised or licensed to serve the geographical area in which the subdivision is located.

This subsection shall not apply to the conversion of existing dwelling units to condominiums, community apartments, or stock cooperatives (Section 66473.6).

(Ord. 1407 § 1)

§ 36.09.050 Access.

All lots or parcels shall have access to a public street improved to the standards set forth in this article. Private streets shall not normally be permitted. However, if the approving body determines that the most logical development of the land requires that lots be developed with access to private streets such a development may be approved. The subdivider, shall submit a development plan showing the alignment, width, grade and material specifications of any proposed private street, the topography and means of access to each lot and the drainage, sewer and water service and fire protection for the lots served by such private street. The private street shall be constructed in accordance with standard engineering specifications of the city as approved by the city engineer. Construction of the private street shall be completed prior to the completion of the construction and/or occupancy of the lots. The subdivider shall be required to provide a feasible method for the maintenance of such private streets, which method shall be subject to the prior approval of the city engineer and city attorney.

If flag lots are approved as part of the subdivision, the requirements, including the improvements to the stem of the flag lots, shall be as described for private streets in the preceding paragraph.

Reserve strips, or nonaccess at the end of streets or at the boundaries of subdivisions, shall be dedicated unconditionally to the city when required by the city.

(Ord. 1407 § 1; Ord. 1859 § 14)

§ 36.09.060 Improvement plans.

General. Improvement plans shall be prepared under the direction of and signed by a registered civil engineer licensed by the state.

Improvement plans shall include, but shall not be limited to, all improvements required pursuant to Section 36.09.020.

Form. Plans, profiles and details shall be legibly drawn, printed or reproduced on twenty-four-inch by thirty-six inch sheets. A border shall be made on each sheet providing one-half inch at top, bottom and right side and one and one-half inch on the left side.

A suitable title block shall be placed in the lower right corner or along the right edge and provide adequate space for approval by the city engineer and for approval of plan revisions.

Plans and profiles shall be drawn to the scale of one inch equals forty feet or larger unless approved otherwise by the city engineer. Details shall be drawn to such scale that clearly shows the facility being constructed. The scales of various portions of the plans shall be shown on each sheet.

A vicinity map shall be shown on the first sheet of all sets of plans.

A north arrow shall be shown on each sheet when applicable.

Plans shall be laid out to orient north to the top or right edge of the sheet unless approved otherwise by the city engineer.

(6)

All lettering shall be one-eighth inch minimum.

(7)

If the plans include three or more sheets, a cover sheet showing the streets, lots, easements, stormdrains, index and vicinity map shall be included.

(8)

The form of all plans shall conform to additional requirements as may be established by the city engineer. The final form of all plans shall be approved by the city engineer.

Contents. The improvement plans shall show complete plans, profiles and details for all required improvements to be constructed, both public and private, including common areas.

Reference may be made to the City of Davis or state standard plans in lieu of duplicating the drawings.

Supplementary plans and calculations. Hydrology, hydraulic plans and calculations, bond or other security estimates and any structural calculations as may be required, shall be submitted with the improvement plans to the city engineer. All calculations shall be legible, systematic and signed and dated by a registered civil engineer licensed by the state and in a form approved by the city engineer.

Review by the city engineer. The subdivider shall submit the improvement plans and all computations to the city engineer for review. Upon completion of the review, one set of the preliminary plans, with any required revisions indicated, will be returned to the subdivider.

Approval by the city engineer. After completing any required revisions, the subdivider shall transmit the originals of the improvement plans to the city engineer for signature.

Upon finding that any required revisions have been made and that the plans conform to all applicable city ordinances and plans, design requirements and conditions of the approval of the tentative map, the city engineer shall sign and date the plans. The city engineer may make a reproducible set of the plans for use by the city. The originals will be returned to the subdivider.

Approval of the improvement plans shall not be construed as approval of the gas, electric, telephone and cable television service construction plans.

Approval by the city engineer shall in no way relieve the subdivider or the subdivider's engineer from responsibility for the design of the improvements and for any deficiencies resulting from the design or from any required conditions of approval of the tentative map.

Revision to approved plans.

By Subdivider. Requests by the subdivider for revisions to the approved plans appearing necessary or desirable during construction shall be submitted in writing to the city engineer or authorized representative and shall be accompanied by revised drawings showing the proposed revision. If the revision is acceptable to the city engineer and consistent with the tentative map, the originals shall be submitted to the city engineer's office for initialing. The originals shall be returned to the subdivider and the revised plans shall be immediately transmitted to the city engineer. Construction of any proposed revision will not be permitted to commence until revised plans have been received and approved by the city engineer.

By City Engineer. When revisions are deemed necessary by the city engineer to protect the public health and safety, or as field conditions may require, a request in writing shall be made to the subdivider. The subdivider shall revise the plans and transmit the originals to the city engineer for initialing within the time specified by the city engineer.

Upon receipt of the initialized originals, the subdivider shall immediately transmit revised drawings to the city engineer. Construction of all or any portion of the improvements may be stopped by the city engineer until revised drawings have been submitted.

The subdivider may appeal revisions required by the city engineer to the city council by filing an appeal in writing with the city manager within fifteen days following receipt of the request to revise the plans.

Plan Checking and Inspection Costs for Revisions. Costs incurred by the city for the checking of plans or calculations or inspection as a result of revisions to the approved plans shall be borne by the subdivider at actual cost. A deposit, when required, shall be submitted with the revised plans and applied toward the actual costs.

(Ord. 1407 § 1)

§ 36.09.070 Improvement agreement.

The improvement agreement shall be prepared by the city engineer and approved as to form by the city attorney. The agreement shall provide for:

Construction of all improvements required pursuant to Section 36.09.020, including any required off-site improvements, according to the approved plans and specifications on file with the city engineer;

Completion of improvements within the time specified by Section 36.09.100;

Right of the city to modify plans and specifications and to require the subdivider to pay for modifications;

Warranty by the subdivider that construction will not adversely affect any portion of adjacent properties;

Payment of inspection fees in accordance with the city's resolution;

Payment of in-lieu fees for undergrounding of utilities on peripheral streets;

Payment of planned drainage facility fee;

(h)

Improvement security as required by Section 36.09.080;

(i)

Maintenance and repair of any defects or failures and their causes;

(j)

Release and indemnification of the city from all liability incurred in connection with the development and payment of all reasonable attorneys' fees that the city may incur because of any legal action or other proceeding arising from the development;

(k)

Any other deposits, reimbursements, fees or conditions as required by city ordinance or resolution and as may be required by the city engineer;

(l)

Any other provisions required by the city as reasonably necessary to effectuate the purposes and provisions of the Subdivision Map Act and this Code.

(Ord. 1407 § 1)

§ 36.09.080 Improvement security.

General. Any improvement agreement, contract or act required or authorized by the Subdivision Map Act or this chapter, for which security is required, shall be secured in accordance with Section 66499 et seq., of the Subdivision Map Act and as provided below.

No final map or parcel map shall be signed by the city engineer or recorded until all improvement securities required by this section have been received and approved.

Form of security. The form of security shall be one or the combination of the following at the option and subject to the approval of the city:

Bond or bonds by one or more duly authorized corporate sureties. The form of the bond or bonds shall be in accordance with Sections 66499.1, 66499.2, 66499.3 and 66499.4 of the Subdivision Map Act.

A deposit, either with the city or a responsible escrow agent or trust company, at the option of the city, of money or negotiable bonds of the kind approved for securing deposits of public moneys.

An instrument of credit or letter of credit from one or more financial institutions subject to regulation by the state or federal government and pledging that the funds necessary to carry out the act or agreement are on deposit and guaranteed for payment.

Any other form of security as provided in Section 66499 of the Subdivision Map Act.

Amount of security. A performance bond or other security in the amount of one hundred percent of the total estimated construction cost to guarantee the construction or installation of all improvements shall be required of all subdivisions. An additional amount of fifty percent of the estimated construction cost shall be required to guarantee payment to subdivider's contractor, subcontractors and to persons furnishing labor, materials or equipment for the construction or installation of improvements. As a part of the obligation guaranteed by the security and in addition to the full amount of the security, there shall be included costs and reasonable expenses and fees, including attorneys' fees, incurred by the city in enforcing the obligations secured.

The estimate of improvements costs shall be as approved by the city engineer and shall provide for:

Not less than five percent nor more than ten percent of the total construction cost for contingencies;

Increase for projected inflation computed to the estimated midpoint of construction;

All utility installation costs or a certification acceptable to the city engineer from the utility company that adequate security has been deposited to ensure installation.

Cash bond. The subdivider shall deposit with the city not less than one thousand dollars cash for subdivisions of four or less parcels, and three thousand dollars for other subdivisions, or an additional amount as required by the city engineer, not to exceed one percent of the total estimated construction cost. The deposit may be used at the discretion of the city to correct deficiencies and conditions caused by the subdivider, contractor or sub-contractors that may arise during or after the construction of the subdivision. Any unexpended amount will be returned to the subdivider at the time all bonds and other security are released.

Warranty security. Upon acceptance of the subdivision improvements by the city, the subdivider shall provide security in the amount as required by the city engineer to guarantee the improvements against any defective work or labor done or defective materials used in the performance of the improvements throughout the warranty period which shall be the period of one year following the completion and acceptance of the improvements. The amount of the warranty security shall not be less than ten percent of the cost of the construction of the improvements, including the cash bond which shall be retained for the one-year warranty period.

Reduction in performance security. The city engineer may authorize in writing the release of a portion of the security in conjunction with the acceptance of the satisfactory completion of a part of the improvements as the work progresses upon application by the subdivider, but in no case shall the security be reduced to less than ten percent of the total improvement security given for faithful performance. The amount of reduction of the security shall be determined by the city engineer; however, in no event shall the city engineer authorize a release of the improvement security which would reduce security to an amount below that required to guarantee the completion of the improvements and any other obligation imposed by the Subdivision Map Act, this Code or the improvement agreement.

Release of improvement security.

Performance Security. The performance security shall be released only upon acceptance of the improvements by the city and when an approved warranty security has been filed with the city engineer. If a warranty security is not submitted, performance security shall be released twelve months after acceptance of improvements and correction of all warranty deficiencies.

Material and Labor Security. Security given to secure payment to the contractor, subcontractors and to persons furnishing labor, materials or equipment may, six months after the completion and acceptance of the improvements by the city, be reduced to an amount equal to the amount of all claims therefor filed and of which notice has been given to the city council. The balance of the security shall be released upon the settlement of all claims and obligations for which the security was given.

Warranty Security. The warranty security shall be released upon satisfactory completion of the warranty period, provided:

All deficiencies appearing on the warranty deficiency list for the subdivision have been corrected.

§ 36.09.090 Construction and inspection.

Not less than twelve months have elapsed since the acceptance of the improvements by the city.

(Ord. 1407 § 1)

The construction methods and materials for all improvements shall conform to the standard engineering specifications and all other standard plans and specifications of the city.

Construction shall not commence until all required improvement plans have been approved by the city engineer. All improvements are subject to inspection by the city engineer or authorized personnel in accordance with the city's approved specifications.

(Ord. 1407 § 1)

§ 36.09.100 Completion of improvements.

Subdivisions of five or more parcels. The improvements for subdivisions of five or more parcels shall be completed by the subdivider within twelve months, or such later time as approved by the city engineer, not to exceed thirty-six months, from the recording of the final map, unless an extension is granted by the city council.

Should the subdivider fail to complete the improvements within the specified time, the city may, by resolution of the city council and at its option, cause any or all uncompleted improvements to be completed and the parties executing the security or securities shall be firmly bound for the payment of all necessary costs.

Subdivisions of four or less parcels. The completion of improvements for subdivisions of four or less parcels shall not be required until a permit or other grant of approval for the development of any parcel within the subdivision is applied for. The completion of the improvements may be required by a specified date by the city when the completion of the improvements are found to be necessary for public health or safety or for the orderly development of the surrounding area. This finding shall be made by the city engineer or authorized representative. The specified date, when required, shall be stated in the subdivision improvement agreement. Improvements shall be completed prior to final building inspection or occupancy of any unit within the subdivision.

Extensions. The completion date may be extended by the city council, for subdivision of five or more parcels, or by the subdivision committee, for subdivision of four or less parcels, upon written request by the subdivider and the submittal of adequate evidence to justify the extension. The request shall be made not less than thirty days prior to expiration of the subdivision improvement agreement.

The subdivider shall enter into a subdivision improvement agreement extension with the city. For subdivisions of five or more parcels, the agreement shall be prepared by the city engineer, approved as to form by the city attorney, executed by the subdivider and surety and transmitted to the city council for its consideration. If approved by the city council, the city clerk shall execute the agreement on behalf of the city. For subdivisions of four or less parcels, the same procedure shall be followed, except that the agreement shall be considered by the subdivision committee, and if approved, executed by the city clerk on behalf of the city.

If an extension for a subdivision of four or less parcels is approved or conditionally approved, the department shall make a written report thereof to the planning commission prior to the extension agreement being executed by the city clerk, and the city clerk shall not execute that agreement if it is called up by the planning commission until the planning commission has completed its review as set forth herein. Any member of the planning commission shall have the right to call up that agreement for planning commission review by a written request to the community development director within ten days of the final action by the subdivision committee. If the commission decides to review the agreement and conditions, it shall conduct a public hearing after giving notice pursuant to Section 36.04.070(a). In addition, notice shall be given to the subdivision committee. The public hearing shall be held within thirty days after the date of the request for review. The commission may add, modify or delete conditions if the commission determines that such changes are necessary to ensure that the agreement conforms to the Subdivision Map Act and this Code. The planning commission may deny the agreement on any of the grounds contained in this chapter. Within ten days following the conclusion of the hearing, the commission shall render its decision. If the planning commission does not act within the time limits set forth in this section, the agreement shall be deemed to have been approved or conditionally approved as last approved or conditionally approved by the subdivision committee insofar as it complies with all other applicable provisions of the Subdivision Map Act, this chapter, this Code and the general plan.

In consideration of a subdivision improvement agreement extension, the following may be required:

Revision of improvement plans to provide for current design and construction standards when required by the city engineer;

Revised improvement construction estimates to reflect current improvement costs as approved by the city engineer;

(C)

Increase of improvement securities in accordance with revised construction estimates;

(D)

Inspection fees may be increased to reflect current construction costs but shall not be subject to any decrease or refund.

The city council or subdivision committee, as the case may be, may impose additional requirements as recommended by the city engineer or as it may deem necessary as a condition to approving any time extension for the completion of improvements.

The costs incurred by the city in processing the agreement shall be paid by the subdivider at actual cost plus twenty-five percent of such cost for overhead expenses.

§ 36.09.110 Acceptance of improvements.

As-built plans. Upon completion of the improvements, the subdivider shall submit to the city engineer a reproducible set of as-built improvement plans.

(Ord. 1407 § 1; Ord. 2390 § 2, 2012; Ord. 2678, 11/4/2025)

General. With respect to all subdivisions, when all improvement deficiencies have been corrected and as-built improvement plans submitted, the completed subdivision improvements shall be considered by the city engineer for acceptance.

Acceptance of the improvements shall imply only that the improvements have been completed satisfactorily and that public improvements have been accepted for public use.

Acceptance. If the subdivision improvements have been accepted by the city engineer and public improvements have been dedicated on the final map or parcel map, the city clerk shall file an acceptance of public improvements with the county recorder.