In addition to meeting the specific requirements of this Chapter, the design of the subdivision shall, to the satisfaction of the Planning Commission, conform to the land use and circulation policies of the City of San Juan Bautista General Plan and its component elements and any other officially adopted specific plan or land development policy, and shall conform to the City of San Juan Bautista Zoning Ordinance, and to any applicable officially adopted standards for streets and roads, grading, erosion and siltation control, seismic safety, and design standards adopted by the utility, fire protection, sanitary, flood control districts or other public entity having jurisdiction in which the land division is located. The size and alignment of streets and walks and the location and configuration of sites for lots, schools, parks, and similar facilities shall be coordinated with the anticipated requirements of the future population, the physical characteristics of the land, and the environmental requirements of the surrounding community to produce an optimum human habitat.
The centerlines of all streets and highways which are to be extended shall be the continuation of the centerlines of existing streets and highways in adjacent and contiguous territory. In cases in which the straight continuations are not desirable, the centerlines may be continued by curves tangent at the intersection with the boundaries of the proposed subdivision to the centerlines of existing streets or highways.
(A)
Grades of all streets and alleys shall be established so that the subdivision is properly drained and shall conform as nearly as possible to the natural topography of the property. Minimum street grade is one percent (1%). Maximum street grade is twelve percent (12%).
(B)
Where a subdivision adjoins acreage, provision may be made for reasonable future access to the acreage.
(C)
The widths of streets and rights-of-way shall be based on the width of streets and rights-of-way of which they are a continuation, and shall conform to such standards as may be adopted from time to time by resolution of the City Council.
(A)
Lots shall be designated to meet or exceed the minimum standard for area, median lot width, and effective lot frontage specified for the City of San Juan Bautista Zoning Ordinance for the zoning district in which the subdivision is located.
(B)
Lots, and the grading thereof, shall be of a size and shape to accommodate the use that reasonably could be expected to occur under existing zoning with consideration given to the limitations of topography and soil conditions, and the need for providing access, privacy and preserving natural features of significance.
Subdivision grading shall conform with the intent, general requirements and lot design requirements of this Chapter, shall be consistent with recommendations contained in the soils-geologic investigation report, and shall specifically conform with all design standards and criteria contained in the City of San Juan Bautista Grading Ordinance. All such design standards and criteria are incorporated herein by reference.
Erosion and siltation control facilities shall control and contain erosion-caused silt deposits and provide for the safe discharge of silt-free storm waters into existing storm drain facilities and natural watercourses.
(A)
Slopes. The faces of cut and fill slopes shall be prepared and maintained to control against erosion.
(B)
Debris Basins. Debris basins shall be installed prior to commencing grading operation and shall be maintained until the erosion and siltation control measures have been installed and are fully effective.
(C)
Temporary Debris Basins. Temporary debris basins shall be installed prior to commencing grading operation and shall be maintained until the erosion and siltation control measures have been installed and are fully effective.
(D)
Erosion and siltation control measures shall be consistent with the recommendations contained in the preliminary soils investigation report and the report evaluating the geological conditions present.
The Planning Commission may require dedications or offers of dedication for any purpose specified in Article 3 of Chapter 4 of the Subdivision Map Act subject to the procedures and qualifications specified herein.
(A)
General. As a condition of approval of a tentative map, the subdivider shall reserve sites, appropriate in area and location, for parks, recreational facilities, fire stations, libraries, water, water recycling and wastewater facilities, or other public uses according to the standards and formula contained in this Section.
(B)
Standards for Reservation of Land. Where a park, recreational facility, fire station, library, water, water recycling and wastewater facilities, or other public use is shown on the General Plan or an adopted specific plan, the subdivider may be required by the City to reserve sites as so determined by the City in accordance with the policies and standards contained in the General Plan or the adopted specific plan. The reserved area must be of such size and shape as to permit the balance of the property within which the reservation is located to develop in an orderly and efficient manner. The amount of land to be reserved shall not make development of the remaining land held by the subdivider economically infeasible. The reserved area shall be consistent with the General Plan or the adopted specific plan and shall be in such multiples of streets and parcels as to permit an efficient division of the reserved area in the event it is not acquired within the prescribed period.
(C)
Procedure. The public agency for whose benefit an area has been reserved shall, at the time of approval of the final map or parcel map, enter into a binding agreement to acquire such reserved area within two (2) years after the completion and acceptance of all improvements, unless the period of time is extended by mutual agreement.
(D)
Payment to Subdivider. The purchase price for the reserved area shall be the market value thereof at the time of the filing of the tentative map plus the taxes against the reserved area from the date of the reservation and any other costs incurred by the subdivider in the maintenance of the reserved area, including interest costs incurred on any loan covering the reserved area.
(E)
Termination. If the public agency for whose benefit an area has been reserved does not enter into a binding agreement in accordance with this Section, the reservation of the area shall automatically terminate.
The Planning Commission may, in the exercise of reasonable judgment, grant exceptions to the requirements of this Chapter, for street alignment, grades, widths, lengths, block design, median lot width and effective lot frontage, and to all subjects referred to in SJBMC 10-2-620 and 10-2-625 as is determined warranted by topographic limitations or soil or geological conditions, the opportunity for more effective and desirable land utilization, or the showing that under the particular circumstances an alternate standard would meet or surpass the intent of the given requirement.
(A)
The Planning Commission shall examine the transportation routes, street alignment and circulation system of the City’s General Plan to determine the need to preserve and protect future public rights-of-way, utility easements and transportation corridors for vehicular, pedestrian, bicycle and public transit systems within the City limits, urban growth boundaries and spheres of influence. The Planning Commission shall have the authority to develop specific plan line maps, diagrams and reports for future streets, roads, boulevards, avenues, lanes, public utility easements, pedestrian walkways, rights-of-way or easements, public transit corridors and lane facilities.
(B)
Plan line maps shall identify and detail specific routes for public rights-of-way, public utility easements, pedestrian rights-of-way and/or easements, bicycle rights-of-way and/or easements, public transit corridors and lane facilities, so as to preserve and protect lands that are subject to future development from encroaching, building and construction of those routes for circulation and utility distribution to meet the goals, objectives, and programs of the General Plan and the need for public health, safety and welfare for the citizens of San Juan Bautista.
(C)
The Planning Commission shall conduct public hearings for the adoption of plan line maps in accordance with provisions of the San Juan Bautista Municipal Code and Government Code Sections 65090 and 65091. Notices to all property owners within three hundred feet (300′) of the subject boundaries of the project shall be provided at least ten (10) days prior to the hearing.
(D)
Upon approval of plan line maps, diagrams and/or reports by the Planning Commission, the plan line map shall go the City Council for final adoption and approval. Upon approval by the City Council, the plan line map shall be transmitted to the County of San Benito Recorder’s Office and recorded in the book of plan line maps.