HomeMy WebLinkAboutORD 125ORDINANCE NO. 125
All OROINMICE OF TK CITY OF PAIN DESERT, CALIFORNIA, ADOPTING
CNAPTER 26, OF TiIE PAIN DESERT MUNICIPAL CODE; TK SUBDIVISION
OMINIYICE.
TM City Council of the City of Palm Desert, California, DOES
NEREST ORDAIN as follows:
SECTION 1: Exhibit "A", attached hereto, and all revisions
thereto, labeled Exhibit 680, are hereby adopted as Chapter 26 of the Palm
Oesert'Nunicipai Code.
SSMION 2: Portions of City Ordinance No. 1 are hereby repealed
tMt reference County Ordinance No. 460.
SECTION 3: The City Clerk of the City of Palm Desert, California,
is hereby directed to cause this Ordinance to be published within fifteen (15)
days of adoption in the Palm Desert Post, a newspaper published and circulated
within the City of Palm Desert, California, and the same shall be in force and
effect thirty (30) days after adoption.
PASSED, APPROVED, and ADOPTED this 24th day of June ,
1976, by the following vote::
AYES: McPherson, Mullins, Newbrander, Seidler 5 Brush
NOES: None
ASSENT: None
ABSTAIN: None
X17EST:
WMET L.-MMMRT[ City Clark
City of Pals Desert, California
i
0
E
HEARING DRAFT
SUBDIVISION ORDINANCE
PALM DESERT, CALIFORNIA
ORDINANCE NO. 225
MIBIT "A"
Approved by Planning Commissions April 13, 1970
Revised by City Smaineerl June d, 1976
Uftlt at can?"
f�tA M 16
3M VISION OF LAND
ARTICIA 26.1
OMRAL PROVISIONS
Authority
Purpose and Intent
A"t= 16.2
DEFINITIONS OF 11ORDS AND PHRASES
General Definitions
Street and Highway Details Definitions
ARTICLE 26.3
GENERAL REQUIREMENTS
Criteria for the Division and Development
of Land Pursuant to this Chapter
General Plan and Zoning Ordinance
General Strent.Design
Providing Community Facilities Necessi-
tated by the Land Division and Development
of Land
Private Streets
ARTICLE 26.4
SUBDIVISION PROCESSING:
GENERAL RESPONSIBILITIES
Individual Responsibilities
Reserved
Reserved
Filing of Maps Required
Failure to Comply;
Illegal Division of Land
Filing Map Subsequent to Division
Subdivisions Prior to Annexation
Restraint of Land Division or Sale in
Violation of this Article
Severability; Existing Law Continued
ARTICLE 26.5
TENTATIVE MAP
Filing
Fees
Preparation
Required Ma Format and Content
Supplemental Information
Procedure: Generally
Public Hearing for Both the Planning
Commission and the City Council
Suspension of Requirements:
Variance or Adjustment
Retention in Files
Extension of Time
Revised Tentative Maps
ARTICLE 26.6
FILIAL MAP
Filing
Documents to be Filed with Map
Agreement and Security Instruments
Deeds and Easements
Certificate Regarding Tax Lion
Improvement Coots
Engineer's Est to of
ARTICLE 26.7
FINAL MAP PROCESSING
Approval by the City
Approvaliboeyi City Council
Record
PBPe
26.1(1)
26.141)
26.1 1
26.2(])
26.2(1)
26.2 4)
26.3(1)
26.3(1)
26.3 1
26.3(1)
26.3(2)
26.3(2)
26.4(1)
26.4(1)
26.4(1)
26.4(1)
26.4(1)
26.4(2)
26.4(2)
26.4(3)
26.4(3)
26.4(3)
26.5(1)
26.5(1)
26.5(1)
26.5(1)
26.5 1
26.5 3)
26.5(3)
26.5(6)
26.5(7)
26.5 7)
26.5 7)
26.5 8
26.6(1)
26.6 1
26.6 1
26.6 2
26.6 2
26.6 3
26.6 3
26.7(1)
26.7(1j
26.7 1
26.7 2
yy,1
Eno
INAL MAP
26,a(1)
General
26.a 1
Si:!,Material, Scale
26.8 1
Title
26.8 1
Map Notes
26.8 2
Coordinate System
26,8 2
Subdivision Boundary
26,8 2
Dimensions Bearings, Curve Data
26.8(2
26.8(3
Lots and Biocks
Streets
26.S O
Easements
26.8 3
Monuments
26,8- 4
Title Sheet
26,8(4)
Certificates and Acknowledgements
26.8(5)
Wells
26.8(5)
ARTICLE 26.9
PUBLIC IMPROVEMENT REQUIREMENTS
26.9(1)
Requirements Before Commencing Work
on Improvements
26.9(1)
Plans and Specifications
26.9(1)
Improvement Agreement
26.9(1)
Security Arrangements for
Completion of Improvements
26.9(1)
Types of Surety
26.9(2)
Reserved
26.9(3)
Reserved
26.9(3)
Endorsement of Certificates
26.9(3)
Applicability to Parcel Splits
26.9(3)
Compliance Required
26.9(3)
Special Permits Issued to do Work
26.9(3)
Release of Improvemeent Security:
Maintenance Bond
26.9(4)
ARTICLE 26.10
PARCEL SPLITS
26.10(1)
General
26.10(2)
Tentative Map
26.10(1)
Improvements and Dedication
2610(1)
Parcel Map
26:10 2)
Building Permits Prohibition
26.10(2)
Dedication of Land for Recreational
Facilities
26.10(2)
Lot Line Adjustment
26.10(2)
Appeal to the City Council
26.10(3)
ARTICLE 26.11
DEPOSITS AND FEES
26.11(1)
Feess General
26.11(1)
Ma s and Plans
26,11(1)
26.11(I)
Public Work• Inspection
Grading
26.11(1)
Termination of Work
26,11 2
Recording
26.11(2
rose; Special
26.11(2
ARTICLE 26.12
LAND DIVISION DESIGN REQUIREMENTS
26.12(1)
General
26,12(1)
Access to Public 8treets
26,12 1
ARTICLE 26.13
LAND DIVISION DESIGN STANDARDS
26.13(1)
Streats Standards
26.13(1)
Hillside Subdivisions and Planned
Unit Developments
26.13 5
Atlas Ma p•
pasaments
26.13 6
Utility
26.13 6
Lot Standards
26.13 6
Block Dan
26.13 7
lion-Resideesintial Subdivisions
26,13 7
J.
CRAPM 86 4qf IVIBION Oh I A140
AR['tt:4k "A -UnRAL phbViBitfNs
see. id.l-1 uthotit
This Ordinance is onaeted pursuant to the authority granted
by section 6"11 of the Government Code of the State of California
and is accordance with the limitations of Section 11 of Article XI
of the Constitution of the State of California, the general laws
of the state of California and Section 66410 et soq. of the
Government Code of the State of California known as the Subdivision
Map Act. The provisions of this Ordinance are in addition to the
fegulations of said Subdivision Map Act and are supplemental thereto,
consistent with, and not in conflict with the provisions of•said act.
Sec. 26.1-2 Purpose and Intent
The purpose of this Chapter is to control and regulate the
division or consolidation of land within the City of Palm Desert
as well as such land as may be hereafter annexed to the City of
Palm Desert and to provide for a clear and expeditious procedure
for this purpose. Said rules and regulations adopted pursuant to
this Chapter as well as the regulations contained herein shall be
applicable to the resubdivision of land or the alteration of the
size and shape of any existing parcel of record. It is the specific
intent of the City Council to establish by local Ordinance require -
mats for the recordation of a final map when land is to be divided
into five (b) or more parcels, or a parcel map where land is to be
divided into less than five (5) parcels in conformity with the auth-
orisation of the State Subdivision Map Act, with the exception of
those divisions of land as set forth herein. It is further the
purpose of these regulations to require the subdivider to properly
install improvements in accordance with the provisions of the
State Subdivision Map Act and the standards and specifications
adopted by the City of Palm Desert; to require the subdivider to
do the oilginal work vi placing public streets and all other
improvements in a proper. condition before the maintenance thereof
is takes over by the City of Palm Desert or other appropriate
agency, and to relieve the taxpayers of the City to this extent of
the burden that would otherwise exist; to provide for the regulation
and control of the design and improvement of a subdivision with a
28.1(1)
peepse.eeraidaretter of its selation to adjoining areas and the
y W" 'effeet said subdivision would have on such aressl to require the
esta►liehsent of open spaces and recreational areas in accordance
with tales and regulations that presently exist or may hereafter
,.' be adopted= to provide for the designation and acquisition of
sites for necessary public facilities to serve residential arms
that are developed as the result of the subdivision of land= to
prevent fraud and exploitation in the sale of subdivisions or
parts thereof in the interests of protecting the public which has
bean declared to be the public policy of the State of California;
and to preserve the health, safety, welfare and amenities of the
City of Pals Desert. '
=:; r A112CU It.I WIN 1Y'IONS 0l�MOltb9 AND P RARKS
Vhenaet any words or phrases used in this Chapter are not
defined herein, but are defined in the Covarnment Code of the State
of California, or in the Zoning Ordinance of tha*City of Palm
Desert. each definitions are incorporated herein and shall apply
to such words and phrases used herein as though not forth herein
In full. unless the context clearly indicates a contrary intention.
Sec. 26.2-1 Ceneral Definitions
"Alley" shall mean a street providing only secondary access
to abutting property.
"Block" shall mean an area of land within a subdivision which
area is entirely bounded by streets, highways, ways. except alleys.
or the exterior boundary or boundaries of the subdivision.
"City" shall mean the City of Palm Desert.
"City Engineer" shall mean the City Engineer of the City of
Palm Desert or his duly authorized representative.
"City Manager" shall mean the City Manager of the City of Palm
Desert or his duly authorized representative.
Q"Commission" shall mean the Planning Commission of the City of
Palm Desert.
"Contiguous Units" shall mean adjacent parcels of land, which
shall be considered continguous even if separated by roads, streets,
utility easements or railroad rights -of -way.
"Council" shall mean the City Council of the City..of Palm
Desert.
"Cur -de -sac" shall mean a street open at one end only, and
providing at the other and special fac4lities for the turning
around of vehicular traffic.
"Director" shall Wean the Director of Environmental Services
of the City of Palm Desert or his authorised representative.
"Final Subdivision Mao" or "Final Mav" shall mean a map pre-
pared in accordance with the provisions of this Ordinance and
the Babdi-►ision Map Act of the Stats of California for a subdivision
of five or more parcels, which map is designed to be placed on
record in the Office of the Riverside County Recorder.
"�Wor_ltwd" and "Arterial Road" shall mean any
va dtular rente se designated on the Generat•plan and shall be for
tAe purpose of collecting and carrying large volin+es•of traffic.
;:. "lreatase Road" shall Mean a street contiguous to a freeway,
ejor road, or arterial road, separated therefrom by a dividing
strip and providing access to abutting property.
"General Plan" shall mean the General ,Plan of the City of
,Pala Desert, adopted January -20. 1975, and any amendments thereto.
"Gradintt Ordinance" shall mean Chapter 27 of the Palm Desert
Municipal Code.
"Improvement" shall be as defined in the Subdivision Map Act
of the State of California.
"Improvement Standards" means the standards adopted by the
City of Palm Desert regulating the development of land sit a sub-
division.
"Land Division Committee" shall mean a body comprised of the
Director of Environmental Services, City Building Official, City
Engineer or representative, Fire Marshal, and a representative
of the Coachella Valley County Water District.
"Land Project" means a land division as defined in Section
11000.5 of the Business and Professions Code.
"Lot" shall mean a recorded parcel or portion of land separ-
ated from other parcels or portions by description, as on a sub-
division map, record of survey map. parcel map, or by metes and
bounds for purpose of sale, lease or separate use as of the
effective date of this Ordinance or as subsequently created in
accordance with this Ordinance. The term "lot" shall further
Include any parcel which, at the time of annexation to the City of
Pals Desert, is a parcel of record.
"Maior Subdivision" shall mean any real property, improved or
unistproved, or portion thereof shown on the latest adopted
Riverside County Tax roll as a unit or as contiguous units which is
divided for the purpose of sale, lease or financing, whether
Immediate or future, by any subdivider, into five (5) or more par-
cels. Any division made solely for the purpose of street widening
shall not be a subdivision, nor shall any land given under eminent
dowin proceedings or threat thereof.
26.2(2)
l
"Ma�,_Att shall Man the Subdivision Hap Act of the State of
Caltfornia.
"Minos tie" meant a modification of an approved tentative
sup that involves a change of lot lines, lot shape,.lot dimensions.
street alignment width or grade. grading proposals or other
elmets that do not change the overall concept of the project.
"Parcel Split" shall mean any real property, improved or
unimproved. or portion thereof shown on the latest adopted Riverside
County Tax roll as a unit or as contiguous units which is divided,
consolidated or rearranged for the purpose of sale, lease or finan-
cing, whether immediate or future. by any land division, into
four (4) or less parcels, or the division of land into any number
of parcels where a Parcel Hap is required by the Map Act. "Parcel
Split" shall not include those items specifically excluded by the
Nap Act.
"Lot Line Adjustment" shall mean the process for relocation
of an existing lot line between two existing parcels if no additional
parcels are created.
"Planned Unit Development" shall mean a planned residential
development. commercial planned development, planned industrial/
commercial development or a development lying within a hillside
development overlay district or a natural factors/restricted
development overlay district.
"Standard Specifications" shall mean standard specifications
and standard drawings adopted by the City of Palm Desert.
"Subdivider" shall mean any individual, firm, association,
syndicate. co -partnership, corporation. trust or any other legal
entity or assignee commencing proceedings under this Ordinance,
to cause land to be divided into two or more parcels for himself
or for another and while used here in masculine gander and singular
number, it shall be deemed to mean and include the feminine or
neater Sender and plural number shenever required.
"Subdivider's Engineer" shall mean any individual or firm
retained by the subdivider, and who is duly qualified to perform
tbs necessary duties of engineering.
"Mining Order" shall mean Chapter 25 os the Palm Desert
Municipal Code.
26.20)
41,
T , fen. lS.t"t Parma and MILIMy Details Definitions
"Barrie! Strib" shall mean a strip of land one (1) foot or
More in width dedicated to the City for future street purposes
at the end of a dead-end street or along the side of a part -width
dedicated street or other public right-of-way.
"gieycle May" shall mean an area within the right-of-way of
a dedicated street or easement. where bicycle travel is the
designated use.
"Median" shall mean that portion of a divided highway separ-
ating the traveled -way for traffic in opposite directions.
"Outer Separation" shall.mean the area between the traveled -
ways of a highway for through traffie'and a frontage road or ser-
vice road.
"Partial -Width Street" shall mean any street the improved
width of which is less than the width necessary for a normal
full -width street.
"Pedestrian Way" shall mean a right-of-way designated for
use by pedestrians and not intended for use by vehicles of any
kind. A pedestrian way may be located within or without a street
light -of -way. at grade. or grade separated from'vehicular traffic.
"kistht-of-Way" shall mean the entire width of property
designated for the use of highways. flood and drainage works,
overhead and underground utilities, or any related improvements.
"Roadbed" shall mean that portion of the roadway extending
from curb face to curb face or to outside line of improved
shoulders. Divided highways shall be considered as having two
roadbeds.
"Parkway" shall mean the area adjoining the outer edge of the
roadbed, extending to the right-of-way line in which sidewalks,
plantings, utilities. bank slopes and related facilities may be
located.
Roadway" shall wean that portion of the highway including
roadbed, all slopes, side ditches, channels, waterways and all
othev related facilities which are located within a road
fright -of -way.
. "Trav_eled—Yak" shall swan that portion of the roadway for
the wovawent of vehicles, exclusive of shoulder and auxiliary lanes.
ARMA 2e.! WERAy„R19gRJlItlSllklfl'S
ft*4 66.6-1 Criteria or the 010 nion and bevel -
tNont o! Land .11rbuant to this Chapter
Tbe subdivider shall adhere to the following criteria in the
processing of a Major subdiviRinn or a parcel split for the
division of land, as more specifically definod in this Chapter or
other provisions of the City Coda of the City and the State Map
Act.
Sec. 26.3-2 General plan and Zonintt Ordinance
The General Plan, as presently adopted or as it may hereafter
be amended, is accepted as a guide for the use of all land within
the boundaries of the City and for those properties located in
the unincorporated area wherein land use is defined in said General
Plan. All land shall be subdivided and developed in accordance
with the provisions and regulations of the Zoning Ordinance of the
City.
Sec. 26.3-3 General Street Design
Q .01 The street system in the proposed land division shall
relate, in general, to the existing streets in the area adjoining
the proposed land division.
.02 The proposed street hystem shall give consideration to
the future land division of adjoining undivided property.
.03 All street design shall consider access serving the
existing or proposed use of abutting land.
.04 Additional right-of-way or'easements shall be provided
where necessary to accommodate roadway slopes, drainage structures
and other facilities related to land division improvements.
.Os All streets shall be located along the boundaries of
parcels and shall not divide a parcel.
.06 Access to private property along freeways, expressways,
arterial•bigbways, major highways and secondary highways as
designated -la the General Plan shall be provided by one of the
following:
a. A frontage road or service road;
b. An interior streets
s. Cul-de-sac street entered from a street other than a
freeway, expressway, arterial, major or secondary highway.
26.3(l)
a
%of. dssige a; stints shall make provinion for railroads,
.:'ems• Mgt r"sW4s0'trade separations, flood control channels,
prevailing geological conditions and local drainage facilities.
.OS Dead-end streete shall be so designed that acoven to
L: abutting property shall be physically possible.
Sea. 26.3-4 providing unite Facilities Necessitated
bythe Land Division and bevelonment of Land
The Subdivision procedures contained in this Chapter and
other requirements and regulations adopted by ordinance and incor-
porated in this Code or by Resolution of the Council may provide
necessary land and development thereof for parks, open space, play-
grounds and otherrequired public facilities sorving said subdivision.
This Chapter establishes procedures for the referral of proposed
subdivision maps to those boards, bureaus and other governmental
agencies and utility companies, both public and private, so that
the extension of community facilities and utilities may be accom-
plished in an orderly manner coincident with a division of land
and in accordance with such standards as may be adopted in the
General -Plan. in order to facilitate the acquisition of land areas
required to implement this policy, the Commission may recommend
that land be reserved by the subdivider for a certain period of
time and subject to such conditions as prescribed herein, to per -
sit the acquisition by the appropriate public agency of said land
for open space, parks, playgrounds and other public purposes. The
Council may, under such conditons and circumstances as provided
In this Chapter, require that land be dedicated or fees be levied
to accomplish this purpose.
See. 26.3-5 Private Streets
Private streets war be permitted if it is determined that
there is adequate provision for their construction and continued
mistenasee; that the welfare of the occupants of the development
will be adequately served; and that it will not be detrimental
to the public health, safety and general welfare.
26.3(2)
AWMA 86.4 00 rIllty0 �ROCRUIN(i' d MR& 11MrOpSIHILITIRS
Sm. i0.4.1 individual Radronsibilitleis
.01 �lubdi<�ider
fte subdivider shall cause to be prepared saps consistent
with the design standards contained heroin and accomplish improve -
onto consistent with the improvement standards of the City and
shall process said maps in accordance with the regulations not
forth herein. Subdivider shall fully cooperate in the provision
and development of areas for required public facilities.
.02 Director of Environmental Services
The Director shall process tentative maps and shall stamp
on the naps the date and time received and be responsible for the
review, the expeditious processing and analysis of the planning
aspect of tentative asps and prompt referral therof to other
governmental boards, bureaus and agencies and affected utility
companies, both public and private.
.03 City Engineer
He shall be responsible for acknowledging receipt of
8 final saps and reporting to the Council as to whether the proposed
improvements are consistent with the regulations contained herein.
.04 Planning Commission
The Commission shall act as the "advisory agency" to
the Council, and is charged with the duty of making investigations
sad reports on the design and improvement of proposed subdivisions
and the conformance of such subdivisions with the General Plan
and this Chapter. The Commission shall report its actions and
recommendations concerning the tentative map by resolutions to
the Council with a copy to the subdivider. The Council shall act
by Resolution thereon and report its action to the subdivider.
For Parcel splits the Commission shall report directly to the sub-
divider.
fec. 20.4-2 (Reserved)
fee. 20.44 (Reserved)
See. 00.4-4 Filing of Ways_NMyIred
TAe subdivider shall file a tentative map in the case of a
26.4(1)
see"Visiea Or a parcel split with the Planning Division
n .
_ s"v t►s previded is this Chapter, shall procure the recordation
X
rggpv tively of a Vaal subdivision map or a parcel mnp with the
Ce�aaty 1&.*order which shall, In all respects, be in full eompli-
.`r. aaee with the provisions of this Chapter.
See. ".4-5 Failutrto.Complyt Illegal Division of Land
Those parcels of land which are created contrary to the ph"
visions of this Chapter shall not constitute legal building sites
and so permit shall be issued for the installation of fixtures or
equipment or for the erection, construction, conversion, estab-
lishment, alteration or enlargement of any building, structure
or improvement thereon unless and until a map as required by
Section 26.4-4 herein shall have been filed, approved in accord-
ance with the requirements of this Chapter, and recorded, and any
person who divides or causes to be divided land without complying
in all respects with the provisions of this Chapter shall be sub-
ject to prosecution for a misdemeanor as defined hereinafter.
Any contract to sell, sale or deed of conveyance made contrary to
the provisions of this Chapter is a misdemeanor, and any person,
firm or corporation, upon conviction thereof, shall be punishable
by a fine of not more than five hundred dollars ($500.00), or
imprisonment in the County jail for a period of not more than
six (6) months, or by both such fine and imprisonment.
Sea. 26.4-6 Filing May Subsequent to Division
Maps may be filed for non -complying subdivisoos and to
revert previously divided land to acreage in the following manner:
.01 The purchaser, or his successor in interest, of a lot
wbich is the result of a division of land that is in violation with
the provisions of this Chapter may file a major subdivision or par-
eal split as required in sections 26.4-4 and 26.4-5 herein, which
shallco.Wly in all respects with the provisions of this Article.
.02 Previously subdivided land may be reverted to acreage
I* accordance with the procedures continued in Chapter 6, Article
i of the No Act, proceedings for reversion may be initiated by
Md Council at the request of the land owner or by petition of
}}� of the owners of record of the real property to be reverted to
26.4(2)
yx :i
-:> *Or 14"i ftaeatiess as are required for subdlviMons may be
sso. 26.4-1 Subdivisions Prior to Annexation
All division of land situated outside the corporate limits
which require action by the Commission and the Director prior to
annexation shall comply with the foregoing regulations insofar as
applicable, subject to the limitations of Section 66454 of the Nap
Act.
Bee. 86.4-8 Restraint of Land Division or Sale in Violation
of this Article
The City or any person, firm or corporation may file a suit
In the Superior Court to restrain or enjoin any attempted or
proposed land division or sale in violation of this Article pursuant
to the authority of Section 66499.33 of the Nap Act.
Sec. 26.4-9 Seyerabilitye Existing Law Continued
If any section, subsection, paragraph, sub -paragraph, sen-
tence, clause or phrase of this Chapter is for any reason held to
be invalid or unconstitutional, such invalidity or unconstitu-
tionality shall not affect the validity or constitutionality of
the remaining portions of this Chapter, and the Council does
hereby expressly declare that this Chapter and each section, sub-
section, paragraph, sub -paragraph, sentence, clause and phrase
thereof would have been adopted irrespective of the fact that any
one or more of such sections, subsections, sentences, clauses or
phrases be declared invalid or unconstitutional.
The provisions of this Chapter, insofar as they are sub-
stantially the sage as existing provisions relating to the same
subject matter, shall be construed as restatements and continuations
thereof and not as now enactments.
26.40)
" ram• t AjjrjriCi.I il{�d nMA -VN MAP
• • Oret It,-1 Piling
Inch subdivider at wither a major subdivision or a parcel
split wall file with the planning Division such masher of coptarf
Of the teatative map as may be required from time to time by the
City. The planning Division shall make available to the subdivi-
der or his representative, a copy of pertinent City regulations
and such other instruction sbeets providing information relative
to the preparation of said tentative map. The time of filing of
a tentative sap shall be construed to be the time at which the
sake, together with the required data, is received by the
Director, all fees have been paid and all procedures under the
City rules to implement the California Environmental quality Act
of 1970, including the preparation of a final Environmental Impact
Report if required, have been completed. The Director shall
Indicate the date of filing upon all copies of the tentative map
and accompanying data. One (1) copy of a preliminary title report
on the property to be divided shall accompany the tentative map.
The tentative map shall depict the property proposed to be divided
aad shall further depict all lands in the name of or under option
to the subdivider and/or owner of the property proposed to be
divided located in the vicinity of the proposed subdivision.
eec. 26.5-2 Fees
Fees shall be paid in accordance with Section 26.11 of this
Chapter.
Sec. 26.5-3 Preparation
The subdivider shall cause the tentative map of the land pro-
posed to be divided to be prepared by a Registered Civil Engineer
or Licensed Lsad surveyor.
" Ara. 26.5-4 iuired Mal! and Content
The following information shall be delineated on the tenta-
tive map except those items determined by the City Staff as not
being pertinent to a particular tract:
.01 Tract number, title of map, and section description of
property{
.02 as" and address of owner and subdivider=
26.5(1)
ud address of person preparing map;
Ali'
appioniwate acreage and overall dimensions;
AS north poiate antis and date; minimum scale V - 1001;
.06 subdivision boundary lino and vicinity map;
.01 tames and book and page numbers of adjoining subdivisions;
.06 names, locations and widths of adjacent streets;
.09 identifying landmarks and existing structures, both
above and below ground;
.10 owns, locations and widths of proposed streets;
.11 approximate grades of proposed and existing streets;
.la streets and rights -of -way providing legal access to the
property;
.13 excavations within 900 feet of the subdivision;
.14 approximate radii of curves;
.15 widths of alleys and easements;
.16 names of utility companies and location of existing and
proposed public utilities;
.17 elevations of sewer at proposed main connections;
.16 existing culverts and drain pipes;
.19 water courses and channels including existing and pro-
posed facilities for control of storm waters;
.20 land subject to overflow, inundation or flood hazard;
.21 railroads and other rights -of -way;
.92 lands and parks to be dedicated to public use;
.23 distension of reservations;
.24 proposed lot lines and approximate dimensions;
.25 adjoining property and lot lines;
.26 setback lines from front streets and side streets (if
adjustments are requested);
.27 contours, with maximum interval as follows:
Slone Interval
(percent) tinfeet)
0.9 a
a - 9 5
10 plan 10
Copies of U.a.d.s. maps are not acoeptable.
26.5(2)
a � N
...�,.:.,... '. 1'..
rxiatiwr use at property lenediatsiy surrounding tract;
-4, '-' .!0 peOposMd land use of all lots (single-family, MUiti+
tnwill$ arsinesso Industrial);
%30 source of water supply;
.31 method of sewage disposal;
132 existing coning and proposed zoning;
.33 stale of school district and boundary if within two (2)
districts;
.34 names of any special districts serving the proposed
subdivision and location of boundary if within area of tentative
wapi "
.35 ,if it is contemplated that -the development will proceed
by units, the boundaries of such units shall be shown;
.36 two cross sections of the property at the mid -points.
Sec. 26.5-8 Supplemental Information
Reports and written statements on the following matters shall
accompany the tentative map unless waived in writing.
.01 subdivision building or development plan;
.02 proposed method of control of storm water, including data
as to grade and dimensions;
.03 protective covenants proposed to be recorded;
.04 if private streets are proposed, the method by which
their maintenance will be accomplished and financed;
.Os proposed tree planting;
.06 a written statement from the City Health Officer stating
the type of sewage disposal that will be permitted. To aid in this
determination, the City Health Officer may require soil percolation
tests or other pertinent information;
.07 proposed landscaping and irrigation;
.OS preliminary soils report and grading plan.
Sec. 96." Procedure: Oeneraily
The procedures outlined below shall be followed except as
tbey may be mutually modified by the City and applicant.
• ".".01 21roctor! f InvironmentallBerviices
Within seven (7) working days of tiling of a tentative
36.5(3)
t _ adAbtsion sot the Director shall transmit the ro"onted number
t et -e*i1 of said WO together with accompanying data to such pub-
7
A
iic agencies cad public and private utilities as may be concerned.
Saab of the public agencies and utilities may, within tan (10)
dye after the map has been received by such agency, forward to
the Director a written report of its findings and recommendations
tberson. Within twenty-five (3$) days after submission, the
Director will bold a conference oh the tentative map with the sub-
divider and the Land Division Committee.
The Director shall prepare a written report of recommendations
on the tentative map in relation to the requirements of this
Chapter and other applicable regulations of the City or public
and private utilities and shall submit the same to the Commission
within thirty (30) days after receipt of the map.
36.".02 land Division Committee
The Land Division Committee shall make such recommendations
to the subdivider as seem proper regarding such tentative map,
and shall recommend consultations by the subdivider with such
organisations, including public and private utilities as it shall
designate and shall report its conclusions and findings in writing
to the subdivider within seven (7) days of said conference. This
procedure is not required in the processing of a parcel split.
However, consultation with the Director prior to the preparation
of a tentative parcel map is recommended.
26.b-d.03 planning Commission
The Commission sbali consider the tentative map as submitted
by the subdivider together with the recommendations prepared by
the Director. The Director may, with a minimum of three (3) work -
lag days' notice, require that all or any part of .the boundaries
and/or.streets of a proposed subdivision be flagged at the site
to facilitate any field review of the Commission. The Commission
"all report, by Resolution, on the map of any subdivision sub-
Wittes to it within fifty (50) days after the tentative map has
been filed and the Resolution shall recommend approval, conditional
approval or disapproval, is the ease of parcel splits; the
26.50)
'"Oe asi�1 abs " t br Resolution din is the subdivider
; `• ..`. g"6" is seeditiom approval of disapproval &M the map need
wMitttW to the. Council, The nusber, site and configur-
atiaft of lets to be treated and the alignment and width of
-;; streets and easements shall be depicted upon the tentative nap
r.. prior to approval by the Commission. Conditions to make the map
approvable which involve modifications to lots in terms of number,
i sise or configuration, or to streots in terms of alignment or
width way be set forth by the commission for the guidance of the
subdivider. Rowever, when such conditions are substantial, the
Land Division Committee may require that these changes be incor-
porated upon a revised tentative map and be returned to the Director.
The Director shall have the authority to approve the -resubmitted
revised tentative map on behalf of the Commission if the map is
clearly in conformity with the conditions established by the
Comission. The Director may, at his discretion, require that the
revised map be submitted to the Commission for approval in any
Instance where the map is not clearly in conformity with such
conditions. Any report or recommendation on the tentative map by
the staff to the Commission or Council, shall be in writing and a
copy thereof shall be served on the subdivider at least three (3) days
prior to any hearing or action on such map by the Commission or Council.
26.5-6.04 City Council
Within ten (10) days or at its next regularly scheduled meeting
after receipt of the Resolution of the Commission on the map, the
Council shall act thereon. If the Council finds that the proposed
map complies with the requirements of'this Chapter, it shall
approve the nap. If the Council finds that the proposed map
does not meet the requirements or conditions of this Chapter
or the Map Act, it shall disapprove said nap. The Council may
waive any irregularities in the proposed map if a determination
is made that such irregularity is the result of a technical or
Inadvertent error which doss not materially affect the validity
of the map. the Council*shall approve, conditionally approve, or
disapprove the tentative sap by Resolution within thirty (30)
days after the filing of the Conssission's Resolution.
Xo snap shall be approved unless the Council finds that the
proposed subdivision, together with the provisions for its design
26.50)
e .04; f ;:
is ooeriNttnt with the tlansral Plan.
" 0 CO MOil R I dolly approval of a tentative Napo ae
1"airod by the Sap Act, it it Makes any of the following -findings:
.01 That the proposed map is not donsistent with applicable
Oeaeral and Specific plans;
.02 that the design or improvement of the proposed subdi-
visioa is not consistent with applicable General and Specific
plans;
.03 that the site is not physically suitable for the type
of development;
.04 that the site is not physically suitable for the proposed
density of development;
.OS that the design of the subdivison or the proposed
Improvements are likely to cause substantial environmental damage
or substantially and unavoidably injure fish or wildlife or their
habitat.
.08 that the design of the subdivision or the type of
improvements is likely to cause serious public health problems;
.07 that the design of the subdivision or the type of improve-
ments will conflict with easements, acquired by the public at large,
for access through or use of, property within the proposed sub-
division. In this connection; the governing body may approve a
nap if it finds that alternate easements, for access or for use,
will be provided, and that these will be substantially equivalent
to ones previously acquired by the public. This subsection shall
apply only to easements of record or -to easements established by
judgment of a court of competent jurisdiction and no authority
Is hereby granted to a legislative body to determine that the
Public at large has acquired e.semeate for access through or use
of property within the proposed subdivision.
See. 26.5-7 ftblic Hearing for both the Planning Commission
and the City Council
All Tentative dubdivision Yaps shall be reviewed by both
the Planning Commissioa and the City Council at a duly noticed
Public Nearing. Notice for said public hearing shall be mailed
to the subdivider and to the owners of all property within three
hundred (300) feet of the exerior boundaries of the property
26.5(6)
't fi�rsWed at 1"at trn (10) days prior to the date of the haarin
-Sao and address of raeh owner an shown on the
reeerds of the County Assessor may be used for the aforementioned
notiee. Any Interested person may appear at such a, hearing and
shall be heard.
Gen. 26.5-8 Suspension of Requirement: Variance..or Adjustment
In approving a tentative map, the Commission or Council may
grant a suspension of any of the subdivision requirements not
forth or referred to in this Chapter, except underground facil-
ities which may be waived only by the Council; provided such sus-
pension* are not inconsistent with State Law. A variance from the .
lot area, frontage, width, depth and front yard or setback
requirements of the various zones set forth in this Code, may also
be granted by the Commission or the Council. Any such suspension
or variance shall be based upon a sufficient showing that there are
special circumstances or conditions affecting the property in
question and that such suspension or variance, if granted, will not
be materially detrimental to the general welfare of adjacent per -
eons or property, and such other findings for suspension or var-
iance as may be required in other sections of this Code. If such
suspension or variance is requested, a public hearing shall be
conducted as provided in Section 25.39-9 of this Code. The time
limits established in Section 26.5-6 may be extended by mutual
consent of the subdivider and the Commission or Council as
appropriate.
Sea. 26.5-9 Retention in Files
One (2) copy of the map and sacbmpanying data, together with
the Commission's Resolution, any staff reports and a record of
the Council's Resolution with conditons of approval, if any, shall
be tiled with the Director, and retained until recordation of
the final map or maps encompassing the total area included in the
tentative map.
sec. 26.6-10 Xxtessiono
Upon written application of the subdivider made within
Z6.S(7)
=< `twl" tit) antba at the approval or conditional approval of
^�V11M ilatati" baps the Council oar grant by Resolution, an exten-
sioa of time of up to eighteen (16) months for filing of the
Mal map.
All applications shall be filed sufficiently in advance of
the expiration date to permit inclusion upon the Council agenda,
aad to permit Council action prior to such expiration date. At
the time of consideration by the Council of the extension of the
approved tentative map, the Council shall hear the testimony of
the subdivider or any witnesses in his behalf and the testimony
of the representatives of the Land.Division Committee or any
Other witnesses. Upon conclusion of the hearing or the time of
consideration, unless the subdivider and Council mutually agree
that additional time is needed for consideration, the Council shall,
within seven (7) days, declare its findings by Resolution based
on the testimony and documents placed before it. The Council may
approve, conditionally approve or deny the request for extension.
The responsibility for making timely application for any
extension shall remain entirely with the subdivider, and the City
assumes no obligations to notify the subdivider that any tentative
map or extension thereof is about to expire.
Sec. 28.5-11 Revised Tentative Maps
Any revised tentative map shall comply with all the pro-
visions of the'Map Act and this ordinance in effect at the time
the revised map is approved. Proceedings on a revised tentative
map shall be conducted in the same manner as for the original
approval of a tentative map. The approval or conditional approval
of a revised tentative map shall annul approval of the previous
tentative map, but the approval thereof shall not extend the
tine within which the final map may be filed.
Yithis twelve (12) Montha after approval of the tentative
Maps at. my ontenhioas of said approval, the subdivider may cause
the subdivision or any unit thereof shown in the tentative 09P
s to be•sarveyed and a final map thereof prepared by a registered
civil engineer or itrensed land surveyor, in conformation with
a the tentative map as approved or conditionally approved and with
the requirements set forth in this Article. Eight (8) blue line
or black line prints of the final map and such other copies as
imay be required for checking and approval shall be submitted to
the City,gngineer, together with a checking fee as set forth in
Section 26.11 of this Chapter.
Sec. 28.6-2 Documents to be filed with Map
At the time of submitting the final map to the City Engineer
the subdivider shall submit therewith the documents listed herein.
The final map shall not be considered as filed until all documents
listed are completed and submitted except as specifically noted.
28.6-2.01 Closures
Closures of the various lots and blocks in number and in
form approved by the City Engineer shall accompany a closure of
the subdivision boundary.
20.6-2.02 Grading Plans
Detailed plans, soil reports, geologic reports and other
data if required under Chapter 27 - "Grading" of the City Code.
20.6-2.03 Improvement Plan
Detailed plans, cross -sections, profiles and specifications
is the number specified by the City Engineer of the improvements
to be installed as required by the provisions of this Chapter and
by the standard specifications, and of all other improvements pro-
posed to be installed by. the subdivider in, on, over, or under
auy street right-of-way, easement or parcel of land dedicated by
the map or previously dedicated. All such plans shall be prepared
• is aeoordance,.with the requirements of the City haginser and
affected public utility company.
26.6(i)
C601*0 *Nip data, assumptions and oompdtationr, in
a000rdamm with sound hngineering practice, shall be submitted to
substantiate hydraulic and structural designs.
".e-l.Ob Report and Guarantee of Clear Title
The final map shall be accompanied by a report prepared by
a duly Authorized title company, naming the persons whose con-
sent is necessary to the preparation and recordation of said map
and to the dedication of the streets, alleys and other public
places shown on the map and certifying that, as of the date of
the preparation of the report, the persons therein named are all
the persoas necessary to give clear title to said subdivision.
26.6-2.06 Title Sheet and Final May
The title sheet shall be submitted no less than ten (10)
days prior to Council consideration of the final map.
See. 26.6-3 Agreement and Security Instruments
The Subdivision Improvement Agreement, as set forth in
QSection 26.9-3 shall be fully executed and submitted for the
approval of the City Attorney at least twelve (12) days prior to
Council consideration of the final map. The security instruments,
as required herein, should be filed concurrently with the Sub-
division Improvement Agreement; provided, however, such security
Instruments may be filed with the City Engineer not later than
sixty (60) days from the date of approval and acceptance of the
final map. Failure to comply with this provision will auto-
matically void Council approval of the final map and the final map
must be resubmitted to the Council. In no event shall said map
be recorded prior to the submission of necessary security
Instruments.
Sec. 96.6-4 Deeds and Easements
Deeds for easements for the installation of off -site public
i"rovements or any other purpose which cannot be dedicated on
the final map, shall be submitted in duplicate in fully executed
• tore to the City Attorney at least twelve (12) days prior to
Council consideration of the final map. All dedications and
26.6(2)
;r :Y'P elhrr of �Miea%'on shall be aaeonpaeled by a certificate of title
r r ;ie }shav of title ilieuraseet issued by a title company author-
'..,
~P' t
5' ised by the laws of the State of California to write the same,
9 Moving the cam" of all persons having a recorded interest in
'•� ., the land to be dedicated or offered for dedication. Such certif-
ieate or policy shall be submitted to the City Engineer at the
time the final map is submitted for examination and certification.
After the final sap is recorded, or if dedications and offers of
dedication are by separate instrument, after such instrument or
Instruments are recorded, a policy of title insurance shall be
Issued for the benefit and protection of the City. Any expense
involved,in complying with the provisions of this Section shall
be borne by the subdivider.
Sec. 26.6-5 Certificate Regarding Tax Lien
Prior to the filing of the final map with the Council, the
subdivider shall file the certificates and documents set forth
In Article 8, Chapter 4, of the Map Act or any amendments thereto
relating to taxes and assessments.
Sec. 26.6-6 Engineer's Estimate of Improvement Costs
The subdivider's engineer's estimate of improvement costs
shall be in a form approved by the City Engineer and shall include
all public improvements within and immediately adjacent to the
proposed subdivision and shall include all grading and slope
planting costs unless such work is to be performed under separate
grading permit. It shall also include any off -site improvements
required as a condition of approval.
26.60)
t _ �- •'� .� . �. t .. i� NA4 _M11� pltoCtR4s NG
�{ sec- MEOW by the C O
Upoo neeipt of the final leap and other data submitted there-
,
with, the City Ragineor sha11 refer said map and data to the
..4
4;,;,:` appropriate City departments, who shall examine them to determine:
'.01 That the subdivision as shown is substantially the same
as it appeared on the approved tentative map, and any approved
alterations thereof;
.02 that all provisions of law and of this Chapter applic-
able at the time of approval of the tentative map have been
complied with; and
.OS. that the map is technically correct.
A report of all findings shall be given to the City Engineer.
If the City Engineer, upon review of reports received, so deter-
mines the above criteria, he shall certify thereto on said map.
If the City Engineer does not so determine, he shall advise the
subdivider of the changes or additions necessary to enable him
to make such.determination, and shall afford the subdivider an
a
opportunity to slake such changes or additions. The City Engineer
shall submit his report to the Council within -twenty (20) days
following the satisfactory submission of the final map and
accompanying documents by the subdivider. Said report shall be
considered to be submitted when the matter has been scheduled on
a Council agenda by the City Clerk.
Sec. 28.7-2 Approval b9 City Council
Is the event that all improvements required or conditions
reposed as conditions of approval under the provisions of this
Chapter or by law are not completed before the filing of the final
sap, the Council shall enter into an agreement for the installation
of isiproveseats with the subdivider. In such case, when the
agreement and bonds, deposits or instruments of credit have been
approved by the City Attorney as to fors and by the City Engineer
as to sufficiency, the Council MAY Consider the final map. All
signatures except those of the City Clerk, City tagineer, Clerk
of the Board of Supervisors and the County Recorder shall be
affixed to the title •beet at least eight (8) days prior to
26. M)
W
3 �*
* Cerweii girt fttion of the final Map. The bond 'and agmtmiont
the preeedist section shall be ltled with the
City Maglueer withis sixty (60) days from dato of approval and
aeceptasee Of the final Map. If compliance does not occur,
tbea the Council approval shall be automatically void and a final
neap mast be resubmitted to the Council.
The Council shall approve said map if it is determined to
be is conformity with the requirements of this Chapter and the
eoaditions of approval of the tentative map. If it is not in con-
formity, it shall be disapproved, and the Council shall advise
the subdivider of its disapproval and the reason or reasons
therefor. The Council shall take the action by Resolution and
as provided herein within ten (10) days or at its next meeting
following the submittal of the report by the City Engineer unless
the time for taking action shall have been extended by mutual,
consent of the Council and the subdivider.
Sec. 26.7-3 Recordation
Upon approval of the final map by the Council and eatis-
Qfactory compliance by the subdivider with all other applicable
requirements of this Code, the City Clerk shall transmit the map
to the Clerk of the Board of Supervisors for execution and ulti-
mate transmittal to the County Recorder. Upon recordation of the
final nap, the property owner or subdivider shall submit to the
City Engineer one (1) blue line cloth -back print of the recorded
final map, one (1) acceptable reproducible copy on linen tracing
cloth or polyester base film, together with seven (7) blue line
Prints of the recorded final map and shall have submitted the
reduced scale paps as required in Section 26.13.
2a.7(z)
»��`' � -�., wkl'lCt� �.• 01► �'�HA1. MAC
TMt heal sap %hall conform in size matorial, scale and
;k e0atest with the following requirements.
Sec. l6.S-2 Size, Material, -Beale
The final sap shall be clearly and legibly drawn in black
waterproof India ink upon good tracing cloth or polyester base
film, except that affidavits; certificates, and acknowledgments
may be legibly stamped or printed upon the map with opaque ink.
Signatures shall be in opaque black ink. The dimensions of each
sheet of such map shall be eighteen (18) inches by twenty-six
(26) inches. A marginal Una shall be drawn completely around
each sheet, leaving an entirely blank margin of two (2) inches at
the left edge and one (1) inch.at the other three (3) edges of
the sheet. The scale of the map shall be sufficient to show all
details clearly and in no case shall be less than one (1) inch
equals one hundred (100) feet, nor greater than one (1) inch
equals forty•(40) feet. Enough sheets shall be used to accomplish
Qthis end. The number of each sheet and the total number of
sheets comprising the map shall be stated on each of the sheets
and the relation of each adjoining sheet shall be clearly shown
by a small key map. Each sheet of such map proper shall show
the date of the survey, north point, and written and graphic
scale. The map shall be so drawn and shall be in such condition
When filed that good legible prints and negatives can be made
tberifrom. The location of the subdivision within the City
shall be shown by a small scale map.
Sec. 26.3-3 Title
The title of each shoot of suah final map ■hall consist of
the approved tract number and "City of Pals Desert". Yaps filed
for the purpose of *bowing as acreage land previously subdivided
shall be conspicuously marked with the words, "Reversion to
Aaioago",• Imediateiy following the title shall be a subtitle
x:
consisting of a general description of all the property being
subdivided by reference to deeds, subdivision* or to sectional
�`alMt' M•,< betervaoon to tracts and subdivisions shall be "pelted
°: w!"aed ferried id!estieally with original r*cords, with templet@
., toietreaa to proper book and page of record.
'~ '• Ole. Ilan notes .
• statement labelled "Map Notes" shall be shown on one
sheet of the final map. Such statement shall include the basis
of bearings, what monuments were found, what monuments and points
were set, a key to symbols and abbreviations and such information
deemed by the surveyor to be necessary.
Sec. 26.8-5 Coordinate System
Wherever the City $ngineer has established a system of
coordinates, then the survey shall be tied into such system. The
adjoining corners of all adjoining subdivisions shall be identi-
fied by lot and block numbers, subdivision name and place of
record, or other proper designation.
Sec. 26.8-6 Subdivision Boundary
An accurate and complete boundary survey to second order
accuracy shall be made of the land to be subdivided. A traverse
of the exterior boundaries of the tract, and of each block, when
computed from field measurements on the ground, shall close
within a limit of one (1) foot to ten thousand (10,000) feet of
perimeter. The boundary of the subdivision shall be indicated
on the final map by a blue line approximately one eighth (1/8)
of an inch wide. Any area within such exterior boundary line
*blob does not constitute a part of the subdivision shall be
labelled "not a part of this subdivision".
a". 26.8-7 Dimensions, Bearines, Curve Data
The final map shall show all survey and mathematical infor-
matlos and data necessary to locate all monuments and to locate
and retrace all interior and exterior boundary lines appearing
thereon, including bearing and distance of straight lines, and
central asgle, radius, and aro length of curves, and such
Information as may be necessary to determine the location of the
seater of curves.
26.8(2)
�5 � F�
,GIs
w n
14.64 hod asks
A!1 late and blatke Rod all panels offered for dedication
for say purpose shall be particularly delineated and designated
with all dimensions, boundaries and courses clearly shown and
defined is evety ease, parcels offered for dedication other than
for streets or public easements shall be designated by letter.
Sufficient linear, angular and curve data shall be shown to
determine readily the bearing and length of the boundary lines
of every block, lot and parcel which is a part thereof. Sheets
shall be so arranged that no lot is split between two or more
&beets, and wherever practicable, blocks in their entirety shall
be shown on one sheet. Lot numbers shall begin with the numeral
"1" and continue consecutively throughout the tract, with no
omissions or duplications.
Sec. 26.8-9 Streets
The map shall show the right-of-way of each street, and the
width of any portion being dedicated, and widths of any existing
dedications.' The widths and locations of adjacent streets and
other public properties within fifty (50) feet of the subdivision
shall be shown. If any street in the subdivision is a continu-
ation or approximately a continuation of an existing street, the
conformity or the amount of nonconformity of such street to such
existing streets shall be accurately shown. Whenever the center
line of a street has been established or recorded, the data *ball
be shown on the final map.
Sec. 26.e-10 sasements
The side lines of all easements shall be shown by fine
dashed lla**. If any easement already of record cannot be defin-
itely located, a statement of the existence, the nature thereof,
sad its recorded reference shall appear on the title sheet.
Distances and bearings on the side lines or lots which are out
by as easement obeli be arrowed or so shown that the map will
indicate olearly tb*-xctual length* on the lot lines. The widths
of all ass smeats and sufficient ties thereto to definitely locate
the sans with respect to the subdivision *ball be shown. All
26.80)
06 sbxll be bleakly labalied and identified. It sin enso•
sat bb the sap is already of reeordi its recorded rater-
L
Mae Mull be riven, if as oasament is being dedicated by the
a*$ tt shall be set out in the owner's certificnte of dedtcation.
. l6.a•ii numents
fte map shall show fully and clearly what stakes, monuments
or other evidence to determine the boundaries of the subdivision
were found on the ground and each adjacent corner of each adjoin -
lag subdivision or portion thereof, by lot and block number,
tract same or number, and place of record, by section, township
and range, or other proper designation. Any monument or bench
mark, as required by this Chapter, that is distrubed or destroyed
before acceptance of all improvements, shall be replaced by the
subdivider. The following required monuments shall be shown
on the final map:
..01 The location of all monuments placed in making the
survey. if any points were reset by ties, that fact shall be
stated; '
Q.02
concrete monuments depressed below street grade with
cast iron ring and cover of a type approved by the City Engineer
shall be set at intersections of street center lines and at the
beginning of curve (BC) and end of curve (EC) of all center line
curves, or as required by the City Engineer. The exact location
of all such monuments shall be shown on the final map;
.03 all rear lot corner pipes and front lot corner pipes or
off -let cross marks in the concrete surface of the public sidawalk;
.06 interior monuments shall be set after approval of the
final map by the Council, and prior to acceptance of the public
Improvements by the Council. Exterior boundary monuments shall
be mono ted or referenced before recording of the final map in
aeoordanae with section 66495 of the Map Act.
sea. 26.8-12 ��e s,"l
The title sheet of the map, below the title, shall show
the same of the Civil iagineer or Licensed Laad surveyor,
together with the date of the survey, the number of sheets, the
•
stisber of lots and the number of acres within the subdivision,
j
26.80)
t�N
''''"'" ts0.` le.11�1 �teggirem�ntg 13efotw CaMnenein�,Work on Imrrovamonts
prior to asy Construction of improvaswnts and/or land alter-
atios required, the subdividor shall have complied'with and per-
formed the following requires ats:
Sec. 26.9-2 plans and Specifications
Subdivider shall file with the City Engineer detailed plans
and specifications for all improvements or land alteration
together with a detailed cost estimate approved by the City
Engineer and an estimate of time reasonably necessary to complete
the same. In addition, the subdivider may be required to file
detailed soil reports which shall be approved by the City
Engineer prior to commencement of any work.
Sec. 26.9-3 imvrovement Agreement
Subdivider shall enter into a contract with the City to make,
install and complete within the time fixed, but in no case more
than two (?).years from the date of execution of said contract,
all Improvements and/or land alteration in accordance with
approved plans.
goo. 26.9-4 Security Arrangements for Completion of Improvements
The subdivider shall file surety to guarantee completion of
improvements in accordance with the improvement agreement as
follows:
.01 A faithful performance surety in an amount deemed
sufficient by the City Engineer to cover up to one hundred (100)
percent of the total cost of all required on -site and adjacent•
off -site ieprovements including twenty-five (25) percent of grad -
fag and slope planting expenses as applicable;
.02 a payment surety in a like amount;
.Oa a monumentation surety in an amount stipulated by the
subdivider's engineer to cover the cost of placing lot corners
mad other related monuments. Said surety shall be drawn and
stills" is conformity with Article 0, Chapter 4 of the Map Act;
.04 19 the required Improvements are financed and installed
pursuant to special assessment proceedings, upon the furnishing
26.9(1)
tho'e atimater of the faithful performnce and payment bonds
`q mitred bt the special wwasawent act being used, the City may
i�
!educe the improvement security of the subdivider by an amount
eorregnsdiag to the amount of such bonds no furnished by the
ooatraator.
Bee.. 26.9-5 Types of ,:uret
Surety any be one of the following types subject to the
approval of the Council as to type and the City Attorney as to
form:
.01 Bonds
All bonds shall be executed by a surety company author- .
iced to transact a surety business in California;
.02 Cash Deposits
In lieu of the faithful performance and payment bonds,
the subdivider may submit cash deposits under the conditions
hereinafter described.
......Disbursements from dash.deposits shall -be made in iiecord-
aace with separate agreement between the subdivider and the City.
QA bookkeeping fee of one (1) percent of the total amount depos-
ited with the City for each cash deposit bond shall be submitted
with each such bond. Disbursements from a cash deposit filed
with an approved escrow agency shall be made in accordance with
separate agreement between the subdivider and the City. Dis-
bursements from a cash deposit in any instance shall not be per-
mitted unless and until authorised in writing by both the sub-
divider and the City Engineer.
.03 Instruments of Credit
In lieu of the faithful performance and payment bonds
or cash deposits, the subdivider may submit instruments of credit
under the conditions hereinafter described. Ouch instruments of
oredit shall be issued by a financial institution subject to
regulation by the $tat* or lsderal government in a form and
oontent an approved by the City Attorney, cad shall pledge that
the funds necessary to meet the performance are on deposit and
Suaraato" for payment and agree that the funds designated by
the instrument shall become trust funds for the purposes not
4 • 26.9(2)
t I Ut
in the. ftettuMent. An instrument of credit shall be
aaaerpanLed by a current statement of assets and a Resolution of
the $band of DLT"toet of the responsible organisstion authorizing
the issuance and the amount of the letter. An instrument of credit
� shall be ateospanied by a•statement setting forth the date upon
vh1ch the responsible organization was established.
aft. 26.9-6 Reserved
Bee. 26.9-7 Reserved
Sec. 26.9-8 Endorsement of Certificates
The City Clerk shall not endorse or sign its certificate
contained on the final map unless and until improvement security
as hereinabove specified has been posted.
Sec. 26.9-9 Applicability to Parcel Splits
The requirements stipulated above are applicable to any parcel
split for which the installation of any improvements, grading or
special fees are required as a condition of approval.
Sec. 26.9-10 Comoliance Required
So final map shall be presented to the Council for acceptance
until the requirements of this Article have been approved and
until all charges established by the Council and pertaining to
the property being subdivided have been paid.
Sec. 26.9-11 Special Permits Issued to do Work
Should the subdivider desire to do certain work prior to
entering into an agreement with the City to install and complete
all improvesrsnts and land alteration work, he may make an appli-
cation to do so under a special permit. This application shall
be accompanied by detailed plans describing the work which is
proposed. The City Engineer may issue a special permit to the sub-
divider or his contractor upon application of the subdivision
. applicant, provided a bond has been posted in an amount which
wouls assure the rehabilitation of the land, including grading
and planting, in the event the subdivision map is not recorded.
?ha perforsiance bond and contractor's qualifications shall be
of provided in this Chapter,
26.90)
Y'
Whoo the spatial permit is far all work required in connet-
ties with the subdivision and the work has been completed. the
agreement as designated to Section 26.3-11 will not be required.
Set. 26.9-12 Release of Improvement Securityi Maintenance
bond
Surety say be released in the following manner. Before surety
is finally released for faithful performance, the subdivider shall
post a maintenance guarantee as specified t:erein.
26.9-12.01 Progress Payments
Progress payments may be made to the subdivider frogs any
deposit money or instrument of credit which the subdivider may
have made in lieu of providing a surety bond; provided, however.
that no such progress payment shall be made for more than ninety
(90) percent of the value of any installment of work, and provided
that the aggregate amount thus paid is not in excess of fifty (50)
percent of the total amount posted as improvement security. No
progress payments from cash deposits shall be made except upon
joint certification by the City Engineer and the subdivider that
work covered thereby has been completed.
26.9-12.02 Release of Surety
Improvement security given for faithful performance of the
agreement may be released upon recordation of the notice of com-
pletion for the work unless provision is made for partial release
as work -progresses under separate written agreement. The payment
surety shall be retained to secure payment to the contractor,
his subcontractors and to persons renting equipment or furnishing
labor or material for six (6) months after completion and acceptance
of the work. Following such six (6) month period, this payment
security way be reduced to an amount not less than the total of all
elaims an which an action has been filed and notice thereof given
in writing to the City.
26.9-12.03 forfeiture of Oursty
In the event the subdivider fails to complete all improvement
work its accordance with the provisions of this Chapter and the
26.90)
^ laptv�iA�Mit sgtewsnt and the City shall have to &Aeplete cameo
e`4 ` tM City Aall Ball ea the surety for reiaburec4eent or shall
appeoptiate from any cash deposit funds for reimbursement. If the
snot of the surety bond, cash depo+tit or instrument of credit
` oacall costs and expenses incurred by the City, it shall
release the remainder of such bond, cash deposit or instrument of
credit, and if the amount of the surety bond, cash deposit or
instrument of credit shall be less than the cost and expense incurred
by the City. the subdivider shall be liable to the City for such
difference.
26.9-12.04 Maintenance*Cuarantee
The subdivider shall guarantee all improvements for a period
of one (1) year from the date of final acceptance and shall correct
any and all defects or deficiencies arising during said period
as a result of the acts or omissions of the subdivider, his agents
or aVloyses. The improvement guarantee shall be backed by a bond
or cash deposit in the amount of ten (10) percent of the surety
posted for improvements. The City shall provide written notice
of the defect or deficiency. In any instance where the subdivider
fails to take action within the specified time. or when immediate
action is required to protect the public health, safety and/or
welfare, the City may cause the work to be performed and call on
the surety for reimbursement. The maintenance bond shall be sub-
sitted prior to final acceptance of the improvements by the City.
26.9(i)
�
r n; •t
A1lWO set t0 AROK- PI&ITO
=* :.
barb. - fit. lo-i 6 a
Shea an owner or hubdivider desires to consolidate, to
i.
divide, anal/or rearrange one or more existing lots, or parcels,
into not more than four parcels, or as otherwise provided by
Section 66426, and other applicable provisions of the Map Act,
It *ball be done in the following manner. This procedure may
be used to revert to acreage land containing four (4) or less
contiguous parcels as authorised by Section 66499.201 of the
Map Act.
Sec'. 26.10-2 Tentative Map
An acceptable tentative Parcel Map, showing the proposed
land division, shall be prepared by a registered civil engineer,
or licensed land surveyor and filed with the City in the manner
provided in Section 26.5-1 et seq. of this Chapter.
Sec. 26.10-3 imgrovements and Dedication
Except as hereinafter provided, the owner or subdivider
shall offer for dedication' additional streets, alleys, and public
ways and easements, as are required for conformance with the
General Plan and City's Master Plan of streets and highways,
and the existing or projected local street system.
As a condition precedent to the approval of a Parcel Map,
the owner or subdivider shall agree to construct improvements
In or along the parcel frontage upon all existing or proposed
publi.n streets and ways as reasonable required for subdivisions.
A Parcel Map may not bE approved until the required improvements
have been satisfactorily constructed or until an adequate see-
urity, as approved by the City Attorney and in an amount deter-
mined by the City Engineer for the estimated cost of the work,
ba* been posted with the City.
extraordinary conditions may make construction of certain
improvements impracticable. in extreme circumstances, the City
way grant conditional exception to be made only upon written
statement of the owner, citing the extraordinary or extreme air-
cumstanaes and shall be granted only by the Council, subject to
such conditions as they may impose.
26.10(1)
'�°� �� • .� :a �o.+► ratoe� Mal+
d�'4 t ire f '. � • .....�.�
x a - poa eompletloa of.r"virso nts for the tentative map and
f' iverorementso the owner or subdividet may proceed with the
�yw .1'J •
proesesisg of a Parcel Flap of the land division in the manner
provided in the Chapter for Final (taps. The Map shall be of a
piss as* form prescribed by the City Engineer and shall comply
with the provisions of.beetion 06444-50 of the Map Act. The
Map shall be based upon &•field survey showing monuments found
and set and shall include other data as required by the City;
except that record data may be used if all corners of the par -
eel being created are of record and if the location of one
exterior boundary line can be established from an existing
wonumented line.
Upon approval of the Parcel Map by the City, the City
Clerk shall transmit the Hap to the Clerk of the Board of
Supervisors for ultimate transmittal to the County Recorder.
The applicant shall pay the recording fee and return an accept-
able reproducible, duplicate copy of the recorded map on linen
tracing cloth or polyester base film, one cloth back print and
seven (7) blue line prints to the City Engineer for filing.
Sec. 26.10-5 Building Permits Prohibition
The Building Department shall not issue permits for the
erection of any structures upon lots or parcels not complying
with this Chapter.
Sec% 26.10-6 Dedication of Land for Recreational Facilities
~h
The owner or subdivider shall comply with Section 26.16 of
this Code for•eaeh new parcel created in excess of the number
of original parcels.
See. 26.10-7 Lot Line Adjustment
to the event that the owners of two adjoining parcels
desire to modify the location of a common boundary between the
two parcels In such a manner that no additional parcels are
created, the applicant shall only be required to process the
final pareel map, The City ingiaser is authorised to review,
approve &ad process the map for recording without further
Betio$ by the planning Commission or City Council. The
26.10(2)
JR}y , : • .
stiff ,� A
.. E 'k:z NOC 11-i antes:_ 0enera1
?x; Poem shall be required as specified horcia.
TM tees are intended to cover expenso to the City involved
In processing a subdivision from checking the tentative map
through acceptance of the public improvements, including
ins�setion services. Soils and materials testing aie specif-
ically excluded from services encompassed within the subdivision
tee schedule.
On -site improvements within the public rights -of -way, as
well as off -site improvements within the public rights -of -way
Immediately adjacent to the subdivision boundary shall be con-
sidered as included within the fee schedule. However, review
of plans and inspections required of extensive off -site improve-
ments shall be paid as a separate and additional fee. Such fee
shall be in accordance with the schedule set forth in the
appropriate Council Resolution.
Sec. 26.11-2 Mars and Plans
Prior to the submission of a tentative map, final map,
parcel map or improvement plans to the City for processing,
the property owner or subdivider shall pay to the City filing
fees in an amount as may be established from time to time by
the Council.
sec..26.11-3 Public Works Inspection
. Following Council approval of the final map, but prior to
the recordation of said map, the property owner or subdivider
shall pay to the City an inspection fee in the amount estab-
lished from time to time by the Council.
See. 26.11-4 aradipA
Where grading is to 1W accomplished under the subdivision
agreement, a separate and additional fee for such items only
shall be collected in accordance with the applicable City regula-
tions governing land alteration permits.
26.11(1)
tt AAW i�ewltKtion n lbrk
Ia the twit that work on a subdivision should terminate
dieing say one of the three (3) phase* enumerated above, the City
ftl ever shall have the authority to establish the percentage of
work actually performed to date within the pertinent phase and
the assount of refund, if any, to be made.
See. 26.11-6 Recording
The property owner or subdivider shall pay for the recording
of the slap.
See. 26.11-7 Feet: Special
Fees for purposes of defraying the estimated or actual costs
of constructing planned drainage facilities for the removal of
surface and storm waters from local or neighborhood drainage areas,
planned sanitary sewer facilities for local sanitary sewer areas,
bridges or major thoroughfares may be required. The amount of
any such special fees shall be established by supplemental ordin-
ance and shall conform to the pertinent requirements of Chapter 4.
Article 3 of the Map Act. The Council may at its discretion.
accept considerations in lieu of the payment of fees for drainage
facilities. These may include.but are not limited to the dedica-
tion of right-of-way, the construction of other public improvements,
and the granting of fee title to real property.
26.11(2)
3
set 12-1 tt
lgeeept where modified by the Council upon roccmmicndation of
the Commission, each subdivision and map thereof ehaii be in con-
lpewitf with the standards set forth or referred to herein.
All design shall be in accordance with generally accepted
esgiseering principles and the appropriate City Standard Drawing
and any supplemental design criteria which imay be adopted by the
City from Use to time. Specific details of design shall be
subject to the approval of the City Engineer, who shall have the
authority to approve minor deviations from the minimum standards
listed here.
All subdivisions should result in the creation of lots which
are developable and capable of being built upon. No subdivision
• should create lots which are impracticle of improvement due to
steepness of terrain, location of water courses, problems of
sewerage or driveway grades, or natural physical conditions.
Sec. 26.12-2 Access to Public Streets
All lots or parcels created by the subdivision of land shall
have access to a public street improved to standards hereinafter
required. Private streets, common driveways, or access easements
shall not normally be permitted. However, if the Commission
determines that the most logical development of the land requires
that lots be created which cannot easily be served by a public
street, a private access may be approved. The subdivider shall
submit a development plan showing the alignment, width, grade
and material specifications of any proposed private improvements,
the topography and means of access to each lot, drainage and
sewerage of the lots served by such private improvements and a
plea satisfactory to the City for ownership and maintenance of
said socess and the liability for takes thereon. Construction
of these improvemente as approved by the City shall be completed
prior to 000upasoy of any buildings on lots served by a private
' eeosu.
26.12(1)
}+~
AR1?= ti.13 trAlllf�,� b Vt'3t" TM920N STAf1nA1tif3
See. 24.13-1 Street standards
gtteete shall conform to the following minimum conditions
.O1 Oongornsence to_Ceneral Plan
Subdivision design shall conform to the concept of major
streets designated in the General Plan, and to any future street
rights -of -war designated by the Commission and approved by the
Cw meil. Whenever a subdivision embraces any major street, it
*ball be included in said tract apd shall be platted by the sub-
divider in the location generally indicated. If a specific
location has been designated by the Commission and approved by
the Council, that location shall be used.
.02 Minimum Standards
Typical sections of various classes of streets shall be
in accord with the applicable City Standard Drawings, and in
accord with the following table:
Min. Min.
R W Width T W Width
Classification n eet n eet
Arterial Highway (6) Lane 110 - 126 100 - 106 (12 - 18 Median)
Major Highway (4) Lane 100. 76 - 82 (12 - 18 Median)
Secondary
Street Highway (4) Lane Collector60 - 68 40 - 48
Residential Street 56 - 60 36 - 40
Commercial -Industrial Road 72 52
Frontage Road 56 32 Parking 1 Side)
Two -War Hillside Local Street 44 32 Parking 1 Side)
One -War Hillside Local Street 36 24 ((No Parking)
ca Lol Street (No Parking) 38 28 (P.U.D. Only)
The basis for requirements for street and roadway widths and
design shall be the topography of the land and density of develop -
smut in terse of the proposed number of dwellings to be served
by said street or roadway on an ultimate basis. Reduced
right-of-way width shall, in all cases, be sufficient to ace
date utility facilities within the right-of-way.
Isprovements as set forth in Section 26.14 shall be installed
within the half of an existing or proposed street adjacent to the
subdivision boundary. substandard existing improvements shall
be removed and replaced as directed by the City. Where such
existing or proposed street has not previously been paved, paving
3
26.13(1)
L�l
1MV11; a M iiw Vidth m face of curb to rd1m of pavesmnt of
feet whali be installed.
The subdivider shall dedicate all right-of-way for Mtreets
or Portions of strosts as socesnary within the subdivision boun-
dary. Full width dedications within the subdivision shall have
oospldte Improvements installed except that upon secondary, major
and arterial roads, paving upon each half may be a minimum of
twenty -lour (b!) feet in width -from the face of curb to edge of
pavaa�ent, subject to prior approval of the City.
The standards sot forth herein are minimum, and additional
on -site and/or off -site public improvements and dedications may
be required.
.03 Street -Pattern
The street pattern in the subdivision shall provide for
the most advantageous development of the site and adjoining areas
and the entire neighborhood or district.
Where appropriate to the design and terrain, proposed
streets shall be continuous and in alighment with existing,
planned or platted streets with which they are to connect. The
center lines of streets, if not in alignment, shall be offset at
least two hundred (200) feet unless otherwise approved by the City
Beginser for reasons of severe topography, one-way streets, or
other unusual circumstances.
Proposed streets shall be extended to the boundary lines of
the land to be subdivided, unless prevented by topography or
other physical conditions, or unless, in the opinion of the
Commission upon reamemendation of the City Engineer, such exten-
sion is not necessary for the coordination of the subdivision with
the existing layout or the most advantageous future development
of adjacent tracts. Where reservation for future street is made,
slope rights along the silos and end of the reserved area shall
be preserved in the name of the City.
In the as" of stub -end streets extending to the boundary
of the property, a one (1) foot strip at the end of the stub -end
street the width of the street right -of -war shall be deeded to
the City pending the extension of said street into adjacent prop -
arty. Where required, a temporary turn -around or it temporary
connection to another street shall be provided by the subdivider.
26.13(2)
E
ot"Vto shall intersect dhe another as nearly at
"t edit* as topography and other limiting factors on good
iseign permit. Streets shall be designed in a manner which will
aivemrage the use of local streets for through traffic.
fter-way intersections involving local streets shall be avoided
whenever possible.
.M Design AdJacent to Artariai. Mn3or and Secondary Roads
Subdivision design shall be in general accord with the
concepts of the General plan, and as determined by the Commission.
Street design should have the purpose of mnking adjacent lots,
It -for residential use, desirable for such use by cushioning the
effect of heavy traffic and of minimizing the interference with
traffic on such streets.
The number of intersecting streets along arterial, major and
secondary streets should be held to a minimum. Wherever practic-
able, such intersections should be spaced not less than one
thousand (1000) feet on center.
Residential lots adjacent to these roads normally will be
required to be served by a residential street paralleling said
road or by a series of cul-de-sacs or loop streets extending said
roads from a parallel street. Where such double frontage lots
are created, improvements on such lots shall be oriented to and
front upon the local street. A decorative wall of concrete block
or of a comparable material approved by the Design Review Board
of the City, with a minimum height of six (6) feet, shall be
required at the property line or top -of slope adjacent to the
arterial, major or secondary road. Landscaping and permanent
Irrigation may be required.
Rhea the rear of any lot borders any arterial or major road,
the subdivider shall be required to execute a certificate on the
title shut, deemed sufficient by the City Attorney, prohibiting
the right of ingress and egress from said major or arterial road
to said lot. The Council may require similar dedication in other
Instances where doomed necessary for health, safety and welfare.
.06 Grade, Curves and 0-1sht Distances
Grades, curves and sight distances shall be subject to
approval by the City Engineer, to insure proper drainage and/or
f6.13(3)
1
tot; 9*10se aha pedestriann.
OeaMr'irt street* shall be not less than four-tenthm (0.04)
pereent, nor Aore than sews (7) percent on arterial or major
mft, teh (10) percent on secondary roads, twelve (12) percent
as remideattal colloator'stroots, and fifteen (18) percent on
residential streett. Maximum grade for hillside local streets
shall sot exceed twenty (20) percent. Any grade segment in excess
of twelve (1S) percent may not exceed three hundred (300) feet in
length. Por all grades of twelve (12) percent or more, the
Installation of a Portland concrete road surface is required.
At street intersections, property lines at each block shall
be rounded by an are, the radius of which shall not be less than
ten (10) feet and shall be concentric with the curb return wherever
possible.
The radii of curvature shall not be less than that specified
in the following table. Determination of which topography class-
ification to be used shall be subject to approval by the City
Ragineer.
Minimum - Radius
Moderate Topography Rough Topography
Street Classification anfeet) nfeet)
Arterial 1,200
Major 1,000 750
secondary 606 300
Residential 200 100
.Os Curbs, sidewalks and Pedestrian Ways
Vertical concrete curbs and gutters and sidewalks shall
be required in all subdivisions except as noted.
The requirement for sidewalks may be omitted in whole or in
part by the Commission on all streets less than secondary high-
ways, provided that the findings are made that such r..tdewalks
are not necessary because of any of the followings
(a) The traffic count on a particular street is signifi-
eantly reduced from the established standard for local streets
as determined by the City ingiaeer{ or
(b) the design or the topography of the subdivision and Its
relationship to adjoining properties and uses doer not warrant
the standard sidewalk requirements based if so recommended by
the City RsRiaeery
l6.13(4)
vbai. re"iftd for acesom to sehnoiss playgrounds*
r :Gbr jj a es*%Vey trlagarti►tion facilities$ other aers "Ity
heilitiea, or for Vagsually long blocks, the Commminsion may
rereire pedestrias Mays IMt less than twenty (20) feet in
right-of-way and paved with concrete a minimum of ton (10) feet
is width.- Such pedestrian ways may be bordered on each side
with sprinklered landscaping and a six (6) foot high,ininimum,
ahais lint fence. in lieu of the chain link fence, the bommission
say require the subdivider to use a masonry wall as specified in
Sectloa 26.12 minimum six (6) feet high, whore they deem it
secessary for any one of the following reasons:
1. Separation of land use.
2. Acoustical buffer.
3. Promotion of an architectural theme or compatibility
of the area;
(d) where sidewalks are not required, concrete driveway
aprons shall extend to the property line
.07 Street Names and Numbers
street names shall be assigned by the Director. Street
ambers shall be assigned by the Director of Building and safety.
.08 Cul-de-sacs
Cul-de-sacs shall be limited to a maximum length of
six hundred (600) lest and shall be provided with a turn -around
having a minimum curb line radius of forty (40) feet.
Sec. 26.13-2 Hillside Subdivisions and Planned Unit Developments
in either a Planned Unit Development or a Hillside subdivi-
sion or portions thereof which have an average lot size of twenty
thousand (20,000) square feet or larger and having an average
slope in excess of ten (10) percent prior to grading, the
Commission, is the exercise of its discretion, may modify the
toregoisg requirements of this Article in a manner that will
result is the best possible utilisation of the land to be subdivided,
giving consideration to the topography and natural cover of the
last, the general character of the proposed subdivision, the
proposed sonisg and the desirability of minimizing grading upon
the site.
26.130)
r 7
74
wider shall provider the City with atourate maps
et the subdivision at status of i" 200' and 11, 900' for
ass by the City in updating its Atlas (taps. The maps may be
{ deal parpase, •.d., vicinity map, grading plan, tract map, etc.,
and shall toatais the following minimum information:
200' scale • Streets: name and width
Lots: number and dimensions
Easements: type and dimension
5:.
600, scale outline of streets and lots; no dimensions
~+ Sec. 26.13-4 Utility Easements
Easements for water, drainage or sewer purposes shall be
provided as necessary, with minimum width of ten (10) feet.
Basements for large structures or unusually doep structures
shall be of such greater width as may be specified by the City
Engineer. Any reduction in width shall require approval of both
the City Engineer and the utility involved.
Q Sec. 26.13-5 Lot Standards
The also, shape and orientation of lots, .each of which shall
constitute a practical building site, shall be appropriate to the
location of the proposed subdivision and to the type of develop-
ment contemplated. The following principles and standards shall
be observed:
(1) The side lines of all lots, so far as possible, should
be at approximately right angles to the street which the lot
faces, or approximately radial to the center of the curvature, if
such street is curved. Side lines of lots shall be approximately
radial to the center of curvature of a cul-de-sac on which the
lot faces.
(3) do lot *ball be divided by a City or Special District
boundary line.
(3) No remnants of.property, with the exception of one (1)
loot control lots, @ball be created which do not conform to lot
reWresests, or are sot required for a private or public
utility purpose,
Z6.1=(6)
ftb diVitioA at a lot at paroal by a Tax Code Boundary
: ':`- ,a•.ti b►a11 out bo pormitted.
(6) tat lines between adjacent loth within a subdivision
amid be located at the top of any grading slope which may be
proposed at afth location.
(6) -Voless otherwise altered by the provisions of a Planned
Knit Development, the minimum lot depth for a residential devei-
opmont shall be not less than.one hundred (100) feet with the
following exception, Lots adjacent to freeways, major streets or
collector roads shall utilimo a minimum lot depth of one hundred
ten (110) feet to provide sufficient separation from the road
noise and to facilitate the usable lot area.
(7) In determining the permissible lot size, all public
utility transmission line easements shall be required to be
excluded.
Sec. AS.13-6 Block Design
Blocks shall normally have sufficient width for an ultimate
layout of two 'tiers of lots of the size required by the provisions
of the Zoning Ordinance.
Blocks *ball not normally exceed fifteen hundred (15,000) feet
In length between street lines, except in hillside developments
or where subdivisions containing parcels of one-half (1/2) acre
or larger justify or require a variation from this requirement.
In any block over nine hundred (900) feet in length there shall be
a crosswalk or pedestrian way in accordance with Section 26.13-1.06.
Sec. 26.13-7 Son -Residential Subdivisions
The street and lot layout of a non-residential subdivision
shall be appropriate to the land use for which the subdivision
Is proposed, and shall conform to the proposed land use and
standards established in the General Plan and Zoning Ordinance.
IS addition to the principles and standards in this Chapter
which are appropriate to the planning of all subdivisions, the
subdivider shall demonstrate to the satisfaction of the Commission
that the street, parcel and block pattern proposed is specifically
adapted to the uses anticipated and takes into account other uses
Z6.13(7)
' f
to.tb* 01oloitlo Vbe following principled and standards shall be
f `
(1) Proposed industrial parcein shall be suitable in arcs
Sad dimensions to the types of industrial development anticipated.
(t) Street rights -of -way and pavement rhall be adequate to
r
1►oovswodato the type and volume of traffic anticipated to be
generated thereon.
(3) Special requirements may be imposed by the City with
respect to street, curb, gutter and sidewalk design and construc-
tion.
(4) Special requirements may be imposed by the City with
respect to the installation of public utilities, including water,
sewer and storm drainage.
(5) Non-residential subdivisions shall be designed to pro-
tect adjacent areas from potential nuisance from the proposed
non-residential subdivisions, including the provisions of extra
depth and setback in parcels backing up on existing or potential
residential development and provisions for a permanently land-
scaped buffer strip when determined necessary by the Commission.
(6) Streets carrying non-residential traffic, especially
truck traffic, shall not normally be extended to the boundaries
of adjacent existing or potential residential areas, or connected
to streets intended for predominantly residential traffic.
(7) Non-residential subdivisions shall take into account
and specifically designate all private areas proposed for vehic-
ular circulation and parking, for pedestrian circulation, and
for buffer strips and other landscaping.
(8) Suffer strips shall consist of landscaped areas which
are designed to shield and otherwise soften the effect of the
• nos -residential subdivision on nearby residential areas. Such
buffer strips shall be improved to standards as specified in
Chapter 26 "Zosiag".
2b.1S(e)
�41 r
Flltl_!,
.�_'.��;:,`^�-'`�!'1Ci� �•�� . �1L�. tA11�11OY1�11kNTli _A�1fD ORAbtNO_RllQtl2At�MlS�1'!'J!
Mieitt Resiuiron�entst 8ubdiv,�sions and parcel
TM ttabdivider shall Improve or agree to improve all streets,
tboroughfares, public ways or public or private easements within
the development aid adjacent thereto, as required to serve the
development. No grading or improvement work shall be commenced
uatil either an appropriate subdivision improvement agreement,
land alteration permit, or streeit oncroaehment permit has been
approved and any necessary bonds posted. Improvements shall be
Installed to line and grade and in accordance with the standard
drawings and specifications of the City and/or as determined by
the City Engineer. Street structural- sections shall be designed
In accordance with the "Division of Highways Stabilometer Method"
or such comparable method as may be approved by the City.Engineer.
The minimum improvements which the subdivider shall normally be
required to agree to install, at his own cost, in the creation
of a parcel or parcels ahall include the following:
Q (1) (trading, curbs and gutter, paving and drainage struc-
tures necessary for the proper use and drainage of the development,
streets, highways and/or public safety.
(2) Site grading and .1rainage, taking into consideration the
drainage pattern of adjacent improved or unimproved property and
making drainage provisionro adequate for total ultimate develop-
ment of the natural tributary area. Runoff quantities to be
anticipated shall be derived from the drainage study as herein
defined, or by such other method as may be approved by the City
Engineer. Alternate methods shall be fully substantiated by the
engineer of work. Grading shall be in full conformity with the
provisions of the appropriate ordinances of the City. Drainage
facilities and concepts shall conform to the requirements of
the Coachella Taller County Eater District and the City Engineer.
(a) .@treat Pam and traffic control signs.
(4) Aidswalks and bicycle paths.
(5) Eire hydrants and h water system with Mains of suffi-
elest sine sad capacity to provide future extensions to adjacent
,. .. _
P1 PtV awl laving a sufficient ngmbor of serviced to furnish
as ate water supply !or each lot or parcel in the subdivision
and to provide adoquate fire protection. Water system mains
shall extend to the boundaries of the pareai map and subdivision.
All domestic water shall be taken from the City approved public
system serving the subdivision.
(a) Sanitary sewer facilities and connections for each lot.
newer mains, whose size and depth shall be adequate to serve
adjacent and upstream properties, shall extend to the boundaries
of the parcel split or subdivision.
(7) Street trees as required by the Director.
(8) Underground utilities,
(9) Provision shall be made for any and all railroad cross -
lags necessary to provide access to or circulation within the
proposed subdivision, including the preparation of all documents
necessary for application to the California State Public Utilities
Commission for Lbe establishment and improvement of such crossings.
(10) Hid -block pedestrian ways, where required.
(11) Improvements on private access easements shall be
required as determined by the City Engineer.
(12) Street lighting facilities shall be provided in accord-
ance with the Council's policy for the area of the City where the
subdivision is located. Lighting shall be adequate to permit
proper policing of the subdivision and shall be so screened or
otherwise designed as not to interfere with views from the hill-
sides of the City.
(la) All utility distribution lines including, but not
limited to electric, communisation, natural gas, -and cable tele-
vision lines installed is and for the purpose of supplying service
to any subdivision shall be placed underground. Undergrounding
shall include existing above ground facilities located within the
• subdivision and extending to the first existing pole outside the
subdivision.
Equipment appurtenant to underground facilities, such as
surface -Mounted transformers, street light poles, pedestal mounted
terminal boxes and meter cabinets and concealed ducts may be
Installed above the surface of the ground subject to the approval
Z6,14(1)
of, the City Ssgineer.
Y' '^ Us.subdiolJor is restmeiblo for complying with tho require-
.-, . .
swats of this Section, and shall lake the neeosnary arrangements
with the utility companies involved for the installation of said
facilities.
(14) Traffic signals in an amount proportionate to the bene-
tits rieeived according to rules and regulations as mny be adopted
from time to time by the Council.
Sec. 26.14-2 Underground Utilities
All underground utilities, including, but not limited to,
sanitary sewers, storm drains and natural gas distribution facil-
ities installed in streets or alleys shall be constructed prior to
the surfacing of such streets or alleys. Connections for all
underground utilities and sanitary sewers shall be laid to such
length as will obviate the necessity for disturbing the street or
alley improvements when the service connections thereto are made.
Sec. 26.14-3 Wells
Q All wells shall be abandoned by sealing in a manner satis-
factory to the City Engineer or shall be transferred to the owner-
ship of the cognisant water agency serving the property unless
specific approval to retain the well for private use is granted
by the City at the time of approval of the tentative map. The
locations of such wells shall be shown on the final map and well
logs, if available, shall be submitted to the Coachella Valley
County .Water District. •
Sec. 96.14-4 Completion
♦ complete iinprovemeat plan "as built" shall be filed with
the City tagine@r upon completion of these improvements; said
"as built" plans to be drawn on copies of the original tracings
and certified an to accuracy and completeness by the subdivider$@
licensed contractor. Upon receipt and acceptance of the "as
built", the City Eagineer may accept the public improvements.
Wes. SO.14-b &2Mtsugg of T!Mroyements
'!'he City tagineer shall have the authority and responsibility
to aeeept public improvements and approve site grading relative to
26,14(3)
h.. MWJ*iaien •t I" whether• through the Mjor subdivision procaMe
tills 3;�t.r,.*ale�l split prooens. Oompivtien of all Improvements
uVor trading is oostuiplated by the subdivision improvement
'9AMeanent, the land alteration parmit or the street encroachment
Y peralt in a condition of approval and acceptance.
_h
1
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".'.. r ART OA 86.13 NIR2tAl1IMIMM ANTE_ CWMWITT Mn3l,1C VAC1LIMS
;�'�_��'-� �;•_�:. . fee. N8.1d�1 Attpase kt►d infant
It is the purpose and intent of the provisions of this
Article to require the reservation or dedieetion of land directly
oeeefiting the regulated subdivision in order to provide for
necessary public facilities including, but not limited to, sites
for parks and recreational areas, open space, or other public
facilities as deemed necessary. In addition to requirements for
reservation and dedication of lands, provision is made herein
for the payment of fees in lieu thereof for the acquisition of
lands outside of the regulated subdivision, which lands will pro-
vide equivalent sites for the purposes set forth herein to benefit
said regulated subdivision. In each case it is the intent that
the subdivision will receive the direct benefit upon which the
exaction was postulated.
Sec. 26.15-2 Neighborhood Facilities
The subdivider may be required to reserve sites, appropriate
In area and location, for necessary and desirable neighborhood
facilities, such as parks and playgrounds. Such sites shall be
located in accordance with the principles and standards contained
herein or expressed in the General Plan. School sites may be
required to be dedicated in accordance with the provisions of
Section 68478 of the flap Act. Recreation sites shall be dedicated
In accordance with the provisions of Section 64477 of the flap
Act and the provisions of this Code, or in the alternative a fee
shall be paid as required herein.
Sec. 26.15-3 Determination of Need
The neighborhood facilities needed shall be determined on
the basis of the estimated number of families in the area to be
served by the facilities.
Sec. 26.15-4 Service Area
The definition of service areas determining the need for
neighborhood facilities at the district or community level shall
be based on the General Plan. The "Planning Neighborhood" will
oormlly provide the basis for estimating the number of families
to be served by facilities at the local level. A "Planning
26.15(1)
OsiabborbaW aM►11 lsnofar as possible exhibit the following
(1) It in bounded, rsther than binected, by major thorough-
fares or other substantial land use or natural barriers to podes-
triaa traffic.
t!) .it is usually not over a mile in extent to any direction.
(3) It contains a Minimum of five hundred (500)'families.
Sec. 26.13-5 Principles and standards
The following principles and standards are intended to serve
as a general guide in determining the neighborhood facilities for
which sites normally will be required.
(1) Whenever possible, playground and neighborhood recreation
areas shall be developed in conjunction with elementary school
sites.
(2) Where ravines,ineluding natural waterways, are included
within the boundaries of a subdivision, such ravines may, at the
discretion of the City, be reserved for public use, including
recreation and•the disposal of stor"aters. These purposes may
Qbe accomplished through dedication and/or storm drainage and
scenic easements.
Sec. 26.15-6 Dedication of -Land for -Park and Recreation Purvoses
Pursuant to the Map Act, as amended, a subdivider, as a
condition of approval of a final subdivision map, shall dedicate
land, pay a fee in lieu thereof, or combination thereof, at the
option of the Council, for park or recreation purposes according
to the following standards:
(1) For subdivisions of one hundred (100) lots or more, the
subdivider shall dedicate land or pay a fee, or combination thereof
In such ratio recomsended by the Commission and approved by the
Council. Dedication of land shall be at the rate of not less than
one and two-tentbe (1.2) acres of land per one hundred (100) late
In the subdivision or five (6) percent of the total area in the
subdivision, whichever is greater, The rate for payment shall be
per Section 26.15-40).
(8) For subdivisions containing between fifty (50) and one
hundred (100) lots, the subdivider shall dedicate land, or pay a
i
26.15(2)
t •'w : may.
ft*s of blab, is INGh ratio as recam�ended by the CamMinaton and
:;, 1rbrarl by. the Oeasail. The rates top dedication and payment
shall be determined as in 8"etions 28.15-80),
(3) ibr subdivisions containing less than fifty (50) lots,
the subdivider shall pay a foe equal in value to the appropriate
percentage of one and two -tenths (1.2) acres per one hundred (100)
lots or five (5) percent of the total land area in thq subdivision,
whichever is greater. The fee shall be based on,the average
appraised market value of the undeveloped land in the subdivision
as determined most recently by the County Assessor.
(4) For proposed ec.ndominium or multi -family developments,
the number of dwelling units proposed shall be considered as the
number of lots for the requirements specified in this Section, or
It no particular number of dwelling units is proposed the require-
ments shall be based on the average number of dwelling units per
acre permitted in the zoning regulations which apply to the land
to be subdivided.
(5) All land to be dedicated for park or recreational pur-
poses shall be found to be suitable by the Commission and the
cognizant Recreation Agency subject to Council approval an to
locations, parcel size, and topography for the park and recreation
purposes may include active recreation facilities such as play-
grounds, playfields, pedestrian or bicycle paths or areas of partic-
ular natural beauty, including canyons, hilltops and wooded areas
to be developed or left in their natural state.
(6) Land to be dedicated may include all of a proposed park
or reersutional facility, or may include only part of a facility.
such partial dedication may be added to by public land purchase
or by dedication of additional land on adjoining property not
owned by the subdivider.
(7) At the time of approval of the Final Map, the City shall
"@city when development of the park or recreational facility
shall begin.
(s) The provisions of thin section shall not normally apply
to isduatriai subdivisions; however, the Commission may reoommend
as s eosditioa of approval, the dedication by an industrial subdi-
vider of that portion of a stream bed or drainage channel falling
26.150)
Oi-
"id to ridl subdivision when mob portion iorias part of
p M,fpo* Nt"ph designated is the General Plan,
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ftu IN 14161 161-SilAt ton
A" act 100 Or Proceeding to attach. review, not aside, void
at saftel the decision of the Council concerning a Rubdivision,
or Say of the PreasodlaRs, act or determinations taken. done or
wade Ptior to such decision. or to determine the reasonableness,
legality or validity of any condition attached hereto In a court
of On 4POtent jurisdiction, shall not be maintained by any person
valess such Item or proceeding In commenced within one hundred
and eighty (180) days after the date of such decision. There-
after, ail persons are barred from any action or proceeding or
any defense of invalidity or unreasonableness of such decision
or of such proceedings, acts or determinations.
26.16(1)
I