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HomeMy WebLinkAboutOrdinance 2091 - Repealing RMC Title 17 & Adding a New Title 17 Entitled Subdivisions ORDINANCE NO. '2-09 209 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF REDDING REPEALING REDDING MUNICIPAL CODE TITLE 17; AND ADDING A NEW TITLE 17 ENTITLED SUBDIVISIONS. The City Council of the City of Redding does hereby ordain as follows: Section 1. Title 17 of the Redding Municipal Code is hereby repealed, and a new Title 17 entitled Subdivision is hereby added as set forth in Exhibit "A" attached hereto and incorporated herein by reference. Section 2. The City Council has reviewed and approved the Negative Declaration, finding that the project has no substantial impact on the environment and that an environmental impact report is not necessary. Section 3. The City Clerk shall certify to the adoption of this Ordinance and cause its publication according to law. I HEREBY CERTIFY that the foregoing Ordinance was introduced and read at a regular meeting of the City Council on the 19th day of J_ly, 1994, and was duly read and adopted on the 2nd day of August, 1994, at a regular meeting of the City Council by the following vote: AYES: COUNCIL MEMBERS: P. Anderson, Kehoe, McGeorge, Murray and R. Anderson NOES: COUNCIL MEMBERS: None ABSENT: COUNCIL MEMBERS: None ABSTAIN: COUNCIL MEMBERS: None r4V (1 -iOBERT C. ANDERSON, Mayor City of Redding ATTEST: FORM APPROVED: CONNIE STRO YER, City Clerk ALL A. HAYS, City Attorney �. i Chapters: 17.04 General Provisions 17.08 Definitions 17.10 Maps Required 17.12 Tentative Parcel Map 17.13 Administrative Parcel Maps 17.14 Property-Line Adjustments 17.16 Parcel Map 17.20 Tentative Subdivision Map 17.24 Final Subdivision Map 17.26 Issuance of Building Permits 17.28 Improvement Security 17.32 Subdivision Design 17.33 Street Standards 17.34 Street Names 17.36 Improvements Plans 17.38 Improvement Requirements 17.40 Construction Inspection and Acceptance of Improvements 17.41 Dedications and Reservations 17.42 Park and Recreational Land Dedications and In-lieu Fees 17.44 Modifications of Provisions 17.46 Hillside Development (Reserved) 17.48 Appeals 17.50 Residential Condominiums and Condominium Conversions 17.52 Reversion to Acreage 17.54 Cluster Subdivisions 17.56 Fees 17.58 Violations, Remedies, Certificates of Compliance, and Mergers 17.72 Vesting Tentative Maps EZ&HIBI"I" -- CHAPTER 17.04 GENERAL PROVISIONS f Sections: 17.04.010 Authority. 17.04.020 Purpose. 17.04.030 Application. 17.04.040 Modification of Requirements. 17.04.050 Interpretation, Conflict, and Separability. 17.04.060 Considerations for Implementation. 17.04.070 Compliance Required. 17.04.080 Existing Subdivisions Exempt. 17.04.090 Effect of Annexation. 17.04.100 Compliance Required for Permit Issuance. 17.04.110 Grading and Erosion Control. 17.04.120 Soils Reports. I' 17.04.010 Authority. 2. To guide the future growth and development of the City in accordance with The ordinance codified in this Title 17 is enacted the General Plan. pursuant to the provisions of Section II of Article XI of the Constitution of the State and 3. To provide for adequate light, air, and I the general laws of the State including the privacy; to secure safety from fire, flood, Subdivision Map Act. The provisions of the and other danger; and to prevent ordinance codified in this title are in addition to overcrowding of the land and undue the regulations of the Subdivision Map Act, are congestion of population. supplemental thereto, and may be cited as the "Subdivision Ordinance of the City of Redding." 4. To protect the character and the social and economic stability of all areas of the City IA 17.04.020 Purpose. and to encourage the orderly and beneficial development of all parts of the City. It is the purpose of this chapter to regulate and control the division of land within the City of 5. To protect and conserve the value of land Redding and to supplement the provisions of the throughout the City and the value of Subdivision Map Act concerning the design, buildings and improvements upon the land improvement and survey data of subdivisions, and to minimize the conflicts among the the form and content of all maps provided for by uses of land and buildings. the Subdivision Map Act, and the procedure to be followed in securing the approval of the 6. To guide public policy and action in order Planning Director, Board of Administrative to provide adequate and efficient Review, the Planning Commission, and/or the transportation, water, sewerage, schools, City Council regarding such maps. To parks, playgrounds, recreation, and other accomplish this purpose, the regulations outlined public requirement and facilities. in this chapter are determined to be necessary: 7. To provide the most beneficial relationship f 1. To protect and provide for the public between the uses of land and buildings and health, safety, and general welfare of the the circulation of traffic throughout the City. City, having particular regard to the avoidance of congestion in the streets and ff highways and the pedestrian traffic h .04-1 r, (i movements appropriate to the various thereof. Except as otherwise provided in this uses of land and buildings and to chapter and in the Subdivision Map Act, all provide for the proper location of subdivisions shall be subject to the same building lines and the proper location substantive and procedural requirements. and width of streets. Subdivisions of unincorporated territory adjacent to the City shall be subject to these provisions to 8. To establish reasonable standards of design the extent permitted and as provided by androcedures for subdivisions and P California Government Code Section 66454. resubdivision in order to further the orderly layout and use of land and to ensure 17.04.040 Modification of Public proper legal descriptions and monumenting Improvements Requirements. of subdivided land. Whenever, in the opinion of the Planning ' 9. To ensure that public improvements are Commission or the City Council, the land available and will have a sufficient capacity involved in any subdivision is of size or shape to serve the proposed subdivision. or is subject to title limitations of records or is affected by topographical location or conditions 10. To prevent the pollution of air, streams, or is to be devoted to a use that it is impossible and ponds; to enure the adequacy of or impracticable in the particular case for the drainage facilities; to safeguard the water subdivider to conform fully to the regulations table; and to encourage the wise use and contained in this chapter, the Planning management of natural resources Commission is authorized to allow deviations as, throughout the City in order to preserve the in its opinion, are reasonable, necessary, or integrity, stability, and beauty of the expedient and in conformity with the Subdivision community and the value of the land. Map Act. In the case of subdivision of four (4) 11. To preserve the natural beauty and or less units, this determination may be made by topography of the City and to ensure the Board of Administrative Review or the appropriate development with regard to Planning Director with the concurrence of the these natural features. City Engineer. 12. To provide for open, park, and public 17.04.050 Interpretation, Conflict, and spaces through the most efficient design and Separability. layout of the land including the use of A. In their interpretation and application, the average density in providing for minimum provisions of this ordinance shall be held to width and area of lots, while preserving the be the minimum requirements. More density of land as established in the General stringent provisions may be required if it is Plan of the City. _ demonstrated that different standards are 17.04.030 Applicability. necessary to promote the public health, safety, and welfare. Except as specifically excluded by the Subdivision Map Act, this chapter, or a B. Where the conditions imposed by any development agreement adopted by resolution of provisions of this ordinance are either more restrictive or less restrictive than the Council, the provision of this chapter shall comparable condition imposed by any apply to any division of real property wholly or partially within the incorporated area of the City other provisions of this ordinance or of any and shall govern the filing,processing, approval, other applicable law, ordinance, resolution, conditional approval, or disapproval of: tentative rule, or regulation of any kind, the maps, final maps, tentative parcel and final regulations which are more restrictive and parcel maps, lot-line adjustments, lot mergers, impose higher standards or requirements reversion to acreage, and any modifications shall govern. 04-2 I' C. Should any of the provisions of this title be The provisions of the ordinance codified in found in conflict with the Subdivision Map this title establish procedures for the Act or any other law or regulation of the referral of proposed subdivision data to State of California, the latter law or City departments, interested boards, regulation shall govern. bureaus, other governmental agencies, and utility companies, both public and private, D. The provisions of this ordinance are so that the extension of community facilities separable. If a section, sentence, clause, or and utilities may be accomplished in an phrase of this ordinance is adjudged by a orderly manner and be coordinated with the court of competent jurisdiction to be development of the subdivision and invalid, the decision shall not affect the surrounding lands. In order to facilitate the remaining portions of this ordinance. acquisition of land areas required to I. implement this policy, the City may require 17.0 4.0 6 0 Considerations for that the subdivider dedicate, grant Implementation. easements, or otherwise reserve land for C A. General Plan and Zoning Laws. The such public purposes as specified in the Subdivision Map Act. General Plan for the City guides the use of all land within the corporate boundaries of D. Mobilehome Parks Conversion. At the time the City. The size and design of lots, the of filing a tentative or parcel map for a nature of utilities, the design and subdivision to be created from the improvement of streets, the type and conversion of a mobilehome park to another intensity of land use, and the provisions for use, the subdivider shall also file a report any special facilities in any subdivision on the impact of the conversion upon the J' must conform to the land uses shown and displaced residents of the mobilehome park the standards established in the General to be converted, in accordance with Plan and the zoning laws of the City and Section 66427.4 of the Subdivision Map any precise plans adopted for the area in Act. In determining the impact of the conformance thereto. conversion on displaced mobilehome park G residents, the report shall address the B. Environmental Impact and Mitigation availability of adequate replacement space Monitoring. The environmental impact of in mobilehome parks within the City. any subdivision must be considered in accordance with the California 17.04.070 Compliance Required. Environmental Quality Act of 1970 as i amended; with the Guidelines for Each subdivision and the map thereof shall be in Implementation of the California conformity with the provisions of this title and Environmental Quality Act of 1970, the Subdivision Map Act, except where a adopted by the Secretary for Resources of provision or requirement has been expressly i the State and the Council as they now exist waived by the Planning Commission or City , or may hereafter be amended; and in Council in accordance with applicable law. accordance with ordinances and resolutions of the City Council, adopted from time to 17.04.080 Existing Subdivisions Exempt. time to implement the provisions of the Environmental Quality Act including City The provisions of this title do not apply to any Council Mitigation Monitoring Policies. subdivision lawfully recorded at the time of adoption of the ordinance codified in this title. C. Community Facilities. The impact of any proposed subdivision upon community 17.04.090 Effect of Annexation. facilities, such as schools, parks, recreation areas, and the like, must be considered. In accordance with Section 66413 of the Subdivision Map Act: .04-3 t' A. The provisions of the final map and any 17.04.120 Soils Reports. agreements thereto shall govern any subdivision for which a final map had been A. A preliminary soils report prepared by a approved and recorded by Shasta County if civil or geotechnical engineer registered in said subdivision is subsequently annexed to this State and based upon adequate test the City of Redding. borings shall be submitted to the City Engineer for every subdivision. 1 B. Thexegulations of the City of Redding shall apply to any subdivision for which a B. Preliminary soils reports may be waived by tentative map, vesting tentative map, or the City Engineer providing he finds that no tentative parcel map has been approved by preliminary analysis is necessary because Shasta County, but not yet recorded prior the City already has sufficient knowledge of to annexation to the City of Redding. the soil qualities of the land within the Adherence to those regulations shall subdivision. commence on the date of annexation. C. If the City has knowledge of or the 17.04.100 Compliance Required for Permit preliminary soils report indicates the Issuance. presence of critically expansive soils or other soils problems which, if not Hereafter, no building shall be constructed nor corrected, would lead to structural defects, y shall a building or grading permit be issued a soils investigation of each lot in the unless the building or grading is in compliance subdivision may be required by the City with the provisions of this title and with the Engineer. Such soils investigation shall be provisions of Section 16.08.020. done by a civil or geotechnical engineer registered in this State who shall 17.04.110 Grading and Erosion Control. recommend the corrective action which is likely to prevent structural damage to each Every map approved pursuant to the ordinance structure proposed to be constructed in the codified in this title shall be conditioned on area where the soils problem exists. compliance with the requirements for grading and erosion control including the prevention of D. When building sites are located closer to sedimentation or damage to off-site property set slopes than allowed by the setback forth in Chapter 16.40 of the Municipal Code requirements of Chapter 29 of the Uniform and the Uniform Building Code. Building Code, a geotechnical report that addresses material, load intensity, and erosion characteristics of the slope material and recommendations for construction shall be provided. The recommendations shall be based on a useful structure life of 75 years. .04-4 i CHAPTER 17.08 fl DEFINITIONS Sections: 17.08.010 Generally. 17.08.020 Access Control. 17.08.030 Advisory Agencies. 17.08.040 CEQA. 17.08.050 Certificate of Compliance. 17.08.060 City Engineer. 17.08.070 Dedication. 17.08.080 Density. 17.08.090 Design. 17.08.100 Design Standards. 17.08.110 Development. 17.08.120 Deviation or Exception. I 17.08.130 Easement. 17.08.140 Environmental Impact Report (EIR). 17.08.150 Erosion. 17.08.160 Final Map. 17.08.170 Flag Lot. 17.08.180 Flooding. 17.08.190 General Plan. 17.08.200 Grade. �I 17.08.210 Grading. >' 17.08.220 Improvements. 17.08.230 Lot or Parcel. n 17.08.240 Lot Area. 17.08.250 Lot Depth. 17.08.260 Lot Frontage. 17.08.270 Lot Line. 17.08.280 Lot Line Adjustment. 17.08.290 Major Subdivision. i! 17.08.300 Merger. 17.08.310 Minimum Lot Size. 17.08.320 One-Hundred-Year Floodplain and Elevation. 17.08.330 Open Space Easement. 17.08.340 Park. 17.08.350 Parkway. 17.08.360 Planning Director. 17.08.370 Property-Line Adjustment. 17.08.380 Public Waterways. 17.08.390 Remainder Parcel. 17.08.400 Slope. 17.08.410 Standard Engineering Specifications. 17.08.420 Street. 17.08.430 Subdivider. 17.08.440 Subdivision. 17.08.450 Subdivision Map Act. 17.08.460 Tentative Map. 17.08.470 Trip. 17.08.480 Zone. V .08-1 k G I'� 17.08.010 Generally. 17.08.060 City Engineer. For the purposes of this chapter, unless The Public Works Director of the City of otherwise apparent from the context, certain Redding. words and phrases used in this chapter are defined in this article as set forth below. All 17.08.070 Dedication. definitions provided in Chapter 21 of this code and all definitions provided in the Subdivision An act of transmitting property or interest Map Act shall also be applicable to this chapter, therein to the City. and said definitions are hereby incorporated by 17.08.080 Density. this reference as though fully set forth herein. Where two definitions conflict, the definitions in The permitted number of dwelling units per the Subdivision Map Act shall prevail over this gross acre of land to be developed. For chapter. Where two definitions contained in the purposes of determining density on a given site, Municipal Code conflict, the more restrictive those areas which are considered "Greenway" shall apply. under the General Plan shall not receive 17.08.020 Access Control. residential credit, except as provided by the policies of the General Plan Land Use Element. The dedication to the City of the right to access 17.08.090 Design. an individual lot or group of lots which abut certain City streets or State highways. Design includes the following: 17.08.030 Advisory Agencies. 1. Street alignments, grades, and widths. The Planning Commission shall constitute the 2. Drainage, water, sewer, and sanitary "advisory agency" for each subdivision for facilities and utilities including alignments which a final map is required. The Board of and grades. Administrative Review shall constitute the "advisory agency" for each subdivision for 3. Location and size of all required easements which a parcel map is required. The Planning and rights-of-way. Director shall constitute the "advisory agency" for each subdivision for which an administrative 4. Fire roads and firebreaks. parcel map is required. 5. Lot size and configurations. 17.08.040 CEQA. 6. Pedestrian, equestrian, vehicular, and The California Environmental Quality Act bicycle traffic access. (Public Resources Code Sections 21000 and following). 7. Grading. 17.08.050 Certificate of Compliance. 8. Land to be dedicated for park or recreational purposes. A written statement approved by the Planning Director, to be recorded in the office of the 9. Such other specific physical requirements in County Recorder, that the parcel referenced in the plan and configuration of the entire said certificate was created in conformance with subdivision as may be necessary to ensure the provisions of this chapter and the Map Act consistency with, or implementation of, the General Plan, any applicable specific plan or will be considered in conformance with this chapter and the Map Act upon the fulfillment of or community plan, zoning ordinance, or certain conditions. CEQA. .08-2 I 'i 17.08.100 Design Standards. in accordance with the provisions of the E' Subdivision Map Act and this chapter, and Standards that set forth specific improvement designed to be filed for recordation in the office requirements including, but not limited to, of the County Recorder. development layout and public and private improvement requirements. 17.08.170 Flag Lot. �! 17.08.110 Development. A lot in which the general configuration is in the it shape of an "U or "T" and which has frontage The use or uses to which the land that is the on a street by means of a narrow strip of land subject of a map shall be put, the buildings to be which is part of the lot. The minimum frontage constructed on it, and all alterations of the land shall be 20 feet on a dedicated public street. and construction incident thereto. When two flag lots are proposed side by side, the minimum street frontage shall be 15 feet 17.08.120 Deviation or Exception. each with a reciprocal driveway easement recorded across both lots to the benefit of both I An approval granted by the appropriate City parcels. ' decision-making body which has the legal effect of relieving an applicant from an improvement 17.08.180 Flooding. or design requirement of this chapter only. A general and temporary condition of partial or i 17.08.130 Easement. complete inundation of normally dry land areas from the overflow of streams, rivers, or other �I A grant of property rights by the property owner inland water. to and/or for use by the public or other person i' or entity. 17.08.190 General Plan. 17.08.140 Environmental Impact Report A comprehensive long-term plan for the physical (EIR). development of the City of Redding including land outside its boundaries which bears relation �I A detailed statement prepared pursuant to the to planning in the City. The General Plan is the provisions of the California Environmental foundation upon which land-use decisions are Quality Act (CEQA), Public Resources Code based and consists of State-mandated elements Sections 21000, et seq., and State and County together with various area plans and specific CEQA Guidelines promulgated pursuant thereto, plans �i describing and analyzing the significant environmental effects of a project and discussing 17.08.200 Grade. ways to mitigate or avoid the effects. i The slope of a street or other public way, 17.08.150 Erosion. specified in percentage (%) terms. The process by which the ground surface is 17.08.210 Grading. worn away by the action of wind or water and material therefrom is carried, or is likely to be Any act by which soil, rock, or mineral matter carried, across any property line and deposited is cut into, dug, quarried, uncovered, removed, somewhere else. displaced, or relocated and includes the removing of vegetative cover, excavation, land 17.08.160 Final Map. balancing, and filling. A map showing a subdivision for which a tentative and final map are required by the Subdivision Map Act and this chapter, prepared .08-3 ri 17.08.220 Improvements. recorded deed or contract of sale that was in full � force as of September 15, 1971. i A. Generally. Streets, sidewalks, storm- drainage facilities, water and sewer 17.08.240 Lot Area. facilities, utilities, fire-protection facilities, The total of land area within the lot lines of a or landscaping to be installed, or agreed to be installed, by the subdivider as a lot. condition precedent to the approval and acceptance of the final map, parcel map, or 17.08.250 Lot Depth. other approvals pursuant to this chapter on The average distance measured from the front the land to be used for public or private lot line to the rear lot line. streets, highways, and easements as are necessary for the general use or benefit of 17.08.260 Lot Frontage. the lot owners in the subdivision and local neighborhood. "Improvement" shall also That portion of a lot extending along a public mean other specific improvements or types street line. of improvements, the installation of which, either by the subdivider, by public 17.08.270 Lot Line. agencies, by private utilities, by any other entity approved by the City, or by a Any boundary of a lot. combination thereof, is necessary to ensure consistency with, or implementation of, the 17.08.280 Lot Line Adjustment. General Plan, any specific plan or See Property-Line Adjustment. community plan, zoning ordinance, or CEQA. Improvements shall be constructed 17.08.290 Major Subdivision. in accordance with standard engineering specifications, where applicable. A subdivision creating five (5) or more parcels, except for those subdivisions which are not B. Off Site. Those improvements required to required to have a tentative and final map be provided outside the property boundaries pursuant to Section 3.2 of this chapter and of the tentative map, excluding Government Code Section 66426. improvements of public rights-of-way which abut the boundary of the property to be 17.08.300 Merger. subdivided (see Section 17.08.220C). The joining of two (2) or more contiguous C. On Site. Those improvements required to parcels of land under one (1) ownership into be provided within the property boundaries one (1) parcel. of the tentative - map, including improvements of public rights-of-way which 17.08.310 Minimum Lot Size. abut the boundary of the property to be subdivided. The smallest permitted size of any newly created lot(s) or parcel(s) as permitted by the City of 17.08.230 Lot or Parcel. Redding Zoning Ordinance, General Plan, or any applicable specific plan or community plan. A unit of land separate from other units as shown on a final map or parcel map, or by such 17.08.320 One-Hundred-Year Floodplain. other approval by the City under the provisions of the Subdivision Map Act and of City A corridor along a waterway that has been ordinances in effect at the time of such approval established by FEMA or a hydrologic study for the purpose of sale, lease, or financing, or approved by the City which represents the limits existing lots of record described solely on a of flooding which has a one (1) percent or .08-4 greater chance of being equaled or exceeded in 17.08.390 Remainder. ;I any given year. Serves as the basis for the City's floodplain regulations. That portion of an existing parcel which is not designated on the required map as part of the 17.08.330 Open-Space Easement. subdivision for the purpose of sale, lease, or financing, whether immediate or future. The A parcel or area of land or water essentially remainder shall not be considered as part of the unimproved and set aside, dedicated, designated, subdivision but shall be shown on the required or reserved for the public or private use or map as part of the original parcel from which enjoyment or for the use and enjoyment of the subdivision occurred. The designated owners and occupants of land adjoining or remainder shall not be counted as a parcel for neighboring such open space. Open-space areas the purpose of determining whether a minor are to remain unimproved and do not contain subdivision or final map is required. " exotic plants, fences, or structures. 17.08.400 Slope. 17.08.340 Park. The degree of deviation of a surface from A tract of land designated and used or intended horizontal, expressed in percent or degrees to be used by the public for active and/or (vertical change divided by the distance). passive recreation. 17.08.410 Standard Engineering j. 17.08.350 Parkway. Specifications. I A broad, landscaped highway or street, often Those most recent standard subdivision divided by planted median strips. improvement plans and specifications as adopted II ` 17.08.360 Planning Director. by the City Council. The Planning Director of the City of Redding. 17.08.420 Street. A permanently reserved, public right-of-way 17.08.370 Property-Line Adjustment. which affords a principal means of vehicular A minor shift or rotation of an existing lot line access to abutting or adjacent property, not II between two or more existing adjacent parcels including alleys or driveways. The service or i where the land taken from one parcel is added to frontage road of a freeway shall be considered an adjacent parcel and where a greater or lesser as a street separate from such freeway or j number of parcels than originally existed is not highway. thereby created as provided for by Chapter 17.4 A. Alley. A public or private thoroughfare of this title. which affords a secondary means of access 17.08.380 Public Waterway. to abutting property and is not intended for general traffic circulation. Those waterways, rivers, and streams defined in Sections 100 through 106 of the Harbors and B. Private. A paved or unpaved area designed Navigation Code; any stream declared to be a and used for ingress and egress of vehicles public highway for fishing pursuant to Sections which allows access from a public street to 25660 through 25662 of the Government Code; property. Private streets are distinguished the rivers listed in Section 1505 of the Fish and from driveways in that access is provided to Game Code as spawning areas; and all individual lots or parcels as opposed to waterways, rivers, and streams downstream leasable units or condominiums from any State or Federal salmon or steelhead (driveways). fish hatcheries. j C .08-5 �' C. Stub. A portion of a street for which an 17.08.450 Subdivision Map Act. extension has been proposed and which is temporarily terminated until further The provisions of Division 2 (commencing with development necessitates its extension. Section 66410) of Title 7 of the California Government Code and such amendments and 17.08.430 Subdivider. additions thereto as may be made from time to i4= time by the California Legislature. +; A person; firm, corporation, partnership, or association that proposes to divide, divides, or 17.08.460 Tentative Map. causes to be divided real property into a subdivision for oneself or for others. Employees A map made for the purpose of showing the f and consultants of such persons or entities acting intended design and improvements of a proposed in such capacity are not "subdividers." subdivision and the existing conditions in and around the subdivision. The map need not be 17.08.440 Subdivision. based upon an accurate or detailed field survey of the property, but shall be of form and contain The division by any subdivider of any unit or the information required by this title and the units of improved or unimproved land, or any provisions of the Subdivision Map Act. portion thereof, shown on the latest equalized County assessment roll as a unit or as 17.08.470 Trip. contiguous units for the purpose of sale, lease, or financing, whether immediate or future, A single or one-way vehicle movement to or except for leases of agricultural land for from a property or study area. Trips can be r agricultural purposes. Property shall be added together to calculate the total number of considered as contiguous units, even if it is vehicles expected to enter and leave a specific separated by roads, streets, utility easement, or land use or site over a designated period of time. railroad rights-of-way. Subdivision does not include those activities excluded by 17.08.480 Zone. Section 66412 of the Subdivision Map Act. A mapped area to which a uniform set of regulations pertaining to uses of land, building heights, yards, etc., apply. .08-6 • CHAPTER 17.10 h. r MAPS REQUIRED Sections: C 17.10.010 General. 17.10.020 Division of Land - Five (5) or More Parcels. 17.10.030 Division of Land - Four (4) or Less Parcels. 17.10.040 Map Waivers !i 17.10.010 General approval of the governing body as to street alignments and widths. The necessity for preliminary, tentative, final, and parcel maps shall be governed by the 4. Each parcel created by the division has a provisions of the Subdivision Map Act, as may gross area of not less than forty (40) acres be amended, and this chapter. or is not less than a quarter (1/a) section. 17.10.020 Division of Land - Five (5) or 17.10.030 Division of Land - Four (4) or More Parcels. Less Parcels. i A tentative map and a final map shall be A tentative parcel map, or administrative parcel required for all divisions of land when map as defined in Chapter 17.12 and 17.13, and determined by the Planning Director that such a parcel map shall be required for all divisions land is proposed to be divided into five (5) or of land when such land is proposed to be divided `! more parcels, five (5) or more condominiums as into four (4) or less parcels, except where defined in Section 783 of the State Civil Code, specifically exempted by the Subdivision Map 1 a community apartment project containing Act (including Sections 66428(a) (1) and (2): five (5) or more parcels, or for the conversion of five (5) or more existing dwelling units to a 17.10.040 Map Waivers stock cooperative, except under the following circumstances for which a parcel map shall be A. Requirements. The requirement for a parcel map shall, upon proper application ` required: therefor, be waived for (1) those actions 1. The land before division contains less than described in Section 17.10.030 pertaining to five (5) acres, each parcel created by the Section 66428(A)(1) and (2) of the division abuts upon a maintained public Subdivision Map Act and (2) the merger of street or highway, and no dedications or contiguous parcels under common improvements are -required by the ownership providing the following legislative body. conditions are met: I� 2. Each parcel created by the division has a 1. The City determines that the dedication gross area of twenty (20) acres or more and of public-service easements for road or has an approved access to a maintained utility purposes is not necessary. public street or highway. 2. The merger does not constitute a 3. The land consists of a parcel or parcels of merger and resubdivision as specified in land having approved access to a public Section 66499.201/2 of the Subdivision street or highway which comprises part of Map Act. a tract of land zoned for industrial or commercial development and which has the 3. The property does not contain slopes in excess of twenty (20) percent. .10-1 k s 0 • 4. The property does not contain any C. Processing. An application for a map floodplain area established by the waiver shall be processed as an application Federal Emergency Management for an administrative parcel map Agency (FEMA) or other agency. (Chapter 17.13). Upon approval of a map waiver application, the Planning Director B. Application. Application for a map waiver shall issue an approval notice which shall shall be done on a form satisfactory to the incorporate any conditions imposed with Planning Director and shall be accompanied respect to the approval. by documents containing all of the information specified in Chapter 17.13 D. Recording. A map waiver shall not become provided that the Planning Director may, in operative unless and until all conditions of individual cases, permit the omission of approval have been satisfied and the map items of information deemed by him/her waiver form is recorded in the Office of the not to be necessary for a proper review of County Recorder prior to expiration of the the application. The application shall also approval. A request to record the map be accompanied by a legal description waiver shall be made to the City upon (including metes and bounds) and a sketch, completion of all conditions of approval. prepared by a person authorized to practice Recording with the County Recorder shall land surveying, describing the merged be undertaken by the City with all parcels. Bearings and distances shall be recording costs paid by the applicant. :{ provided on the sketch. When recorded, the map waiver form shall have the same force and effect as a recorded parcel map. i -1 .10-2 CHAPTER 17.11 RESERVED CHAPTER 17.12 TENTATIVE PARCEL MAP Sections: 17.12.010 Required. 17.12.020 Division of Land. 17.12.030 Filing and Fees. 17.12.040 Information Required. 17.12.050 Acceptance of Complete Application. 17.12.060 Requirements for Approval. 17.12.070 Advisory Agency Action. 17.12.080 Drainage Plan. 17.12.090 Expiration. 17.12.100 Amendments. 17.12.010 Required. form prescribed by the Planning Commission and accompanied by a processing fee in an When a parcel map is required by this title and amount established by the City Council by the Subdivision Map Act, a tentative parcel map resolution. shall first be filed with the Board of Administrative Review and shall meet all the 17.12.040 Information Required. requirements for tentative parcel maps set forth in this chapter. Where allowed by A. The tentative parcel map shall consist of Chapter 17.13, an administrative parcel map one (1) or more sheets of equal size. The may be filed in lieu of a tentative parcel map. scale of the tentative parcel map shall be 1 inch equals 100 feet or larger unless 17.12.020 Division of Land. another size is warranted due to the size of the property. The map sheets shall not Land may be divided by parcel map by first exceed 24 inches by 36 inches. The map obtaining Board of Administrative Review shall show the following information: approval of a tentative parcel map and subsequently recording an approved parcel map 1. Date, north arrow, and scale. in the office of the County Recorder. 2. The location and dimensions of the 17.12.030 Filing and Fees. proposed lots or parcels, adjoining parcels, and existing streets. One reproducible sepia, mylar, or original of the tentative parcel map for proposed subdivision of 3. Sufficient legal description of the land land shall be filed with the Planning Director to define the boundaries of the together with two copies of a preliminary title proposed division of land. report, current within the last forty-five (45) days, obtained by the owner of the land from a 4. A key map indicating the location of licensed title insurance company and furnished the proposed division of land in to the Planning Department of the City. Also relation to the surrounding area if accompanying the tentative parcel map shall be deemed necessary by the Planning an application for subdivision made to the Board Director. of Administrative Review by the property owner, or his authorized attorney in fact, on a 5. The name and address of the record owner and/or the subdivider. If the map was prepared under the direction .12-1 of a civil engineer or licensed land and proposed streets or alleys within surveyor, his name and registration or adjacent to the proposed number shall also be shown on the subdivision. tentative parcel map. 12. The width, purpose, and approximate 6. Where deemed appropriate by the location of all existing and proposed Planning Director, the existing easements or rights-of-way, whether topography of the land proposed to be public or private, within or adjacent to divided using contour intervals of not the proposed subdivision. more than five (5) feet and of not less than two (2) feet where the grade of 13. The source of water supply and the land is more than five (5) percent. method of sewage disposal. The locations of an wells, septic tanks, Contours of adjacent land shall also be Y P � I shown whenever the surface features leachfields, and underground storage of the land affect the design and/or tanks shall be delineated. improvement of the proposed subdivision. The tentative parcel map 14. The location and size of all existing shall contain a statement by the person sewer and water lines within 200 feet preparing the map stating the source of of the subdivision. Proposed tie-ins to contours shown on the map. existing utilities shall be shown. 7. The location and outline to scale of 15. Each street shown by its actual street each existing or proposed building or name or by a temporary name or letter f'I structure on the property proposed for for purpose of identification until the division. Buildings or structures on proper name of the street is adjacent property shall be shown when determined. required by the Planning Director. 16. A preliminary grading plan, showing F Each building shown shall be identified all proposed cut and fill slopes over by house number or other identifying two feet in height or depth where (' features including a notation of any I' determined appropriate by the Planning building or structure to be removed F Director. and the use of the structure. 8. The location and direction of flow of 17. Delineation of any proposed "remainder parcel. all watercourses and natural drainage channels within and adjacent to the 18. Any other information deemed ti property. necessary by the Planning Director to !, 9. Delineation of all flood-hazard areas make a determination of application j based on 100-year storm event as completeness. determined in accordance with FEMA 19. Evidence of the ability to obtain any and/or a hydrologic study approved by required permits from other the City of Redding. responsible agencies including, but not limited to, well and septic permits as 10. The approximate location of each area may be applicable and as determined covered by trees with a statement of appropriate by the Planning Director. the nature of the cover and the size of Such permits or necessary trees. authorization shall be provided prior to 11. The location, width, approximate map recordation. grade, and curb radii of all existing i! ti .12-2 i i i B. Information required in this section may be improvements authorized by Section 66419 of furnished separately from the tentative the Government Code. The Board of parcel map itself. Administrative Review may also forward any tentative parcel map to the Planning Commission 17.12.050 Acceptance of Complete for consideration. Application. 17.12.080 Drainage Plan. The Planning Director or his authorized representative shall examine the tentative parcel Whenever the City has adopted a drainage plan map and shall consider the application to be for a specific drainage basin, any subdivider filing a tentative parcel map for land, any part of incomplete unless it is in full conformance with i this title as to form, data, information, and other which is located within the boundaries of the matters required to be shown thereon or drainage basin, shall pay to the City at the time furnished therewith as outlined in of filing of the parcel map the drainage-structure Section 17.12.040. construction charge or fee as may be hereafter established by the City Council by resolution in The various time limits set forth in this chapter accordance with the provisions of Section 66483 for taking action on tentative parcel maps shall of the Government Code. not be deemed to commence until the subdivision application is found to be complete 17.12.090 Expiration. and a determination is completed as to whether the subdivision is exempt under the California A. Expiration. The approval or conditional Environmental Quality Act (CEQA) or an initial approval of a tentative parcel map shall study is completed and a negative declaration or expire twenty-four (24) months from the environmental impact report is made in date of approval. accordance with the provisions of CEQA. The 'i subdivider` shall provide such additional data and B. Extension. The person filing the tentative information and deposit and pay such fees as parcel map may request an extension of the may be required for the preparation and tentative parcel map approval by written processing of environmental review documents. application to the Secretary of the Planning Commission together with a fee as 17.12.060 Requirements for Approval. established by resolution of the City Council. The application must be filed Requirements for approval of a tentative parcel before expiration of the original approval. map by the Board of Administrative Review or An extension or extensions of a tentative the Planning Commission shall be those set forth parcel map approval shall not exceed a total in Section 66474 of the Government Code. of two (2) years. 17.12.070 Advisory Agency Action. 17.12.100 Amendments. The Board of Administrative Review, or the Requests for amendment to an approved Planning Commission, as appropriate, acting as tentative parcel map shall be filed with the the advisory agency, may require as a condition Planning Department in a form prescribed by the of approval of the tentative parcel map the Planning Director and shall be accompanied by dedication of necessary right-of-way for streets a fee as established by resolution of the City and utilities; the installation of utilities and Council. utility connections to each lot; and reasonable conditions necessary to protect future residents Minor amendments to the approved tentative from odor, noise, dust, or glare. The advisory map or conditions of approval may be granted board may also impose as a condition of by the Planning Director provided: approval the construction of any or all 1. No lots, units, or building sites are added. .12-3 �I • a • 2. Changes are consistent with the intent of Amendments to the tentative map conditions of the original tentative map approval. approval which, in the opinion of the Planning Director, are not minor shall be presented to the 3. There are no resulting violations of the Board of Administrative Review for its approval. Subdivision Map Act or this title. Processing shall comply with the provisions for processing a tentative parcel map as contained in The amendment shall be indicated on the this title. Any approved amendment shall not approved or conditionally approved tentative alter the expiration date of the tentative map. map and certified by the Planning Director. j i r 'I �i I j' I I, fj f l; f! i .12-4 l 0 CHAPTER 17.13 i ADMINISTRATIVE PARCEL MAPS Sections: 17.13.010 Purpose. 't 17.13.020 Definition. 17.13.030 Major Parcel Maps. 17.13.040 Authority. 17.13.050 Application. 17.13.060 Determination by Director. 17.13.070 Findings. 17.13.080 Conditions. 17.13.090 Security. 17.13.100 Drainage Plan. 17.13.110 Approval of Director. 17.13.120 Appeal Procedure. 17.13.130 Hearing before Board of Administrative Review. 17.13.140 Expiration. 17.13.150 Amendment and Extension. 17.13.010 Purpose. 17.13.030 Major Parcel Maps. In order to expedite processing for certain Parcel maps that do not meet the definition in routine parcel maps, it is the intent of this Section 17.13.020 are considered major parcel chapter to distinguish between major parcel maps and shall be subject to the provisions maps and administrative parcel maps, identify established in Chapter 17.12. and define administrative parcel maps, and establish a procedure whereby administrative 17.13.040 Authority. parcel maps may be processed and approved by the Planning Director instead of the Board of The Planning Director or his designated Administrative Review. representative is authorized to approve, conditionally approve, or deny administrative 17.13.020 Definition. parcel maps in accordance with procedures and findings of this chapter. Administrative parcel maps are those tentative parcel maps required by this Title 17 that create 17.13.050 Application. not more than two (2) parcels with a combined ' area of not more than one (1) acre; where An application for an administrative parcel map neither a variance nor an exception is required; shall be filed with the Planning Department in a where all necessary utilities and access to the form prescribed by the Planning Director and proposed parcels in accordance with City shall be accompanied by one reproducible sepia improvement standards are available; where the mylar or original of the tentative administrative existing parcel does not have an average slope parcel map together with a copy of a preliminary greater than twenty (20) percent; and where the title report, current within the last forty-five(45) maps are categorically exempt under the days, obtained by the owner of the land from a provisions of CEQA and, therefore, are not licensed title insurance company. The tentative subject to further environmental review. administrative parcel map shall include all the information listed in Section 17.12.040. The application shall be accompanied by a fee as established by City Council by resolution. .13-1 • • • 17.13.060 Determination by Director. 17.13.090 Security. F Within five (5) working days of receipt of a For administrative parcel maps, the provisions complete application, the Planning Director shall for improvement security specified in make a determination to either approve, Section 17.12.070 are applicable. conditionally approve, or deny the administrative parcel map or refer it to the Board of 17.13.100 Drainage Plan. Administrative Review for consideration. If the For administrative parcel maps, the provisions application is referred to the Board of Administrative Review, notification of the Board for drainage improvements specified in of Administrative Review hearing shall be as set Section 17.12.080 are applicable. forth in Section 18.70.040. 17.13.110 Approval of Director. 17.13.070 Findings. If the determination is made by the Planning When approving any administrative parcel map, Director to approve or conditionally approve the the Planning Director or the Board of administrative parcel map, said approval shall be Administrative Review shall determine that none prepared in written form, specifying the nature of the conditions set forth in Section 66474 of of the proposed parcel map and reciting such the Government Code of the State of California conditions and limitations that may be imposed f exist with regard to the proposed parcel map; in consideration for such approval. The that the parcels are consistent with the City's determination of approval shall be sent by first- General Plan and Zoning and Subdivision class mail to the applicant and to all owners of Ordinances; that all parcels have legal frontage property within 300 feet. The Planning on a public street; and that the parcels can Director's decision shall become final unless a connect to public sewer and water. written protest is received by the Planning Director within ten (10) calendar days of the 17.13.080 Conditions. date of mailing pursuant to Section 17.13.120. Whenever an administrative parcel map is 17.13.120 Appeal Procedure. approved, the Planning Director or the Board of Administrative Review shall impose such A. The applicant or any person may appeal the conditions as are deemed necessary to protect determination of the Planning Director to the best interests of the surrounding area or the Board of Administrative Review within neighborhood. Conditions may include ten (10) calendar days after such dedication of necessary right-of--way for streets determination has been mailed and posted and utilities; the installation of utilities and on the City Hall bulletin board. Such i utility connections to each lot; reasonable appeal may be made by filing a written conditions necessary to protect future residents notice of appeal in letter form to the ! from odor, noise, dust, or glare; construction of Planning Director together with payment of any or all improvements authorized by an appeal fee established by City Council i Section 66419 of the Government Code; resolution. conditions related to traffic safety and grading; B. In the event an appeal is filed, the matter conditions related to benefit districts and park shall be set for hearing before the Board of fees; conditions related to environmental impact Administrative Review at its next regular reports or the General Plan applicable to the property; or conditions to remove zoning meeting occurring not later than ten (10) violations or prevent zoning violations. calendar days after the appeal is filed; and notice of the nature, the time, and the place of said hearing shall be given by the Planning Director to the applicant, the appellant, and the owners of property K I .13-2 l within 300 feet by first-class mail at least 17.13.140 Expiration. five (5) calendar days prior to the hearing. The approval or conditional approval of a 17.13.130 Hearing Before Board of tentative administrative parcel map shall expire Administrative Review. in accordance with procedures established in Section 17.12.090. The Board of Administrative Review shall hear r the appeal at the time and place set forth in said 17.13.150 Amendment and Extension. notice and may continue said hearing from time to time for the purpose of considering further Requests for amendment or extension to an evidence. Not more than seven (7) calendar approved administrative parcel map shall be filed days following the close of the hearing, the with the Planning Department in a form Board of Administrative Review shall render its prescribed by the Planning Director and shall be decision. The findings and decision of .the accompanied by a fee as established by Board of Administrative Review may be resolution of the City Council. Processing of appealed as set forth in Section 17.48.010. The the request shall comply with the provisions for Board may also refer an appeal to the Planning processing an administrative parcel map Commission for consideration. contained in this chapter. .13-3 f CHAPTER 17.14 PROPERTY LINE ADJUSTMENTS Sections: 17.14.010 General. 17.14.020 Filing. 17.14.030 Approval. 17.14.040 Appeals. 17.14.050 Recordation. 17.14.060 Requirement for Record of Survey. 17.14.070 Expiration and Extension. 17.14.010 General. of the recorded deed(s) which created the property(ies) proposed for adjustment and all The procedure set forth in this chapter shall deeds since creation demonstrating that a govern the processing of and requirements for separate legal status has been maintained. ` approval and recordation of a property-line adjustment. A property-line adjustment is that 17.14.030 Approval. action defined by Section 17.08. Within five (5) working days of submittal of a 17.14.020 Filing. complete application, the Planning Director shall ` approve or disapprove the property-line An application for a property-line adjustment adjustment request by executing a certificate of shall be filed with the Planning Director. The approval or denial. Approval of a property-line application shall be on a form prescribed by the adjustment shall be based upon a determination Planning Director and accompanied by a fee that the following criteria are in evidence: established by resolution of the City Council. An 81/2-inch by 11-inch map exhibit shall 1. The adjustment will not result in the accompany the application. The map exhibit creation of an additional parcel or shall be drawn to scale and shall illustrate or elimination of an existing parcel. l provide the following information: street address, Assessor's parcel numbers, existing 2. The resulting parcels and/or any structure(s) property lines and dimensions, proposed or parking space(s) located thereon will ' property lines and dimensions, existing lot areas, comply with the requirements of the zoning proposed lot areas, location of all structures and district in which the parcel is located and distances to existing and proposed property with applicable building regulations, except lines, location of all utility service lines, location that where an existing parcel(s) or of septic disposal system and wells, 100-year structure(s) is nonconforming with respect floodplain of any adjacent watercourse, off-street to zoning regulations, a property-line parking areas and driveways, title block, north adjustment may be approved if the degree arrow, and date. of nonconformance is not increased. 3. The adjustment will not impair an existing The applicant(s) shall also submit a preliminary J P Y g title report which has been prepared not more public street or private easement access or than forty-five (45) days prior to the application create the need for new access to the i. date and evidence of the legal creation of the affected parcels or adjacent parcels. r property(ies) proposed for adjustment. For example: (1) reference to the book and page of 4. The adjustment will not require substantial the recorded parcel or final map, or (2) a copy alteration of any existing public easements .14-1 n • • reenway area affecting the parcel or improvements or create a need for new �e g floodplain, steep slopes). public easements or improvements. 17 5, The adjustment will not result in tl .14.040 Appeals. y within ten (10) days after the service line being located on any property Any person may, other than the lot being served, unless the approval or denial of a property-line adjustment service line is contained in a recorded by the Planning Director, appeal such action in utility easement. writing to the Board of Administrative Review parcel has or can be (Board). The Board shall consider the appeal 6. Each resulting p on notice to the appellant, the applicant, and provided with adequate sewage-disposal any interested party requesting notice,within ten facilities as follows: (10) days or at its next succeeding ant both nt and a. Each parcel is connected to the City meeting consent t unless cont nuance. At the Board meeting sanitary sewer system, or at which the appeal is considered, the Boa rd shall hear the testimony of the appellant, the b. City sanitary sewer service is within interested party requesting to 100 feet of each parcel, or applicant, and any be heard. The Board may sustain, modify, or C. In the case of parcels without City overrule any action of the Planning Director sanitary sewer availability, the with respect to the property-line adjustment. Environmental Health Division of the The action of the Board shall be final unless the Shasta County Department of Resource Board's decision is appealed to the Planning Management has certified, in writing, Commission in accordance with the provisions that said parcels have been approved of Chapter 17.48. for on-site, sewage-disposal systems. 17.14.050 Recordation. 7. Each resulting parcel has or can be roved property-line provided with an adequate potable water To effectuate an app supply as follows: st submit the adjustment, the applicant mu following documentation to the Department Of a. Each parcel is connected to the City or public Works within ninety (90) days of the date other special district water system, or of the Certificate of Approval: 181/2-inch by 11-inch map exhibit b. City or other special district water An a licensed surveyor or service is within 100 feet of each prepared by parcel, or professional engineer, containing all of the information required for an application c. In the case of parcels without City or submittal and any modifications required by other special district water availability, approval. the property owner can demonstrate to convey property to that an adequate water supply can be 2 Deeds necessary provided by the installation of a well implement the property-line adjustment. meeting applicable City ordinances and The deeds shall include asegal theyd s 111 etion County health regulations. of all affected parcels after the property-line adjustment is the g. Each resulting parcel fronts on a dedicated recorded. Said deeds shall contain words "PROPERTY LINE ADJUSTNIENT'1 in public street. ains an adequate bold letters at the top of each page and 9. Each resulting parcel maintexhibit and also contain the following building site after dedication of any statement: "Recordation of this deed is for .14-2 n I! a II the purpose of adjusting property lines only The Planning Director and the City Engineer (� and does not create or convey a separate shall review all final materials for completeness parcel, " as defined in Government Code and conformance with the preliminary approval. Section 66412(d). Upon a determination of consistency with the preliminary approval, the City Engineer shall 3. Applicable recording fee as established by cause to be filed with the County Recorder all the County Recorder. documents submitted to effectuate the property- line adjustment. 4. Map-check fee as established by resolution of the City Council. 17.14.060 Requirement for Record of 5. An application provided by the Public Survey. Works Director and any applicable fee for A record of survey may be required as provided y apportionment of any assessment district under Section 66412(d) of the Subdivision Map encumbering the property subject to the Act. property-line adjustment. 17.14.070 Expiration and Extension. 6. A request on a form provided by the Public Works Department requesting that the A. Failure to submit the necessary documents County Assessor consolidate parcel for recordation within 120 days of the date numbers as necessary so as to prevent an of the Certificate of Approval shall cause increase in the number of Assessor's expiration of the property-line adjustment parcels as a result of the property transfer. approval. I'lll As an alternative, the applicant may submit a B. The applicant may request an extension of parcel map to the City for recordation of the the Certificate of Approval by written ' property-line adjustment along with applicable application and payment of appropriate fee map-check and recording fees. Such a parcel to the Planning Department prior to map for a lot-line adjustment shall be exempt expiration of the original approval. Only from the public notice and hearing requirements one extension, not to exceed a period of of Chapter 17.12 of this title. sixty (60) days, may be allowed. f� I I! G ij f k f! .14-3 i' F' ji C CHAPTER 17.16 PARCEL MAP Sections: 17.16.010 Filing Time Limit. 17.16.020 Form and Contents. 17.16.030 Review by City Engineer. 17.16.040 Approval by City Engineer. 17.16.050 Certification. 17.16.060 Recording of Maps. 17.16.070 Modifications to Recorded Maps. 17.16.010 Filing Time Limit. 17.16.040 Approval by City Engineer. The parcel map must be filed prior to the The subdivider's engineer shall submit the expiration date of the approval of the tentative original tracing of the map, corrected to its final parcel map. The expiration of the approval of form and signed by all parties required to the tentative parcel map including all extensions execute the certificates on the map, to the City thereof, if any, shall terminate all proceedings; Engineer. and any proceeding to subdivide the same parcel thereafter shall require the filing of a new 17.16.050 Certification. tentative parcel map. Prior to recordation, the City Engineer shall 17.16.020 Form and Contents. certify on the parcel map that said map complies with and conforms to all the requirements of this Upon payment of a fee as established by title, the Subdivision Map Act, the conditions of resolution of the City Council, the parcel map approval, and the applicable provisions of the shall comply with the provisions of the Government Code. Subdivision Map Act and of Title 7, Division 2, Chapter 2, Article 3, of the Government Code 17.16.060 Recording of Maps. of the State of California. In addition, it shall conform to the tentative parcel map and to all Upon certification by the City Engineer .and conditions imposed in connection with the payment of the County Recorder's fees by the approval thereof. The parcel map shall indicate subdivider, the parcel map shall be transmitted on the title sheet and depict on the map all to the City Clerk who shall cause the map to be dedications and all conditions imposed in regard recorded in the office of the County Recorder. to its approval. The parcel map shall be accompanied by a report, current within the last forty-five (45) 17.16.030 Review by City Engineer. days, prepared by a duly authorized title company naming the persons whose consent is Upon payment of a fee as established by necessary for the preparation and recordation of resolution of the City Council, the City Engineer the map and for the dedication of streets, alley, shall review the parcel map, and the subdivider's and other public places shown on the map and engineer shall make corrections and/or additions certifying that as of the date of the preparation until the map is acceptable to the City Engineer. of the report, the persons named therein are all the persons necessary to give clear title to the subdivision. At the time of recording the map, there shall be filed with the County Recorder a guarantee executed by a duly authorized title .16-1 company showing that persons (naming them) modifications do not impose any additional consenting to the preparation and recordation of burden on the present fee owner of the property. the map and offering for dedication the streets, Further, such modifications cannot alter any alleys, and other public places shown thereon right, title, or interest in the real property are all the persons necessary to pass clear title to reflected on the recorded map. Requests for the subdivision and the dedications shown amendment shall be filed with the Planning thereon. Department in a form prescribed by the Planning Director and shall be accompanied by a fee as 17.16.070 Modifications to Recorded Maps. established by resolution of the City Council. The Planning Commission shall hold a public A parcel map filed in the office of the County hearing on the requested modifications, and Recorder may be modified by an amending map notice thereof shall be given pursuant to the or Certificate of Correction if the City finds that public hearing notice requirement as outlined in there are changes in circumstances which make Subsection B of ,Section 18.78.030 of the any or all of the conditions of such map no Municipal Code. longer appropriate or necessary and that the i i; i h q - k t r u r r i .16-2 CHAPTER 17.20 TENTATIVE SUBDIVISION MAP Sections: 17.20.01.0 Preliminary Conference. 17.20.020 Submittal. 17.20.030 Processing of Tentative Maps. 17.20.040 Fees. 17.20.050 Distribution. 17.20.060 Environmental Review. 17.20.070 Review Period. 17.20.080 Report of Planning Director. 17.20.090 Public Hearing and Notice. 17.20.100 Planning Commission Action. 17.20.110 Drainage Plan. 17.20.120 Determination of Density or Use. 17.20.130 Remainders. 17.20.140 Amendments to Approved Tentative Subdivision Maps. 17.20.010 Preliminary Conference. sheets. Where multiple sheets are required, one (1) reproducible map of a scale Prior to the submittal of a tentative map, the necessary to show the project on a single subdivider is encouraged to consult with the 24-inch by 36-inch sheet shall also be staffs of the Planning Department and Public provided. Where the size and Works Department for technical advice and characteristics of a project site dictate, the procedural instructions. Preliminary sketches of Planning Director may require an additional the subdivision may be submitted and discussed. composite map to be provided at a size The preliminary sketch should be to a scale and other than delineated above. The map detail sufficient to indicate the essential submittal shall consist of the following: characteristics of the subdivision including the number, size and design of lots, the location and 1. One (1) reproducible mylar together width of streets, the location of any important with 25 copies of the tentative map. reservations or easements, the relation of the The copies shall be folded to a size subdivision to all surrounding lands, and any of 81/2 inches by 11 inches. other details necessary to enable a preliminary review. The Planning Director may schedule a 2. A preliminary title report, current conference with the subdivider and appropriate within forty-five (45) days of the date City Departments to discuss the preliminary map of application. and make recommendations concerning the submittal of a tentative map. 3. A key or location map on which shall be shown the general area including 17.20.020 Submittal. adjacent property, subdivisions, and roads. A. Information Required. The tentative map shall consist of one (1) or more sheets of 4. The subdivision tract name or number, equal size. The scale of the tentative map date, north arrow, scale, and sufficient shall be 1 inch equals 100 feet or larger. description to define the location and To accommodate this requirement, the boundaries of the proposed tentative map may consist of multiple subdivision. .20-1 i'. 1' t 5. The name and address of the recorded Where deemed necessary by the City, owner or owners. preliminary engineering design may be required to verify that the proposed 6. The name and address of the system will be functional. subdivider. 13. The widths, locations, and purposes of 7. The name, business address, and all existing and proposed easements phone number of the person who including those necessary for off-site prepared the map. access and utility extension. 8. The gross acreage of the proposed 14. The location of all easements to be subdivision to the nearest tenth (1/10) abandoned. of an acre. If a portion of the subdivision exceeds twenty 15. The lot layout, the dimensions of each (20) percent slope, the acreage of such lot, the lot numbers, and the square steep-slope areas shall also be footage (or percentage of an acre) of provided. each lot. In those instances where a portion of a lot is proposed to be 9. Elevation contours and notations shall encumbered by a slope exceeding be provided as follows: twenty(20) percent,both the gross and a. Two (2) feet when the slope of net acreages shall be provided. ground is less than five (5)percent 16. The City-limit lines occurring within or the general vicinity of the subdivision. b. Four (4) feet when the sloe is P 17. Any additional maps (reproducible) as above five (5)5 percent. P necessary to depict size and location of c. In the case of two- (2)foot-contour any off-site utilities, streets, or storm- ; intervals, at least every fifth (5th) drain facilities. contour shall be clearly labeled and 18. The boundaries of any units or blocks indicated so as to be distinctive; within the subdivision if the where four- (4) foot-contour subdivision is to be recorded or sold in intervals are allowed by this stages. section, every fifth (5th) contour I. shall be clearly labeled and 19. The names of the owners of the land distinctive. immediately adjacent to the subdivision. 10. The locations, names, widths, and u grades of all roads, streets, highways, 20. The outline of any existing buildings to and ways in the proposed subdivision remain in place and their locations in which are to be offered for dedication. relation to the existing or proposed streets and lot lines. The location of 11. The locations, names, and existing any existing wells and/or septic widths of all adjoining and contiguous systems. All public utility lines and highways, streets, and ways. easements. 12. The location, character, and size of all + 21. The location of all areas subject to existing and proposed public utilities inundation from a 100-year-storm including water, sewer, and storm- event shall be depicted on the tentative I' drain facilities. Any proposed off-site map. Base flood elevations as utility connections shall be shown. determined by FEMA and/or a .20-2 i; t hydrologic study approved by the City the time at which such improvements shall be provided at 100-foot intervals are proposed to be completed. along affected watercourses. 2. The proposed plan for drainage. 22. The location and direction of flow of all watercourses and natural drainage 3. The provisions for sewerage and swales. sewage disposal. 23. Typical sections of the proposed street 4. The provisions for the proposed water improvements where proposed streets supply. do not conform to City of Redding 5. The public areas proposed. standards. 24. The location of trees which exceed six 6. The type and location of street lighting (6) inches dbh(diameter breast height) proposed if the tentative map is on the site. This information may be submitted in conjunction with a provided by site survey, aerial planned development application. photographs to the same scale as the 7. The proposed building-setback lines tentative map, or other method and the width of side yards if greater determined appropriate by the Planning setbacks than established by the Director given the constraints of a site. Municipal Code are depicted. 25. A preliminary grading plan showing g. The justification and reasons for any all cut and fill slopes over two (2) feet exceptions to the provisions of this in height or depth and the approximate chapter or for any amendments to the finished grade of each lot, if lot zoning laws which may be requested in grading is proposed. The estimation conjunction with the subdivision of cut and fill amounts for the proposed. subdivision as a whole shall also be provided. 9. The existing use or uses of the 26. Phasing of development, if proposed. property. 27. A reference point shall be delineated 10. The proposed use or uses of the on the tentative map corresponding to property. a reference point which is readily 11. A statement from the owner of record, discernible at the project site. In if different than the subdivider, subdivisions over ten (10) acres in consenting to the division of land by size, approximate property corners subdivision. shall be flagged or staked in the field. The City may require that proposed 12. A statement giving the name and street centerlines be flagged or staked address of the individual designated to where necessary to determine proposed receive all official communications alignments. regarding the subdivision. B. Statements Required. A statement shall be 13. Proof that other permits or approvals presented by the subdivider, in written needed to allow the tentative map to be form, accompanying the map and shall approved have been obtained. contain the following information: 1. The improvements and public utilities proposed to be made or installed and 20-3 r, 17.20.030 Processing of Tentative Maps on the time and effort expended on revising the submittal. A. Determination of Completeness or Incompleteness. When the required number 17.20.040 Fees. of copies of a tentative map and I accompanying reports including those At the time of making application, the necessary to make determinations required subdivider shall pay a processing fee for the tentative ma and its environmental review as under CEQA, have been received by the P !� Planning Department, the application shall may be required by CEQA as established by be examined by staff of the Planning resolution of the Council. h Department and other appropriate City 17.20.050 Distribution. departments to determine whether it `I contains all required information. This The Planning Director shall transmit copies of review shall include a determination as to the tentative map together with accompanying whether applications have been received for data to such public agencies, utility companies, any other required City actions such as and City departments as may be concerned. variance requests, rezonings, or General Each of the public agencies, utilities, and City Plan amendments. No later than thirty (30) departments shall, within fifteen (15) working days following the submittal of the days from the receipt of a copy of a tentative application, the applicant shall be notified map, forward to the Planning Director a written in writing whether it is complete or incomplete. If the application is determined report of its findings and recommendations to be incomplete, the applicant shall be thereon. School districts shall provide the Planning Director a written report within twenty notified in writing of the reasons therefor (20) working days of receipt of a copy of the and advised of the information still needed to make the application complete. tentative map. If a draft environmental impact report is required, each public agency shall B. Conflicts With the General Plan. If a submit its recommendations within the time p tentative map is determined to be limitations established by the California inconsistent with the General Plan, it shall Environmental Quality Act. If a reply is not be considered to be incomplete, and no received within the time allowed by this section, !I action shall occur on the map until the map it will be assumed that the map conforms to the is revised or an amendment to the General requirements of the public agency or utility Plan is obtained. company concerned or that the agency or utility IlI' does not have any comments. II C. Termination of Incomplete Applications. N Upon written notification to the applicant, 17.20.060 Environmental Review. ` processing of an incomplete application Information shall be submitted as required by the I, may be terminated if no reasonable effort Department to allow a determination on y has been made by the applicant to complete environmental review to be made in compliance the application for a period of six (6) months from the date of notification of With CEQA. The various time limits contained incompleteness. An extension to this six- in this title for taking action on tentative maps (6) month period may be granted by the shall not commence until the subdivision application is deemed complete for processing Planning Director on written request by the applicant, showing good cause. Up to fifty pursuant to Public Resources Code 21151.5, (50) percent of the application fee may be Subdivision Map Act Sections 66452.1 and refunded upon request by the applicant. 66452.2, and Chapter 8.64 of the Municipal Code. The amount to be reimbursed shall be determined by the Planning Director based i r .20-4 ' f 17.20.070 Review Period. impact report in accordance with Chapter 18.64 of the Municipal Code. The Planning Commission shall take action to approve pursuant to Section 17.20.030, B. Findings and Determinations. If the conditionally approve, or disapprove the Planning Commission finds that the tentative map within fifty (50) days after proposed map complies with the certification of an environmental impact report, requirements of this title, the Subdivision ¢ adoption-of�of a negative declaration, or a Map Act, the zoning laws of the City, and determination that the project is exempt from all applicable State laws, it may approve or ! CEQA. This time limit may be extended by conditionally approve the map. The mutual consent of the City and the subdivider. Planning Commission shall deny the approval of a tentative map if it makes any ,r 17.20.080 Report of Planning Director. of the following findings: The Planning Director shall prepare a written 1. That the density or use of the proposed report on the conformity of the tentative map to map is not consistent with the Redding the provisions of the General Plan, the zoning General Plan or applicable area and laws, and all other applicable requirements of specific plans as specified in Section this title and other regulations of the City. Any 65451 of the Government Code. reports or recommendations on the tentative map and conditions of approval shall be provided to 2. That the design or improvement of the the subdivider at least three (3)days prior to any proposed subdivision is not consistent 'f hearing or action on the map by the Planning with the applicable General, area, or Commission or the City Council. The required specific plans. l submission in writing shall be deemed complied .' with when the reports or recommendations are 3. That the site is not physically suitable placed in the mail, directed to the subdivider at for the proposed density and type of the address designated in the subdivider's development due to steepness of statement, with postage prepaid. The scheduling terrain, location of water courses, size of a hearing before the Board of Administrative or shape of the property, inadequate Review on the recommended map and any frontage, access or building area, or recommended conditions of approval shall other physical condition. satisfy the requirement if notice is given to the owner and adjoining property owners. 4. That the design of the subdivision or the proposed improvements are likely 17.20.090 Public Hearing and Notice. to cause substantial environmental damage or substantially and avoidably The Planning Commission_shall hold a public injure fish or wildlife or their habitat hearing on the tentative map, and notice thereof provided that the Commission may shall be given pursuant to the public-hearing- approve the tentative map if an notice requirement as outlined in Subsection B environmental impact report was of Section 18.78.030. prepared with respect to the subdivision and findings and a 17.20.100 Planning Commission Action. Statement of Overriding Considerations were adopted. A. Environmental Review. Prior to taking action to approve or conditionally approve 5. That the design of the subdivision or a tentative map, the Planning Commission the type of improvements is likely to shall, as appropriate, approve the project's cause serious public-health problems. negative declaration or environmental 6. That the design of the subdivision or the type of improvements will conflict .20-5 l r. with easements acquired by the public proposed subdivision any areas determined I! at large for access through or use of to meet the "Greenway" criteria of the property within the proposed General Plan including steep-slope and subdivision. In this connection, the floodplain areas. The remaining area shall E Planning Commission may approve a then be multiplied by the density factors map if it finds that alternate easements shown on the General Plan. If an entire for access or for use will be provided parcel is classified as "Greenway," and that these will be substantially development may be allowed consistent equivalent to ones previously acquired with the policies of the General Plan by the public. pertaining to "Greenway" areas and a determination that property and people will 7. The proposed subdivision fronts along not be at risk. a public waterway, river, or stream and does not provide for a dedication B. If there is a discrepancy between the of a public easement to and along a number of dwelling units allowed by the portion of the bank of the waterway, zoning of a property and the number river, or stream bordering or lying allowed by the General Plan, the more within the subdivision, which easement restrictive shall prevail. is defined so as to provide reasonable f public use of the waterway, river, or C. Condominiums,Planned Developments,and stream consistent with public safety. Cluster Subdivisions are considered as j single-family developments under this C. Reports to Subdividers. The Planning chapter for the purpose of creating owner- Commission shall report its action directly occupied housing. to the subdivider or his designated representative. D. The density, timing, or sequence of i development may be restricted by D. Reports to the Council. Following action considerations of safety, traffic access or by the Planning Commission, a copy of the circulation, the scope of the natural terrain, tentative map together with a statement of the physical suitability of the site, the the Planning Commission's action thereon nature and extent of existing development, shall be transmitted to the Council for its or the availability of public utilities. information. E. The Planning Commission may approve 17.20.110 Drainage Plan. fewer units than allowed by the General Plan when, in its opinion, the reduction is Whenever the City has adopted a drainage plan necessary to protect the public health and for a specific drainage basin, in which all or part safety and/or to achieve the purposes of the proposed subdivision is located, the established in this title. subdivider shall pay to the City at the time of filing of the final map such drainage-structure 17.20.130 Remainders. construction charge or fee as may be established i by the City Council by resolution in accordance Where remainders are made part of a final or with the provisions of Section 66483 of the parcel map, the City may require that the Government Code of the State of California. developer obtain a Conditional Certificate of I Compliance prior to development of the fl 17.20.120 Determination of Density or Use. remainder parcel. Further, the City may require right-of-way or other dedications to the public A. The maximum residential density permitted and may require the construction of public in a subdivision shall be computed by improvements to ensure access to the remainder deducting from the gross area of the parcel. At the time a permit or other grant of .20-6 r approval for development is issued, the conditionally approve an amendment request subdivider may enter into an agreement with the shall be made by the Planning Commission at a City to construct improvements within the public hearing. The public hearing and notice l remainder parcel other than at the time of requirements of Section 17.20.080 and the issuance of a permit or other grant of approval appeal procedures of Chapter 17.48 shall apply for the development of a remainder parcel as to all amendment proceedings. determined appropriate by the City. The improvements shall be constructed at the 17.20.150 Minor Amendments. '+ subdivider's expense. In the absence of an agreement, the City may require fulfillment of Minor amendments to the approved tentative the construction requirements within a map or conditions of approval may be granted '�. reasonable time following approval of the map by the Planning Director upon application by the � subdivider or on the Planning Department's own upon a finding that fulfillment of the construction requirements is necessary for initiative provided: reasons of: 1. No lots, units, or building sites are added. 1. The public health and safety. 2. Changes are consistent with the intent of 2. The required construction is a necessary the original tentative map approval. prerequisite to the orderly development of 3. There are no resulting violations of the the surrounding area or to allow the future Subdivision Map Act or this title. development of the remainder. 17.20.140 Amendments to Approved The amendment shall be indicated on the approved or conditionally approved tentative f Tentative Subdivision Maps map and certified by the Planning Director. Requests for amendment of an approved Amendments to the tentative map conditions of tentative map for (1) substantive changes in approval which, in the opinion of the Planning layout, (2) an increase in the number of lots, or Director, are not minor shall be presented to the (3) changes to the conditions of approval shall Planning Commission for its approval. be made in a form acceptable to the Planning Processing shall comply with the provisions for Director and shall be accompanied by a fee as processing a tentative map as contained in this established by resolution of the City Council. title. Any approved amendment shall not alter The determination to approve, deny, or the expiration date of the tentative map. .20-7 i ® • • `' CHAPTER 17.24 , FINAL SUBDIVISION MAP Sections: 17.24.010 General. 17.24.020 Filing/Extension. 17.24.030 Processing Fee. 17.24.040 Submittal by Units/Multiple Final Maps. !, 17.24.050 Data With Map. 17.24.060 Contents. 17.24.070 Submittal for City Approval. 17.24.080 Action by City Engineer. i. 17.24.090 Action by Planning Director. 17.24.100 City Council—Approval. 17.24.110 Public Improvement Agreements. 17.24.120 City Council—Disapproval. 17.24.130 Recordation. H 17.24.140 Modifications to Final Map. i 17.24.010 General. the decision to the City Council within ten (10) i days of the denial date. The form, contents, accompanying data, and filing of the final map shall conform to the 17.24.030 Processing Fee. 4 provisions of this chapter. The final map shall be prepared by a registered civil engineer or The subdivider shall, at the time of submitting licensed land surveyor. the final map to the City Engineer, pay to the City the County Recorder's fee for recording the 17.24.020 Filing/Extension. final map, plan check fees, and all other fees required by law to be paid in connection with Except as provided under Section 66452.6(a) of the approval of the subdivision. the Subdivision Map Act pertaining to the construction of off-site public improvements, a 17.24.040 Submittal by Units/Multiple subdivider may cause a subdivision, or a part Final Maps. thereof, to be surveyed and a final map prepared in conformance with the tentative map approved The filing of a final map on a portion of an by the Planning Commission within twenty-four approved or conditionally approved tentative (24) months of such approval or conditional map shall not invalidate any part of the tentative i approval. An extension of time for the filing of map if (1) the subdivider, at the time the the final map may be granted by the Planning tentative map is filed, informs the City in Commission for a period not to exceed one (1) writing of the intention to file multiple maps; or i year provided a written application is filed by (2) after filing the tentative map, the City the subdivider prior to the expiration date of the concurs in the filing of multiple final maps. tentative map. Extensions shall not exceed a Each final map which constitutes a part or unit total of two (2) years for a total map approval of of the approved tentative map shall have a �. four (4) years. Subsequent modification or separate subdivision unit number. The amendment of a tentative map shall not extend subdivision improvement agreement executed by the total time limits imposed by this section. If the subdivider shall provide for the construction the Planning Commission denies an application of improvements as required to constitute a for map extension, the subdivider may appeal logical and orderly development of the entire 1! .24-1 • 0 subdivision. Each unit shall front on a public certifying that as of the date of the street and necessary easements shall be provided preparation of the report, the persons for the extension of public utilities. named therein are all the persons necessary to give clear title to the subdivision. At the 17.24.050 Data With Map. time of recording the map, following approval by the Council, there shall be filed Prior to or at the time of submitting the final with the County Recorder a guarantee map of a subdivision to the City Engineer, the executed by a duly authorized title company subdivider shall submit therewith the following showing that persons (naming them) documents: consenting to the preparation and recordation of the map and offering for A. Traverse Sheets. Calculation and traverse dedication the streets, alleys, and other sheets, in a form approved by the City public places shown thereon are all the Engineer, giving the bearings and distances persons necessary to pass clear title to the and coordinates of the boundaries of the subdivision and the dedications shown subdivision and the blocks and lots therein thereon. shown on the final map. F. Agreement and Bonds. The agreement and B. Public Improvement Plans. The tracings of improvement security specified in detailed plans, cross-sections, and profiles Chapter 17.28. as set forth in this chapter and of all other ' improvements proposed to be installed as G. Deed Restrictions, Bylaws, and/or Articles required by the provisions of this chapter of Incorporation. Two copies of all deed and of all other improvements proposed to restrictions, bylaws, and/or articles of be installed by the subdivider in, on, over, incorporation if required by the Planning or under any street, right-of-way, easement, Commission. or parcel of land dedicated by the map or previously dedicated including the estimated H. Any additional information required to be cost thereof. All such plans shall be provided by action of the Planning prepared in accordance with the Commission. requirements of the City Engineer. 17.24.060 Contents. C. Relinquishment of Access Rights. The owner's certificate and map sheet shall A. Size, Material, and Scale. The final map acknowledge and indicate all access rights' shall be legibly drawn, printed, or relinquishment required by the advisory reproduced by a process guaranteeing a agency. The map sheet shall show the permanent record in black on tracing cloth relinquishment by cross-hatching. or polyester-base film. Certificates, affidavits, and acknowledgments may be D. Design Data. Lot-closure calculations legibly printed upon the map with opaque prepared in accordance with sound ink. The dimensions of each sheet of such engineering practices. map shall be 18 inches by 26 inches. A marginal line shall be drawn completely E. Reports and Guarantees of Clear Title. The around each sheet leaving an entirely blank final map shall be accompanied by a report margin of 1 inch. The scale of the map current within 45 days of map submittal shall be sufficient to show all details clearly prepared by a duly authorized title company and in no case shall be greater than 1 inch naming the persons whose consent is equals 100 feet nor less than 1 inch equals necessary for the preparation and 50 feet. Enough sheets shall be used to recordation of the map and for the accomplish this end. The number of each dedication of streets, alleys, and other sheet and the total number of sheets public places shown on the map and comprising the map shall be stated on each .24-2 C, i • 0 of the sheets, and the relation of each E. Dimensions, Bearings, and Curve Data. adjoining sheet shall be clearly shown by a The final map shall show all the survey and small key map on the first sheet. Each mathematical information and data sheet of the map property shall show the necessary to locate all monuments thereon date of the survey, north arrow, written including bearings and distances of straight graphic scale, and other information as lines and central angles, radii, arc lengths necessary. The map shall be so made and of curves, and such information as may be shall be in such condition when filed that necessary to determine the location of the clear legible prints and microfilm negatives centers of the curves. Dimensions of lots can be made therefrom. shall be given as total dimensions, corner to corner, and shall be shown in feet or All printing or lettering on the map shall be hundredths thereof. Lots containing more of eight-hundredths- (8/100) inch minimum than one-half (1/2) acre shall show total '. height and of such shape and weight as to acreage in nearest hundredths. be readily legible on prints and reproductions made from the original F. Lots and Blocks. All lots and blocks and drawings. The final form of the final map all parcels offered for dedication for any shall be as approved by the City Engineer purpose shall be particularly delineated and !' including any deviations made to the designated with all dimensions, boundaries, requirement of this section. and courses clearly shown and defined in every case. Parcels offered for dedication B. Title. The title of each sheet of the final other than for streets and easements shall be map shall consist of the approved name of designated by letter and shall indicate the the tract at the lower right-hand corner of purpose of dedication. Sufficient linear, the sheet followed by the words "City of angular, and curve data shall be shown to hi Redding." Maps filed for the purpose of determine readily the bearing and length of showing as acreage land previously the boundary lines of every block, lot, and subdivided shall be conspicuously marked parcel which is a part thereof. Sheets shall with the words "Reversion to Acreage." be so arranged that no lot is split between Reference shall be made to maps which two or more sheets; and wherever have been previously recorded. practicable, blocks in their entirety shall be shown- on one (1) sheet. No ditto marks C. Coordinate System. Wherever the City shall be used for lot dimensions. Lot Engineer has established a system of numbers shall begin with the numeral 1" " coordinates, the surveyshall be tied into " and continue consecutively in a clockwise that system. The adjoining corners of all fashion throughout the tract with no adjoining lots shall be identified by lot and omissions or duplications. block numbers, subdivision name and place of record, or other property designation. G. Adjoining Properties. The adjoining ! corners of all adjoining subdivisions shall D. Subdivision Boundaries. An accurate and be identified by subdivision number (or complete boundary survey to second-order name when not identified by official accuracy shall be made of the land to be number) and reference to the book and page subdivided. A traverse of the exterior of the filed map showing such subdivision. boundaries of the tract and of each block i when computed from field measurements on H. City Boundaries. City boundaries, which the ground shall close within a limit of one abut the subdivision, shall be clearly (1) foot to 10,000 feet. The boundary of designated. i. the subdivision shall be indicated on the final map by a distinctive border. .24-3 f I. Street Names. The approved names of all shall be clearly labeled and identified. If an streets, alleys, or highways within or easement shown on the map is already of adjoining the subdivision shall be shown. record, its recorded reference shall be given. If an easement is being dedicated by J. Streets. The map shall show the right-of- the map, it shall be properly referenced in way lines of each street, the width of any the owner's certificate of dedication. portion being dedicated, and the widths of { any existing dedications. The widths and M. Base Flood Line. The final map or an locations of adjacent streets and other additional map sheet shall show all existing public properties within fifty (50) feet of 100-year-flood-flow areas or those that the subdivision shall also be shown. If any would occur after improvements of any a street in the subdivision is a continuation or stream or drainage channel adjacent to or approximately a continuation of any within the subdivision by a fine continuous existing street, the conformity or the line. The flood elevation shall be shown at amount of nonconformity of the street to each lot corner for those lot corners which the existing streets shall be accurately are contiguous to a stream or channel for ! shown. Whenever the centerline of a street which the 100-year event has been has been established or recorded, the data determined. The engineer may use the shall be shown on the final map. special flood-hazard areas adopted by the Federal Emergency Management Agency K. Building Setback Lines. If the subdivider (FEMA) or a hydrologic study acceptable proposes the establishment of building to the City in delineating these areas. The ` setback lines in excess of those required final map shall indicate the sources of data under Title 18 (Zoning Ordinance) of the used to establish the 100-year floodplain. Municipal Code or in excess of those These floodplain areas shall be preserved setbacks contained in any zoning from any and all destruction, alteration, or classification then under consideration by damage resulting from clearing, grading, or the advisory agency, the map shall show dumping of earth, waste material, or such building-setback lines by long, thin stumps, except at the discretion of the dashed lines. Setback lines greater than Planning Commission. those required by the Zoning Ordinance or this chapter may be established if they are N. FEMA Map Revisions. If, in the course of illustrated on the final map provided that (1)designing a subdivision, it is determined necessary restrictive covenants are that the 100-year floodplain limits depicted recorded. Setbacks as established by Title on the relevant FEMA map are not correct, 18 shall not be shown. or (2) constructing the subdivision, the floodplain is modified by the placement of L. Easements. The side lines of all easements, fill or other means, the subdivision shall including utility, open-space, fire, and new initiate a FEMA Letter of Map Revision access easements, shall be shown by thin (LOMR) or Letter of Map Amendment dashed lines. If any easement already of (LOMA) as determined appropriate by the record cannot be definitely located, a City and FEMA. All costs associated with statement of the existence, the nature these actions, including processing fees, thereof, and its recorded reference shall hydrology studies, and report preparation, appear on the title sheet. The widths of all shall be the responsibility of the subdivider. easements and sufficient ties thereto to The revision or amendment must be definitely locate them with respect to the approved by FEMA prior to recordation of subdivision shall be shown. All easements a final map which contains lots affected by the floodplain determination. .24-4 �1 G i O. Monuments. The map shall fully and 3. Engineer's or Surveyors Certificate. clearly show what stakes, monuments, or A certificate in accordance with the other evidence to determine the boundaries provisions of Section 66441 of the of the subdivision were found on the Subdivision Map Act. ground and each adjacent corner of each adjoining existing subdivision, or portion 4. Certificates to be Executed. thereof, by lot and block numbers, tract Certificates for execution by each of j. name or number, and place of record by the following: section, municipality, and range or by other proper designation as follows: a. The City Engineer. 1. The location, kind, The City Clerk.d, and size of all I, monuments placed. If any points were reset by ties, that fact shall be so c. The Secretary of the Planning Commission. stated. 2. All lot corners shall be permanently d. The County Recorder. monumented. e. The County Tax Collector. 3. All benchmarks shall be permanently f. The Health Officer if subdivision monumented. does not connect to a sanitary 4. All monuments for both horizontal and sewer system. i II vertical control shall be set prior to the II acceptance of the public improvements g• The City Treasurer. by the City Council unless a note on Q. Basis of Bearings. All property subdivided p the final map states that the by reference to maps or deeds of property monuments will be set by a certain previously recorded or filed shall have filed date. with the final map copies of the maps or P. Certificates, Acknowledgments, and deeds of the property made reference to. Each reference in a description to any tract Descriptions. The title sheet of the map, or subdivision shall show a complete below the title, shall show the name of the reference to the book and page of records engineer or surveyor together with the date of the survey, the scale of the map, and the of the County where the tract is recorded. number of sheets. The following I, R. Certificates Regarding Tax Liens. Prior to certificates, acknowledgments, and the filing of the final map with the Council, descriptions shall appear on the title sheet the subdivider shall file the certificate and r of the final map; and such certificates may documents set forth in Section 66492 of the be combined where appropriate: Subdivision Map Act or any amendments thereto relatingto taxes and assessments. 1. Dedication Certificates. A certificate in accordance with the provisions of S. Other Affidavits and Certificates. Such Section 66439 of the Subdivision Map li other affidavits, certificates, � Act. acknowledgments, endorsements, and notarial seals, as are required by law and f' 2. Owner's Certificate. A certificate in �. accordance with the provisions of by this chapter, shall be filed. Section 66436 of the Subdivision Map Act. I I'. .24-5 17.24.070 Submittal for City Approval. H. Additional Data. Any additional data, reports, or information as required by the Preliminary Submittal. The subdivider shall City Engineer. submit three (3) sets of prints of the final map to the City Engineer for checking. The 17.24.080 Action by City Engineer. preliminary prints shall be accompanied by the following data, plans, reports, and documents in Upon receipt of the final map and other data a form as approved by the City Engineer. submitted therewith, the City Engineer shall examine them to determine that the subdivision, A. Improvement Plans. Improvement plans as as shown, is substantially the same as it required by Section 17.36 of this chapter. appeared on the tentative map including any approved alterations thereof; that all the B. Improvement Bond Estimate. The provisions of this title and the Subdivision Map improvement bond estimate shall include all Act applicable at the time of the approval of the required improvements, except for those tentative map have been complied with; and that utility facilities installed by a utility he is satisfied that the map is technically correct. company under the jurisdiction of the If the City Engineer determines that the final California Public Utilities Commission. map is not in full conformity with the tentative map, he shall advise the subdivider of the C. Deeds for Easements or Rights-of-way. A changes or additions that shall be made to make deed for off-site easements or rights-of-way such conformity and shall afford the subdivider shall be required for road or drainage an opportunity to make such changes or purposes which have not been dedicated on additions. If the City Engineer determines that the final map. Written evidence acceptable full conformity therewith has been made, he to the City will be in the form of rights of shall so certify on the map and shall transmit the entry or permanent easements across private map to the City Clerk, together with any property outside of the subdivision documents which may have been filed therewith, permitting or granting access to perform for presentation to the Council. necessary construction work and permitting the maintenance of the facility. 17.24.090 Action by Planning Director. D. Traverse Closures. Traverse closures for The Planning Director shall examine the final the boundary blocks, lots, easements, street map and determine if the map is in substantial centerlines, and monument lines. conformance with the tentative map approved by the Planning Commission (i.e., setbacks, E. Hydrology and Hydraulic Calculations. dedications, street names, floodplain and open- Complete hydrology and hydraulic space dedications, park dedications, minimum calculations of all storm drains. lot sizes, waivers of access rights, etc.) and whether all required fees have been paid. Upon F. Organization Documents. The submittal of such finding, the Planning Director shall execute the final map or parcel map shall include the appropriate certificate on the map. the proposed Declaration of Covenants, Conditions, and Restrictions and all other 17.24.100 City Council—Approval. organizational documents for the subdivision in a form as prescribed by At its first regular meeting following the filing Section 1355 of the Civil Code of the State of the final map with the City Clerk or within of California. All documents shall be ten (10) days following the filing thereof, the subject to review by the City Engineer and City Council shall consider the map, the plan of City Attorney. subdivision, and the offers of dedication. If the City Council determines that the map is in G. Soils Report. Soils report as required by conformity with the requirements of this title and Section 66490 of the Subdivision Map Act. that it is satisfied with the plan of subdivision, it .24-6 A u shall approve the map. At the time the City the City Engineer shall review the altered map Council approves a final map, it shall also for conformance with the requirements of the accept, subject to improvement, or reject any City Council and shall then submit the altered offer of dedication. The City Clerk shall certify map to the City Council for its approval along on the map the action by the City Council. with a certificate that the altered map is technically correct. No final map shall have any 17.24.110 Public Improvement Agreements. force or effect until it has been approved by the City Council, and no offer of dedication shall be If, at the time of the approval of the final map accepted until the City Clerk has recorded the by the City Council, any public improvements map with the County Recorder. required by the City pursuant to the provisions of this title have not been completed and 17.24.130 Recordation. accepted in accordance with the City standards applicable at the time of the approval or When the City Council has approved the final k conditional approval of the tentative map, the map as set forth in Section 17.24.080, the City City Council, as a condition precedent to the Clerk shall record the map with the County approval of the final map, shall require the Recorder. subdivider to enter into an agreement with the City upon mutually agreeable terms to thereafter 17.24.140 Modifications to Final Maps. complete such improvements at the subdivider's expense. The agreement shall be secured by A final map filed in the office of the County improvement security in the amount and form Recorder may be modified by an amending map set forth in Chapter 17.28. or Certificate of Correction if the City finds that there are changes in circumstances which make The public improvement agreement shall provide any or all of the conditions of such map no for a certificate of insurance in the terms and longer appropriate or necessary and that the amount as approved by the City Attorney and modifications do not impose any additional naming the City as additionally insured. burden on the present fee owner of the property. Further, such modifications cannot alter any 17.24.120 City Council—Disapproval. right, title, or interest in the real property reflected on the recorded map. Requests for If the City Council determines that the final map amendment shall be filed with the Planning is not in conformity with the requirements of Department in a form prescribed by the Planning this title or the approved tentative map, it shall Director and shall be accompanied by a fee as disapprove the map, specifying its reason established by resolution of the City Council. therefor; and the City Clerk shall, in writing, The Planning Commission shall hold a public " advise the subdivider of the disapproval and of hearing on the requested modifications, and the reason or reasons for the disapproval. notice thereof shall be given pursuant to the Within thirty (30) days after the City Council public hearing notice requirement as outlined in has disapproved any map, the subdivider may Subsection B of Section 18.78.030 of the file with the City Engineer a map altered to meet Municipal Code. the approval of the City Council. In such case, f j k .24-7 �' i CHAPTER 17.26 ISSUANCE OF BUILDING PERMITS Sections: I 17.26.010 General. 17.26.010 Issuance of Building Permits. ► An engineer or licensed surveyor shall certify that the pad location and Building permits may be issued for construction elevation are consistent with the of structures on lands subdivided in accordance approved improvement plans. The with the provisions of this title and the property corners shall be staked. Subdivision Map Act consistent with the following conditions being evident: ► Construction beyond the foundation stage shall not occur until the water A. A final map has been recorded, and all system has been installed and tested by public improvements associated with the the City and fire hydrants are installed. subdivision have been accepted by the City. ► Occupancy of structures shall not be B. A final map has been recorded and permitted until all public improvements improvements have been bonded,but public associated with the subdivision have improvements have not been constructed or been accepted by the City. accepted by the City. In this instance, the following requirements pertain to building ► An assurance is received from either permits, construction requirements, and the contractor or the subdivider that building occupancy: access streets that are muddied, etc., from truck traffic shall be cleaned at ► An engineer shall certify that any fill the end of each work day. areas have been adequately compacted. .26-1 CHAPTER 17.28 IMPROVEMENT SECURITY Sections: 17.28.010 Conformance Required. 17.28.020 Required. 17.28.030 Amount of Improvement Security. 17.28.040 Special Assessment Proceeding. 17.28.050 Release of Security. �r G 17.28.010 Conformance Required. E. Warranty Security. Upon acceptance of the subdivision improvements by the City, the Any improvement agreement, contract, or act subdivider shall provide security in the required or authorized by the Subdivision Map amount as required by the City Engineer to Act, for which security is required, shall be guarantee the improvements throughout the secured in accordance with Section 66499 of the one- (1) year warranty period. The amount Government Code and as provided in this of the warranty security shall be not less chapter. than five (5) percent of the cost of the 17.28.020 Security Required. construction of the improvements. Whenever this title authorizes or requires the 17.28.030 Amount of Improvement Security. furnishing of security in connection with the Ij II performance of any act or agreement, the The improvement security shall be in the I' security shall be one of the following at the amounts set forth as follows: option of and subject to the approval of the City Engineer: A. An amount which is equal to 100 percent of the total estimated cost of the improvement ! A. A subdivision bond or bonds issued by one or of the act to be performed, conditioned (1) or more duly authorized corporate upon the faithful performance of the act or sureties. agreement. The estimated cost of B. A deposit either with the City or a improvement shall include contingency responsible escrow agent or trust company, costs and an estimated inflation factor. ! at the option of the City, of money or Contingency costs shall be determined by r negotiable bonds of the kind approved for the City Engineer, but in no case shall �. securing deposits of public moneys. exceed ten (10) percent of improvement costs; inflation adjustments shall be based C. An instrument of credit from one (1) or on the change in the Construction Cost more financial institutions subject to Index over the averaged previous three (3) regulation by the State or Federal years' changes as published in the Government pledging that the funds Engineering News Record. necessary to carry out the act or agreement are on deposit and guaranteed for payment. B. If the improvement security is other than a bond or bonds furnished by duly authorized D. A bond or bonds to secure the faithful corporate surety, an additional amount may ` performance or for the security of laborers be included as determined by the City : and material men shall be substantially in Attorney as necessary to cover the cost and the form prescribed by Sections 66499.1 or reasonable expenses and fees including 66499.2 of the Subdivision Map Act, reasonable attorney's fees which may be respectively. incurred by the City in successfully enforcing the obligation secured. i i. .28-1 � i i • C. The improvement security shall also secure warranty security is not submitted, the faithful performance of any changes or performance security shall be released alterations in the work to the extent that twelve (12) months after acceptance of such changes or alterations do not exceed improvements and correction of all ten (10) percent of the original estimated warranty deficiencies. cost of the improvement. B. Reduction in Performance Security. The D. An additional amount equal to fifty (50) City Engineer may authorize in writing the percent of the total estimated cost of the release of a portion of the security in improvement or performance of the conjunction with the acceptance of the required act, securing payment to the satisfactory completion of a part of the contractor, his subcontractors, and to improvements upon application by the persons furnishing labor, materials, or subdivider. In no case shall the security be equipment to them for the improvement or reduced to less than ten (10) percent of the the performance of the required act. The total improvement security given for estimated cost of improvement shall include faithful performance. The amount of contingency costs and an estimated inflation reduction of the security shall be factor. Contingency costs shall be determined by the City Engineer; however, determined by the City Engineer, but in no in no event shall the City Engineer case shall exceed ten (10) percent of authorize a release of the improvement improvement costs; inflation adjustments security which would reduce the security to shall be based on the change in the an amount below that required to guarantee Construction Cost Index over the averaged the completion of the improvements and previous three (3) years' changes as any other obligation imposed by this .j published in the Engineering News Record. ordinance, the Subdivision Map Act, or the improvement agreement. 17.28.040 Special Assessment Proceeding. C. Material and Labor Security. Security In the event the required subdivision given to secure payment to the contractor, improvements are financed and installed his subcontractors, and to persons pursuant to special assessment proceedings, the furnishing labor, materials, or equipment subdivider may apply to the City Council for a may, ninety (90) days after the completion reduction in the amount of the improvement and acceptance of the improvements by the security required under this chapter up to an City Council, be reduced to an amount amount corresponding to the amount of faithful equal to the amount of all claims filed and performance and payment bonds required of the of which notice has been given to the City contractor by the special assessment act being Council. The balance of the security shall used. The City Council may grant the reduction be released upon the settlement of all such if it finds that the bonds have been in fact claims and obligations for which the provided and that the obligations secured thereby security was given. are substantially equivalent to that required by this title. D. Warranty Security. The warranty security shall be released upon satisfactory 17.28.050 Release of Security. completion of the warranty period The improvement security required under this provided: chapter shall be released in the following 1. All deficiencies appearing on the manner: warranty deficiency list for the A. Performance Security. The performance subdivision have been corrected. security shall be released only upon 2. Not less than twelve (12) months have acceptance of the improvements by the City elapsed since the acceptance of the and when an approved warranty security improvements by the City Council. has been filed with the City Engineer. If 28-2 I' • o 0 0 CHAPTER 17.32 MI SUBDIVISION DESIGN f' Sections: 17.32.010 Site Analysis. 17.32.020 Subdivision Design. 17.32.030 Lots. f 17.32.040 Access. %! 17.32.050 Energy Conservation. 17.32.060 One-acre or Larger Subdivisions. g 17.32.070 Land Subject to Inundation. 17.32.080 Walkways and Bicycle Paths. 17.32.090 Increased Building Setbacks. 17.32.100 River/Stream Setbacks. 17.32.110 Fire Safety. 17.32.120 Maintenance District. 17.32.130 Cable Television Service. �i 17.32.010 Site Analysis. C. The following specific areas shall be preserved as undeveloped open space to the Subdivision design shall consider the extent consistent with the reasonable characteristics of the development site such as utilization of land as determined by the site context; geology and soil; topography; Planning Commission: climate; ecology; existing vegetation, structures, and road networks; visual features; 1. Steep slopes in excess of twenty archaeological sites; floodplains; wetlands; and (20) percent. past and present use of the site. 2. Lands within the 100-year floodplain 17.32.020 Subdivision Design. as established by the Federal 4 Emergency Management Agency Subdivision design shall consider the following and/or a hydrology study acceptable to 4i items: the City. A. Design of the development shall take into 3. Habitats of endangered wildlife as consideration the General Plan and any identified on Federal and/or State lists. existing area plan or specific plan which P may include the area to be subdivided. The 4. Plant life listed as endangered, rare, or proposed development shall also be in threatened on Federal and/or State conformance with the zoning of the lists. property. 5. Unique and/or fragile areas including B. Development of the site shall be based on wetlands as defined in any applicable the site analysis. To the maximum extent Federal or State regulations. practicable, development shall be located to preserve the natural features of the site, to 6. Archaeological sites, if determined by avoid areas of environmental sensitivity, the Planning Commission that and to minimize significant negative preservation is warranted. impacts and alteration of natural features. D. The development shall be laid out to minimize cut and fill grading; to avoid i .32-1 k' unnecessary impervious cover; to prevent Where a flag lot is proposed, the minimum flooding; to provide adequate access to lots frontage shall be twenty (20) feet on a and building sites; and to mitigate adverse dedicated public right-of-way. When two effects of noise, odor, traffic, drainage; and (2) flag lots are proposed side by side, the to extend utilities to neighboring properties minimum street frontage shall be fifteen in an orderly manner. (15) feet each with a reciprocal-driveway easement recorded across both lots. 17.32.030 Lots. 17.32.040 Access. A. The size and shape of lots shall be in conformance with any zoning regulations A. All residential subdivisions, unless effective in the area of the proposed approved under a Planned Development subdivision and shall not be less than the District, shall abut upon or have an regulations specified therein, but in no case approved access to a public street. A shall any lot have an average depth of less subdivision with dedicated public streets than seventy-five (75) feet. In the case of shall not derive primary access through a a lot fronting the bulb of a cul-de-sac or a private street easement. knuckle with a radius of fifty (50) feet or less, the lot frontage shall not be less than B. Each unit or lot within the subdivision shall thirty-five (35) feet and fifty-five (55) feet have an approved access to a public street at the minimum building-setback line and meet frontage requirements. established by Title 18. In unclassified districts, the Planning Commission shall C. Streets shall be designed to provide for specify the size and shape of all lots in future access to, and not impose undue conformance with the use proposed and hardship upon, property adjoining the J approved by the Planning Commission. subdivision. B. The sidelines of all lots, so far as possible, D. When required by the City, nonaccess strips shall be at right angles to the street which shall be provided at the end of streets or at the lot faces, or radial, or approximately the boundaries of subdivisions and shall be radial if the street is curved. dedicated unconditionally to the City. C. No lot shall be divided by a City boundary E. Single-family lots shall not access arterial line. streets or any collector streets which may be stipulated by the Circulation Element of D. Residential or office lots without frontage the General Plan and/or the Planning on a street will not be permitted. Commission during project review. The subdivider shall waive access rights to such E. Commercial or industrial lots without street streets when so required by that frontage or easement access shall not be Commission. permitted. 17.32.050 Energy Conservation. F. Lots other than corner lots may front on more than one (1) street only where The design of a subdivision shall, to the extent necessitated by topographic or other feasible, provide for future passive or natural unusual conditions. The Commission may heating or cooling opportunities as set forth in restrict access or require fencing, walls, or Section 66473.1 of the Subdivision Map Act. plantings in such instances. 17.32.060 One-acre or Larger Subdivisions. G. Where unusual topographic conditions or the size and shape of a parcel result in an Where a parcel is subdivided into lots of one (1) inefficient lot design using standard lot acre or more, the Planning Commission may configurations, a flag lot may be proposed. require that the blocks and lots shall be of such .32-2 f y r size, width, depth, and shape and be so divided 17.32.110 Fire Safety. into lots as to provide for the extension and opening of streets and alleys at such intervals as The design of the subdivision shall provide for will permit a subsequent division of any parcel adequate fire-safety setbacks, full management into two (2) or more lots. easements, or other appropriate measures to ! increase protection from wildland fires. 17.32.070 Land Subject to Inundation. 17.32.120 Maintenance District. The subdivider shall, at the discretion of the City, dedicate necessary easements for drainage When appropriate, the City may require that a courses, channels, streams, creeks, or the maintenance district be formed to maintain: i Sacramento River as required to ensure the ► perimeter landscape. disposal of surface and storm waters to protect private property from flooding and to pass storm No. Landscape in medians. water through the subdivision. 0. Landscape along arterials. 17.32.080 Walkways and Bicycle Paths. The subdivider may be required to dedicate and ► Maintenance of drainage courses, levees, or improve walkways across long blocks or to detention basins. 9 provide access to schools, parks, or other public areas in accordance with the Circulation Element ' Maintenance of fire-protection easements. or Master Bikeway Plan of the City. ► Maintenance of trails, walkways, or bike 17.32.090 Increased Building Setbacks. paths within the project. ► Street lighting. The subdivider may propose the establishment of G building setbacks which are in excess of those !' 17.32.130 Cable Television Service. established by the City's Zoning Ordinance. 17.32.100 River/Stream Setbacks. The design of a subdivision shall provide one(1) or more appropriate cable television systems an The design of the subdivision shall consider opportunity to construct, install, and maintain appropriate setbacks from active streambanks any necessary equipment pursuant to Subdivision Map Act Section 66473.3. This section is not and from riparian vegetation. Such setbacks intended to require free access to a subdivision, may be in the form of open-space easements or r dedications as determined appropriate by the but to allow a cable franchise the opportunity to ; negotiate for providing service. Planning Commission. d .32-3 Ii f CHAPTER 17.33 STREET STANDARDS Sections: 17.33.010 Circulation System Design. 17.33.020 Streets and Highways - Conformity to Requirements. 17.33.030 Public Street Standards. 17.33.040 Private Street Standards. 17.33.050 Street Lighting. 17.33.060 Access to State Highways, Expressways, and Arterial Streets. 17.33.010 Circulation System Design. or State. The right-of-way for any such street or highway so designated within or A. The street system shall be designed to be benefiting the subdivision shall be dedicated consistent with the Circulation Element of for public use at the time of recording of the General Plan and to permit the safe, any final or parcel map. efficient, and orderly movement of traffic; to meet the needs of present and future 17.33.030 Public Street Standards. population served; to have a simple and logical pattern; to respect natural features The following sections and the provisions of and topography; and to present an attractive Tables 1 and 2 constitute the minimum streetscape. requirements for street design in the City: B. In residential subdivisions, the street A. All streets shall, as far as practicable, be in 1alignment with existing adjacent streets by systems shall be designed to serve the needs of the neighborhood and to discourage use continuations of the centerline thereof or by by through traffic. adjustments by curves and shall be in general conformity with the Circulation 17.33.020 Streets and Highways - Element of the General Plan. Conformity to Requirements. B. Streets shall be required to intersect one A. The general street-design criteria and another at right angles or as near to a right standards contained in this chapter are to be angle as practicable in each specific case. considered as minimum design C. The following table (1) is based on a requirements. Failure to utilize higher design standards, when determined functional street- and highway- necessary by the City,-will be grounds for classifications system which is hierarchical disapproval of the tentative map. If site in nature. The major functions of urban conditions such as topography dictate, the streets and highways fall into the following Planning Commission and/or the City classifications. Each classification has Engineer may approve deviations from variations in design based primarily on these standards; but in no case will such projected traffic. modifications lead to the creation of unsafe ► Expressway systems, including designs as determined by the City. freeways and parkways, provide for B. The street and highway design shall expeditious movement of large conform both in width and alignment, volumes of through traffic between where applicable, to the Circulation areas and across the City and are not Element of the General Plan and to any intended to provide access to plan line adopted by the City Council or individual properties. other legally constituted body of the County .33-1 I ► Arterial systems provide for through local streets. If projected daily traffic traffic movement between areas and is not in excess of 4,000 trips, ! across the City. Direct access to individual access to single-family lots Ii abutting commercial and multiple- is acceptable. family properties can be permitted subject to control of the location, ► Local streets, including cul-de-sacs, number, and spacing of entrance and provide direct access to abutting E; exit locations. parcels and are used for local traffic movements. ► Collector streets provide for traffic movement between arterial streets and I� TABLE 1, RIGHT-OF-WAY REQUIREMENTS Major* Sub- Indust./' Express Major :Arterial collector Local Cul{le- Business Frcmtage : Design Item way Arterial Option Collector (Local) Streets sac ,,,Park-.'.-:: Road ROW Width 110-120 96 84 84 64 or 60 56-60 56-60 64 45-60 Pavement Width (curb to curb) 72 76 72 64 44 or 40 32-40 3640 44 32-40 II Median Width' 18 12 10 10 1� Vertical Vertical Curb Type Vertical Vertical Vertical Vertical Vertical or Rolled or Rolled` Vertical Vertical Sidewalk Width 5-10' 5-10' 5 4 4 4 5 5 jl Maximum Grade 7% 7% 7% 8% 12% 12% 12% 8% 8% li Minimum i Centerline Radius of Curves 1000 1000 1000 800 500 200 200 300 300 4 Minimum Tangent Between Adjacent Z Curves 100 100 100 100 Minimum Cul-de- sac Radius 50 50 Maximum Weekday Traffic 50,000 28,000 28,000 12,000 8,000 3,000 1,000 4,000 i Property-Line Radii at Intersections 40 40 40 30 30 1 20 20 30 30 Design Speed 55-65 45-55 45 35 30 25 25 25 25 !I! * Certain major arterials may be reduced to 84-foot rights-of-way with special provisions for public- k' service easements and special intersection turn lanes, bus stops, and bike lanes. j Varies with type/density of development. 2 Tangent to be determined by the City Engineer. ' Medians may be established in any street subject to approval by the Planning Commission, depending 'I on whether it is also used for turning purposes. 4 Rolled curb only in single-family or duplex areas. D. Center turn lanes may be required at the E. Streets shall extend to the boundary of the i discretion of the Planning Commission and property where necessary to provide access the City Engineer when necessary to or permit a satisfactory future subdivision facilitate turning movements. of adjoining land. When a street is II .33-2 I temporarily "dead ended," a barricade, B. Maintenance of private streets shall be the temporary turnaround, or temporary responsibility of the subdivider, subsequent connection to another street may be owners, or an association formed for required by the Planning Commission. A maintenance purposes. turnaround meeting City requirements shall be provided for any barricaded street C. Street structural sections, curb, gutter, and exceeding 400 feet in length. other necessary drainage facilities shall be constructed in accordance with the F. Reserved strips controlling the access to specifications of the City Engineer. public ways will not be approved unless the strips are necessary for the protection of the D. Street naming shall comply with the public welfare or substantial property rights requirements of Chapter 17.34 of this title. or both and, in no case, unless the control 17.33.050 Alleys. and disposal of the land comprising the strips is placed within the jurisdiction of the A. Alleys shall have a minimum width of City under conditions approved by the twenty (20) feet if intended for two-way Planning Commission. traffic. Alleys accommodating one-way G. All major highways, State highways, traffic have a width of twelve (12) feet. expressways, and arterial streets shall have Maximum grade shall not exceed twelve (12) percent. Intersecting alleys shall have access rights dedicated to the City or other a corner radius of not less than twenty (20) public agency, controlling access between feet. intersections, except where the City Planning Commission determines that B. Dead-end alleys shall provide a turnaround access should be permitted to allow area which has a radius of forty (40) feet or vehicular circulation due to topographic as approved by the City Engineer and Fire conditions and/or development concepts. Marshal. H. Where required by the City Engineer, slope C. Alleys shall be surfaced with asphalt easements shall be granted to the City, concrete, Portland cement concrete, or corresponding to the construction area other materials acceptable to the City creating the disturbed slope area. Engineer. I. When the side or rear of any lots border D. Drainage improvements shall be made in any State highway, expressway, major accordance with the specifications of the arterial, or standard collector, the City Engineer. subdivider shall be required to execute an instrument acceptable to the City, 17.33.060 Street Lighting. prohibiting the right of ingress or egress to the lots. All streets shall be illuminated with streetlights in accordance with City standards and lighting 17.33.040 Private Street Standards. policies. A. Private streets shall only be approved in 17.33.070 Access to State Highways, context of the following development types Expressways, and Arterial Streets. and in accordance with Table 2: Upon review of a tentative map or tentative No. Planned developments. parcel map, the Planning Commission may No. Condominiums. require the dedication and improvement of a ► Mobilehome parks. frontage road or require that an interior street be ► Apartment projects. utilized to provide ingress and egress to and ► Business park. from proposed lots in order to avoid direct IN. Shopping centers. access. An encroachment permit must also be obtained from Caltrans where applicable. .33-3 I' �I I. k 17.33.080 Sidewalks. 2. Meandering sidewalks, where used, shall be five (5) feet in width and shall not include Sidewalks shall be provided for all lots in the street signs, lights, etc. subdivision. The sidewalks shall be of such width as may be required by the Standard 3. Sidewalks constructed of alternative paving Specifications of the Public Works Department, materials, as approved by the Planning but in no case less than four (4) feet in width Commission and City Engineer, shall have adjacent to the curb in a residential area or less smooth surfaces to ensure pedestrian safety. than five (5) feet in a commercial or industrial area. Considerations in design are to be given 4. Undulating sidewalks are not permitted. for handicapped persons and senior citizens. In 5. Detached sidewalks may be provided in addition, the following shall apply: conjunction with limited access collector 1. Required sidewalk widths may include and arterial streets as may be authorized by street signs, lights, fire hydrants, etc. the Planning Commission and the City (' These sidewalks should be located adjacent Engineer. to the curb. However, in no instance may The Planning Commission may waive the the clear path of travel be reduced to less sidewalk requirement in residential subdivisions than three (3) feet. containing lots of 20,000 square feet or greater. r I TABLE 2 PRIVATE STREET DESIGN I� Access Road Local Street Loop Street Cul-de-sac One-way 'Industrial/ Design Item (No Lot Access) Feet Feet Street' StreetBus. Park St Feet Feet Feet Feet Pavement Width` 24 24 24 24 20 44 Pavement Width' 32 32 32 32 28 44 Sidewalk' 4 4 4 4 4 5 Turnaround Radius (easement) 50 50 50 50 50 50 Maximum Grade 12 % 12 % 12 % 12 % 12 % 12 % I ' On-street visitor parking not provided. z Off-street visitor parking provided on one side. 3 One side only. An equivalent design, such as a meandering path or internal trail systems, may be E approved by the Planning Commission. I i i .33-4 0 • CHAPTER 17.34 STREET NAMES Sections: 17.34.010 Street Names - New Streets. 17.34.020 Streets Names - Renaming. 17.34.030 Private Street Names. 17.34.040 Street Name Signs. 17.34.010 Street Names - New Streets. 5. Street names shall be easily pronounced and spelled as nearly as A. All proposed names for public and private possible to the phonetic sound. streets shall be submitted to the Planning Director for approval. Names may either 6. If a street is named after a person, it accompany the tentative map or be provided shall be only a first or last name. separately and shall conform to provisions of this section. If the names are provided 7. A street which is an extension of an separately from the tentative map, they existing street shall have the same shall be depicted on an exhibit not name as the existing street. exceeding 11 inches by 17 inches. One (1) alternative name shall be provided for every g. Street names shall not duplicate the three (3) preferred names. Street names spelling or phonetic sound of any shall:.:be submitted prior to or with a final existing street name within the City's map or parcel map checkprint. fire-response area. B. Street names shall conform to the following 9. A street shall not be named after a standards: business. 1. Names for streets less than 1,000 feet 10. Streets with three (3) or fewer houses in length shall end with "Court," on.them shall not have separate names. "Place," "Lane," "Circle," "Way," or "Loop," excluding continuations of 11. Alleys shall not be named. existing streets. C. Agency Review. All proposed street names 2. Names for streets in excess of shall be circulated to the Post Office, Fire 1,000 feet .in length shall end in Department, Shasta County Planning "Road," "Street," "Avenue," Department, and Consolidated Dispatch "Boulevard," "Parkway," "Drive," or Center for comment in order to avoid name "Highway." conflicts or duplications. 3. Names of private streets shall end in D. After Agency review,the Planning Director "Trail," "Path," "Trace," or "Walk." shall either approve or reject the proposed street names. The decision of the Director 4. One-word street names shall not may be appealed to the Planning exceed twelve (12) letters, and two- Commission by submitting a letter of appeal word street names shall not exceed a to the Planning Director together with a fee total of ten (10) letters. as established by resolution of the City Council. The appeal will be scheduled to be heard at the next available meeting of the Planning Commission. .34-1 • • 0 i pfp f E. Expiration of Names. Approved street also recommend names other than the ones names shall expire if the streets are not requested. constructed prior to the expiration of any tentative map or if a map is not recorded Upon receipt of the recommendation by the within three (3) years. Planning Commission, the City Council shall consider the recommendation within 17.34.020 Streets Names - Renaming. sixty (60) days. If the Council approves a name change, it shall do so by resolution, A. All requests to rename existing streets or to giving the effective date of the name change rename streets on approved tentative maps and providing notification to the County shall be submitted in writing to the Clerk, County Surveyor, and to other Planning Department together with a fee as affected public agencies. established by resolution of the City Council. Requests to rename streets may C. A request to rename streets on an approved be initiated by the following: tentative map shall be processed as an amendment of the tentative map; however, 1. A petition signed by sixty (60) percent there is no requirement for a public of the property owners along the hearing. street. 17.34.030 Private Street Names. 2. By motion of the Planning Commission. Names for private streets shall be approved in accordance with Section 17.34.010. Signing of 3. By motion of the City Council. private streets shall conform to City standards for public streets and shall have the abbreviation I, B. Upon receipt of a request to rename an of private (pvt.) in order to indicate that the existing street, the Planning Commission street is not a public street. shall hold a public hearing. Written notice of the time and place of such hearing shall 17.34.040 Street Name Signs. ! be given ten (10) days in advance of the hearing to all property owners abutting the Street-name signs approved by the City Engineer street proposed to be renamed as shown on shall be installed by the subdivider at the the latest assessment roll of the County. intersection of all streets and highways and at The notice shall also state the existing and such other locations as may be determined to be proposed street names. At the conclusion necessary by the City Engineer. The subdivider of the hearing, the Planning Commission may request that the City install the street signs shall forward its recommendation for the provided a fee, as established by resolution of j. appropriate street name to the City Council the City Council, is paid. within sixty (60) days. Failure of the r Commission to report within this period of 17.34.050 Log of Street Names. j time shall be deemed a denial of the request. The Planning Commission may The Planning Director shall keep a log of existing and approved street names. p I r .34-2 n r CHAPTER 17.36 IMPROVEMENT PLANS Sections: ! 17.36.010 Compliance with Code. 17.36.020 Compliance with Specifications. 17.36.030 Design. 17.36.040 Plan Approval by City Engineer. t, 17.36.050 Improvement Plans. 17.36.060 Revisions to Approved Plans. 17.36.070 Notification of Commencement of Work. 17.36.010 Compliance with Code. conform to the tentative map as approved by the Planning Commission or City Council. The subdivider, his engineer, and his contractor shall develop plans and complete all 17.36.050 Improvement Plans. improvement work under this chapter in accordance with the provisions of this title and A. General. Improvement plans shall be to the approval of the City Engineer. prepared under the direction of and signed by a registered civil engineer licensed by 17.36.020 Compliance with Specifications. the State of California. All improvements mentioned in this chapter shall Improvement plans shall include, but not be conform to those required in the "Standard limited to, grading, storm drains, Subdivision Improvement Specifications" landscaping, streets, sewer, water, electric, prepared by the City Engineer, recommended by and related facilities. the Planning Commission, and adopted by the City Council, copies of which are on file in the B. Form. Department of Public Works. 1. Plans, profiles, and details shall be 17.36.030 Design. legibly drawn, printed, or reproduced on 24-inch by 36-inch mylar sheets. A General. The design and layout of all required border shall be made on each sheet improvements both on and off site, private and providing one-half (1/z) inch at top, public, shall conform to generally acceptable bottom, and right side and one and engineering standards, to the standards as one-half(11/a) inches on the left side. approved by the City Engineer, and to the approved tentative map. 2. A suitable title block shall be placed in the lower right corner or along the 17.36.040 Plan Approval by City Engineer. right edge and provide adequate space for approval by the City Engineer and Improvement plans and profiles for all for approval of plan revisions. subdivision-related work must be submitted to and approved by the City Engineer before 3. Plans and profiles shall be drawn to construction occurs. The plans shall be required the scale of 1 inch equals 50 feet or before approval of the final map. All such plans larger unless approved by the City and profiles shall be prepared in accordance with Engineer. Details shall be drawn to requirements of the City Engineer and shall such scale that clearly shows the facility being constructed. The scales .36-1 !!a i • i i I, for various portions of the plans shall and in a form approved by the City be shown on each sheet. Engineer. 4. A vicinity map shall be shown on the E. Review by the City Engineer. The first sheet of all sets of plans. subdivider shall submit two (2) sets of prints of the improvement plans and all 5. A north arrow shall be shown on each computations to the City Engineer for sheet when applicable. review. Upon completion of the review, one (1) set of the preliminary plans, with 6. Plans shall be laid out to orient north the required revisions indicated, will be to the top or right edge of the sheet, returned to the subdivider's engineer. unless approved otherwise by the City Engineer. F. Approval by the City Engineer. 7. All hand lettering shall be one-eighth- 1. After completing all required (1/8) inch minimum; computer- revisions, the subdivider's engineer generated lettering shall be one-tenth- shall transmit the originals of the (1/10) inch minimum. improvement plans to the City Engineer for signature. 8. If the plans include multiple sheets, a cover sheet showing the streets, lots, II 2. Upon finding that all required easements, storm drains, index, and revisions have been made and that the vicinity map shall be included. plans conform to all applicable City ordinances, design review 9. The form of all plans shall conform to requirements, and conditions of additional requirements as may be approval of the tentative map, the City established by the City Engineer. The Engineer shall sign and date the plans. �I final form of all plans shall be The originals will be returned to the approved by the City Engineer. subdivider's engineer. C. Contents. The improvement plans shall 3. Approval of the improvement plans show complete plans, profiles, and details shall not be construed as approval of for all required improvements to be the gas, electric, cable television, and constructed, both public and private, telephone service construction plans including common areas. Street names except as to location. must be shown. The plans will not be 4 approved until the use of the street names is 4. Approval by the City Engineer shall in authorized. no way relieve the subdivider or the subdivider's engineer from Reference shall be made to City of Redding responsibility for the design of the construction standards or State standard improvements and for any deficiencies plans in lieu of duplicating the drawings. resulting from the design, from any required conditions of approval of the D. Supplementary Plans and Calculations. tentative map, or from obtaining Hydrology, hydraulic plans and permits or encroachment permits from calculations, bond estimates, soil studies, other agencies or utilities. and any structural calculations as may be required shall be submitted with the 17.36.060 Revisions to Approved Plans. improvement plans to the City Engineer. b All calculations shall be legible, systematic, A. By Subdivider. Requests by the subdivider and signed and dated by a registered civil or the engineer for revisions to the engineer licensed by the State of California approved plans appearing necessary or desirable during construction shall be I .36-2 ll submitted in writing to the City Engineer or Engineer. Construction of all or any authorized representative and shall be portion of the improvements may be accompanied by revised drawings showing stopped by the City Engineer until revised the proposed revision. If the revision is drawings have been submitted. acceptable, the originals shall be submitted to the City Engineer's office for initialing. If revisions are made that would be in The originals shall be returned to the conflict with the approved tentative map, subdivider's engineer, and the revised plans the subdivider shall seek an amendment of shall be immediately transmitted to the City the tentative map. I Engineer. Construction of any proposed f revision will not be permitted to commence 17.36.070 Notification of Commencement of until revised plans have been received and Work. forwarded to the City's Engineering Inspection Division. Construction shall not commence until the following has occurred: B. By City Engineer. When revisions are deemed necessary by the City Engineer to 1. Improvement plans have been approved by protect public health and safety or as field the City Engineer. conditions may require, a request in writing shall be made to the subdivider and 2• A preconstruction conference is held with ,�. engineer. The subdivider's engineer shall the subdivider and the City Engineer. revise the plans and transmit the originals 3. The City Engineer has been notified of the 1 to the City Engineer for initialing within the date construction will commence. If work time specified by the City Engineer. is discontinued for any reason for a period Upon receipt of the initialed originals, the exceeding thirty (30) days, it shall not be subdivider's engineer shall immediately resumed until the City Engineer has been transmit revised drawings to the City notified. .36-3 CHAPTER 17.38 IMPROVEMENT REQUIREMENTS Sections: 17.38.010 General. 17.38.020 Improvements Required. 17.38.030 Streets and Highways. l 17.38.040 Structures. 17.38.050 Sidewalks, Curbs, and Gutters. 17.38.060 Sanitary Sewers. 17.38.070 Storm Drains. 17.38.080 Water Mains and Fire Hydrants. 17.38.090 Underground Utilities. 17.38.100 Fencing and Landscape. 17.38.110 Railroad Crossings. 17.38.120 Medians and Center Islands. 17.38.130 Permanent Monuments. 17.38.140 Benchmarks. 17.38.150 Maps and Reports. 17.38.160 Field Notes Filed with City. 17.38.170 Deferred Improvement Agreements. 17.38.180 Consolidated Postal Delivery. 17.38.190 Real Estate Signs. 17.38.200 Bus Turnouts. 17.38.210 Fire Access to Open Space. 17.38.220 Pedestrian and Bicycle Access. 17.38.230 Deferred Improvement Agreements. I, 17.38.010 General. of four (4) or less parcels shall be noted on The subdivider shall construct all required public the parcel map or waiver of parcel map. and private improvements both on and off site B. Storm Drainage. The conveyance and according to the Standard Plans and control of storm drainage shall be in Specifications of the City of Redding as adopted accordance with the following by resolution of the City Council. requirements: Where improvements are required prior to 1. Conveyance of Storm Water. Storm- recordation, no final map shall be presented to water runoff from the subdivision shall the Council or parcel map to the City Engineer be collected and conveyed by an j. for approval until the subdivider either approved storm-drain system. The ;. completes the required improvements or enters storm-drain system shall be designed into a subdivision improvement agreement with in accordance with City specifications the City, agreeing to do such work. and may require the use of detention facilities. The storm-drain system 17.38.020 Improvements Required. shall provide for the protection of A. General. All improvements as may be abutting and off-site properties that required as conditions of approval of the would be adversely affected by any tentative map or City ordinance, together increase in runoff attributed to the with, but not limited to, the following, shall development; off-site, storm-drain be required of all subdivisions. improvements may be required to satisfy this requirement. Requirements for construction of on-site and off-site improvements for subdivision 2. Storm-Water Detention/Retention. It is the intent of this section to ensure that development of lands subdivided under .38-1 j the provisions of this title will not lead grades and shall be of a design approved by the to increased flood hazards to adjacent City Engineer. or upstream or downstream properties as a product of greater runoff, 17.38.050 Sidewalks, Curbs, and Gutters. increased velocities, or diverted water. Curbs, gutters, and sidewalks with a minimum When determined necessary by the width of four (4) feet, except as otherwise City Engineer, the subdivider shall specified in Chapter 17.33, shall be installed to submit an analysis prepared by a grades, cross-section, layout, and location registered civil engineer, determining approved by the City Engineer and in the effectiveness of on-site and/or off- accordance with the approved tentative map. site detention/retention of storm waters or other measures necessary to meet 17.38.060 Sanitary Sewers. this objective. Sanitary sewer facilities connecting with the C. Sanitary Sewers. Each unit or lot within existing City sewer system shall be sized and the subdivision shall be served by an installed in accordance with the Master Sewer approved sanitary sewer system, unless Plan to serve each lot and to grades, locations, otherwise approved by the Planning design, and sizes approved by the City Engineer. Commission and verification of suitability Sewers shall be extended to provide lines for the of the use of individual septic systems is orderly extension of sewers to abutting provided by the Environmental Health properties for gravity service. Division of the Shasta County Department 17.38.070 Storm Drains. of Resource Management. Storm drains shall be installed in accordance D. Water Supply. Each unit or lot within the with the Master Storm Drain Plan and the subdivision shall be served by an approved specifications of the City Engineer. domestic water system, unless individual wells are approved by the City and the 17.38.080 Water Mains and Fire Hydrants. Environmental Health Division of the Shasta County Department of Resource Water mains, valves, and fire hydrants shall be Management. of a design, layout, and locations approved by the City Engineer, Chief Engineer of the Fire E. Utilities. Each unit or lot within the Department, and the utility serving the City. subdivision shall be served by gas (if The mains shall be connected to the water available), underground electric, telephone, system serving the City and shall be installed in and cablevision facilities. accordance with policy adopted by the City 17.38.030 Streets and Highways. Council. Waterlines shall be installed as per the Master Water Plan and extended to property All public streets and highways shall be graded lines for looping or extension onto adjoining and paved to cross-sections and grades approved properties. by the City Engineer based on Table "1." The 17.38.090 Underground Utilities. subdivider shall improve the extension of all subdivision streets, highways, or public ways to The subdivider, as a condition of approval of the paved section of any County road, City a tentative map, shall provide for the street, or State highway. Street tie-in shall be in undergrounding of utilities as follows: accordance with the specifications of the City Engineer. A. All new utilities (e.g., cable television, electric, gas, telephone, and water) within 17.38.040 Structures. a proposed subdivision project shall be Structures shall be installed as deemed necessary installed underground in accordance with by the City Engineer for drainage, access, or the service policy and/or tariff(in effect at public safety. Such structures shall be placed to the time of development) of the public,private, or City utility involved. .38-2 • 0 • I I' B. All existing overhead distribution facilities 4. Any parcel map with a maximum of (e.g., cable television, electric, gas, four (4) residential parcels, no parcel telephone, and water) within a proposed of which has previously been exempted subdivision and along peripheral streets from this section—and where at least shall be replaced with underground fifty (50) percent of developed parcels distribution facilities at the subdivider's within a radius of 500 feet has been expense in compliance with the previously developed without specifications of the public, private, or City underground installation of utilities. �. utility involved. 5. That portion of a previously developed C. The subdivider is responsible for complying nonresidential parcel map. with the requirements of this section and ? 6 shall make the necessary arrangements with . The requirement to underground shall the utility companies for granting of apply to all utility lines traversing a easements and the installation of such subdivision or installed along the facilities. Exceptions to the subdivision side of the streets or alleys k undergrounding requirements are as adjoining the subdivision, except for j follows: electrical lines of 23kV or more. Where one (1) line is exempt, all 1. Transformers, pedestal-mounted parallel lines on that same pole shall terminal boxes, meter cabinets, and be exempt. concealed ducts may be placed above " ground if within the subdivision and The utility does not have in its are used solely in connection with the standard material inventory the underground distribution lines. materials needed to replace the existing �! overhead facilities with underground or 2. Non-wood poles supporting streetlights pad-mounted facilities (i.e., capacitor ti and the electrical lines within the poles banks, special voltage transformers, may be situated above the surface of etc.) the ground. D. All underground utilities, sanitary sewers, a 3. The Planning commission may waive and storm drains crossing streets, service any requirement of this section if roads, alleys, or highways shall be i topographical, soil, or other conditions constructed prior to the surfacing of such make such underground installation streets, service roads, alleys, or highways. unreasonable or impractical. Such Service connections for all underground I' conditions include, but are not limited utilities and sanitary sewers shall be placed to: to such length as will obviate the necessity (a) Where the cost to the subdivider for disturbing the street or alley improvements when service connections for undergrounding the existing thereto are made. overhead utilities would be an excessive burden to the E. Subdividers shall make the necessary subdivider with little or no benefit arrangements with cable television operators f! to the City undergrounding to comply with the following requirements policy. with respect to cable television installation r (b) Where the undergrounding of in residential subdivisions: c. existing overhead facilities would 1. Prewire all residential structures. require existing customers served ! from the line to have their service 2. Extend laterals to each residential facilities placed underground and structure. the majority of these customers do not want their facilities placed ' underground. �! i .38-3 r ! ! 0 17.38.100 Fencing and Landscape. lines, and at all curve points, both simple and compound, of street lines unless A. Where a subdivision abuts an arterial street otherwise approved by the City Engineer. or nonaccess collector street, the Planning Monuments in street intersections and at Commission may require the following angle and curve points of street lines shall improvements: be set on street centerline unless otherwise 1. Construction of a six- (6) foot or directed by the City Engineer provided, higher solid-block fence or an however, that the permanent monuments ,j alternative barrier at the street right-of- need not be set at angle and curve points on way line. the exterior boundaries of the subdivision when such points are distant 400 feet or 2. Installation of landscape, including less from another such permanent street trees, between the sidewalk and monument, the distance of 400 feet or less the fence required in 1. above. to be measured along the exterior 3. Installation of an automatic irrigation boundary. system including any required utility B. A permanent monument shall not be less meters. substantial and enduring than a rich 4. A wider landscape strip may be Portland cement concrete post at least six required by the Planning Commission. (6) inches in diameter by eighteen (18) inches long with a noncorroding metal B. The improvements shall be in accordance marker imbedded in the top thereof bearing a with City standards with all costs to be the the exact marked point thereon and responsibility of the subdivider. The otherwise conforming to law. Permanent Planning Commission may require that a monuments in streets shall be set in landscape maintenance district be formed to accordance with City construction maintain the above improvements. standards. 17.38.110 Medians and Center Islands. C. The engineer or surveyor shall also set at all lot corners and at all curve points on lot Medians and center islands shall be installed boundary lines a marker not less substantial when required by approval of a tentative map at and enduring than a steel pin five-eighths locations and in compliance with City (5/8) inches in diameter by eighteen (18) construction standards. inches long with a noncorroding-metal 17.38.120 Railroad Crossings. surface approximately one (1) inch in diameter on the head thereof driven flush Provision shall be made for any and all railroad with the existing ground surface and crossings necessary to provide access to or marked at the exact point. circulation within the proposed subdivision including the preparation of all documents D. Whenever lot corners are adjacent to necessary for application to the State Public existing concrete sidewalks or sidewalks to Utilities Commission for the establishment and be constructed as part of the improvements, improvement of the crossings. No cost of the chiseled or saw cut lines in the sidewalk railroad-crossing improvement shall be borne by shall indicate offsets of the lot corners. the City. 17.38.140 Benchmarks. 17.38.130 Permanent Monuments. A. Permanent-elevation benchmarks of a type A. Permanent monuments shall be set at all approved by the City Engineer and referred angle and curve points on the exterior to the City datum shall be set at each street boundaries of the subdivision, in all street intersection in the curb return or other intersections, at all angle points of street location approved by the City Engineer. B. Any monument or benchmark, as required by this chapter, which is disturbed or .38-4 'I �I destroyed before acceptance of all any other specific requirements of the improvements, shall be replaced by the Subdivision Map Act or this title. subdivider. 17.38.180 Consolidated Postal Delivery. C. Monuments and benchmarks shall be set before acceptance of the improvements by The final map shall show easements or other the City Council unless exception is mapped provisions for the placement of recommended by the City Engineer and centralized mail-delivery units. Specific approved by the City Council. locations for such units shall be to the satisfaction of the Postal Service and the Public � 17.38.150 Map and Report. Works Department. A map showing all subdivision improvements as 17.38.190 Real Estate Signs. built shall be filed with the City Engineer upon completion of the improvements. All real estate signs shall conform with Chapter 18.90 of the Municipal Code. (I 17.38.160 Field Notes Filed with City. 17.38.200 Bus Turnouts. Complete field notes, in a form satisfactory to the City Engineer showing references, ties, Bus turnouts shall be provided as required by the locations, elevations, and other necessary data Planning Commission including dedication of necessary right-of relating to monuments and benchmarks, set in --way in accordance with City accordance with requirements of this chapter, requirements, together with an area for a bus shall be submitted to the City Engineer to be shelter. retained by the City as a permanent record. 17.38.210 Fire Access to Open Space. ,I 17.38.170 Deferred Improvement All areas placed in an open-space easement to Agreements. the City of Redding are to have adequate fire The frontage improvements may be deferred for access as approved by the City of Redding. The divisions of land consisting of four (4) or less access routes shall be surfaced, fenced, and parcels when deemed appropriate by the City gated in accordance with the specifications of the Engineer. Deferral may be allowed when the City Engineer. City Engineer finds that construction is 17.38.220 Pedestrian and Bicycle Access. impractical due to physical constraints or the surrounding neighborhood is absent similar All access easements reserved for pedestrian and improvements. When improvements are bicycle use shall be surfaced with Portland deferred, the subdivider shall enter into an cement concrete or asphalt as required by the agreement with the City for the installation of all City Engineer and shall be fenced with five- (5) frontage improvements at a future date as foot-high, chain link or other acceptable determined by the City. The agreement shall be material. A barrier to prevent motor vehicle or consistent with the requirements of motorcycle use shall be installed. Section 16.06.020 of the Municipal Code. The agreement shall not relieve the subdivider from E f .38-5 i CHAPTER 17.40 CONSTRUCTION INSPECTION AND ACCEPTANCE OF IMPROVEMENTS Sections: 17.40.010 Inspection. 17.40.020 Completion of Improvements. 17.40.030 Acceptance of Improvements. 17.40.010 Inspection. C. Extensions. The completion date for improvements may be extended by the City All required improvements shall be constructed Council for subdivisions of five (5)or more under the inspection of and to the approval of parcels and by the Planning Commission or the City Engineer. Cost of inspection and the Board of Administrative Review for approval shall be paid by the subdivider on an subdivisions of four (4) or less parcels for hourly basis. one (1)additional year upon written request by the developer and the submittal of 17.40.020 Completion of Improvements. adequate evidence to justify the extension. This request shall be processed the same as A. Subdivisions of Five (S) or More Parcels. an amendment to the tentative map. The In the case of bonding, subdivision request shall be made not less than thirty improvements shall be completed by the (30) days prior to expiration of the subdivider within twenty-four (24) months, subdivision improvement agreement. or such time as approved by the City Engineer not to exceed a period of thirty- The subdivider shall enter into a six (36) months from the recording of the subdivision improvement agreement final map, unless an extension is granted by extension with the City. For subdivisions the City Council. of five (5) or more parcels, the agreement B. Subdivisions of Four (4) or Less Parcels. shall be prepared and signed by the City Engineer, approved as to form by the City Completion of improvements shall be Attorney, executed by the subdivider, and completed at the time a permit or other transmitted to the City Council for its grant approval for the development of any consideration. If approved by the City parcel within the subdivision is applied for, Council, the Mayor shall execute the unless said improvements are deferred (see agreement on behalf of the City. Section 17.38.150). The completion of the improvements may be required by a In consideration of a subdivision specified date by the City when the improvement agreement extension, the completion of such improvements is found following may be required: to be necessary for public health or safety or for the orderly development of the 1. Revision of improvement plans to surrounding area. This finding shall be provide for current design and made by the Planning Commission or construction standards when required Board of Administrative Review. The by the City Engineer. specified date, when required, shall be stated in the subdivision improvement 2. Revision of improvement construction agreement. Improvements shall be estimates to reflect current completed prior to final building inspection improvement costs as approved by the or occupancy of any unit within the City Engineer. subdivision. .40-1 IfVfVII I 3. Increase of improvement securities in subdivision improvements must be accepted accordance with revised construction by the City Council. estimates. Acceptance of the improvements shall 4. Inspection fees may be increased to imply only that the improvements have reflect current construction costs, but been completed satisfactorily and that shall not be subject to any decrease or public improvements have been accepted refund. for public use. The City Council may impose additional B. Notice of Completion. If the subdivision requirements as recommended by the City has been accepted by the City, the City 4' Engineer or as it may deem necessary as a Clerk shall cause to be filed with the condition to approving any time extension County Recorder a Notice of Completion. for the completion of improvements. C. Acceptance of a Portion of the The costs incurred by the City in Improvements. When requested by the processing the agreement shall be borne by subdivider in writing, the City may the subdivider at actual cost. consider acceptance of a portion of the improvements as recommended by the City 17.40.030 Acceptance of Improvements. Engineer. The improvements will be accepted by the City only if it finds that it h A. General. When all improvement is in the public interest and such deficiencies have been corrected and improvements are for the use of the general as-built improvement plans filed, the public. Acceptance of a portion of the subdivision improvements shall be improvements shall not relieve the considered by the City for acceptance. All subdivider from any other requirements imposed by this article. I .I r u .40-2 �! li 'i CHAPTER 17.41 DEDICATIONS AND RESERVATIONS Sections: 17.41.010 Purpose. 17.41.020 Dedications Required. 17.41.030 Dedications for School Purposes. 17.41.040 Waiver of Direct Access Rights. 17.41.050 City Council Acceptance. 17.41.060 Effective Date of Acceptance. 17.41.070 Reservations for Public Use. 17.41.010 Purpose. more, and further provided that the City Council finds that transit services are or The purpose of this chapter is to comply with will, within a reasonable time period, be Article 3 of Chapter 4 of the Subdivision Map made available to such subdivision, the Act of the State and to provide by ordinance for subdivider shall dedicate or make an the dedication or irrevocable offer of dedication irrevocable offer of dedication of land of real property within the subdivision for the within the subdivision for local transit various public purposes set forth therein, facilities such as bus turnouts, benches, excepting only park and recreational. shelters, landing pads, and similar items which directly benefit the residents of the 17.41.020 Dedications Required. proposed subdivision. From and after the effective date of this chapter, D. Dedication of reasonable public access to the subdivider or subdividers of any proposed and along public waterways as defined in, subdivision within the City shall dedicate or and subject to, the provisions of Sections make an irrevocable offer of dedication of real 66478.4 and 66478.5 of the Subdivision property within the subdivision for the following Map Act. purposes: E. Dedication of the 100-year floodplain of the A. Streets and alleys including access rights Sacramento River and its tributary streams and abutter's rights, drainage easements, within the boundary of a subdivision public-utility easements, and other public including dedication of any buffer area easements as required- which may, in the opinion of the Planning Commission, be necessary for purposes of B. If the subdivision as shown on the final protecting water quality, riparian map thereof contains 200 or more parcels, vegetation, and/or wetlands. the subdivider shall, in addition, dedicate such additional land as may be necessary F. Dedication of slopes in excess of twenty and feasible to provide bicycle paths for the (20) percent where determined by the use and safety of the residents of the Planning Commission to be integral to the subdivision. establishment of a public greenway corridor C. Provided the subdivision as shown on the or directly related to a public park. tentative map has the potential for 17.41.030 Dedications for School Purposes. 200 dwelling units, or more if developed to the maximum density shown on the adopted Any subdivider who has owned the land being General Plan, or contains 100 acres or subdivided for less than ten (10) years prior to .41-1 t h the filing of the tentative map and is developing irrevocable offers of dedication are rejected at or completing the development of one (1) or such time relative to streets, paths, alleys, more subdivisions in one (1) or more school rights-of-way for local transit facilities or storm- districts maintaining an elementary school may drainage easements, the offer of dedication shall be required to dedicate to the school district, or remain open; and the City Council may, by districts, such land as the City Council shall resolution at any later date and without further deem to be necessary for the purpose of action by the subdivider, rescind its action and N constructing such elementary schools as are accept and open the aforesaid streets, paths, necessary to ensure adequate public school alleys, rights-of-way for local transit facilities, service for the residents of the subdivision. This or storm-drainage easements for public use. requirement of dedication shall be imposed at Such later acceptance shall be recorded in the the time of approval of the tentative map. The office of the County Recorder. City, school district(s)and subdivider(s)affected shall have all of the respective powers and 17.41.060 Effective Date of Acceptance. obligations set forth in Section 66478 of the Subdivision Map Act with respect to such Acceptance of offers of dedication on a final dedications. map shall not be effective until the final map is filed in the office of the County Recorder or a 17.41.040 Waiver of Direct Access Rights. resolution of acceptance by the City Council is filed in such office. j In the requirements for dedications or irrevocable offers of dedication of streets, the 17.41.070 Reservations for Public Use. Planning Department may include a requirement of a waiver of direct-access rights to any such As a condition of approval of any subdivision, street from any property shown on a final or the tentative map of which is filed subsequent to l parcel map as abutting thereon; and if the the adoption of any relevant specific plan or the dedication is accepted, any such waiver shall General Plan, the subdivider may be required to become effective in accordance with its reserve areas of real property within the provisions. subdivision pursuant to the provisions and tt subject to the powers and obligations set forth in f, 17.41.050 City Council Acceptance. Article 4 (commencing with Section 66479) of Chapter 4 of the Subdivision Map Act. Public At the time the City Council approves a final uses of such areas include, but are not limited map, it shall also accept, accept subject to to, locations for fire stations, electric improvement, or reject any irrevocable offer of substations, wells, recreational facilities, and h dedication. The City Clerk shall certify on the libraries. map the action by the legislative body. If any r C ,k V r I k f C .41-2 I i 0 CHAPTER 17.42 PARK AND RECREATIONAL LAND DEDICATIONS AND IN-LIEU FEES Sections: 17.42.010 Purpose. 17.42.020 Requirements. 17.42.030 Limitations on Application of Chapter. 17.42.040 Amount of Parkland to be Dedicated. 17.42.050 Requirements for Dedication. 17.42.060 Formula for Fees In Lieu of Land Dedication. 17.42.070 Credits. 17.42.080 Credit for School Sites. 17.42.090 Subdivider provided Park and Recreation Improvements. 17.42.100 Procedure. 17.42.110 Disposition of Fees. 17.42.120 Sale of Dedicated Land. 'i 17.42.010 Purpose. 17.42.020 Requirements. This chapter is enacted pursuant to the authority As a condition of approval of a final map or granted by Section 66477 of the Government parcel map, the subdivider shall dedicate land or Code of the State to provide by ordinance for pay a fee in lieu thereof, or both, at the option the dedication of land, the payment of fees in of the City, for park or recreational purposes I lieu thereof, or a combination of both, for park according to the standards and formula contained and recreational purposes as a condition to in this chapter. approval of a final map or parcel map. 17.42.030 Limitations on Application of The park and recreational land requirements Chapter. imposed shall be compatible with the Open Space and Conservation Element and the A. In subdivisions containing fifty (50) parcels Recreation Element of the City's General Plan or less, the City shall require only the and shall be in accordance with the principles payment of fees and shall not require the and standards set forth in the Plan. The amount dedication of land. and location of land to be dedicated or the fees to be paid do, in the opinion of the City B. Subdivisions containing less than five (5) Council, bear a reasonable relationship to the parcels and not used for residential park and recreational needs of the future purposes shall be exempted from the inhabitants of the subdivision. When fees are requirements of this chapter provided, charged in lieu of land dedication, the City however, that a condition shall be placed on Council obliges itself to spend such fees upon the approval of such parcel map that if a the development of park or recreational facilities building permit is requested for for the use of the inhabitants of such subdivision construction of a residential structure or within five (5) years after the payment of such structures on one (1) or more of the fees or within five (5) years after the issuance of parcels, the fee may be required to be paid building permits on one-half ('/z) of the lots of by the owner of each such parcel as a the subdivision, whichever occurs later. condition to the issuance of such permit. C. The provisions of this chapter do not apply to commercial or industrial subdivisions, .42-1 r I nor do they apply to condominium dwelling units shall be based on the density projects or stock cooperatives which permitted by the particular zoning or General consist of the subdivision of airspace Plan classification of the subject property. in an existing apartment building which is more than five (5) years old Should a rezoning or General Plan amendment when no new dwelling units are added. application accompany the tentative map, density shall be calculated according to the density of 17.42.040 Amount of Parkland to be the designation requested. However, if it Dedicated. appears that the actual number of dwelling units, which will be built, is reasonably certain for the It is found and determined that the public foreseeable future and is less than the highest interest, convenience, health, welfare, and safety density permitted in the applicable zone, then the I' require that five (5) acres of property for each calculations shall be based upon such actual 1,000 persons residing within this City be density. In the event that the calculation is devoted to neighborhood and community-park based upon actual density, a note shall be placed recreational purposes. upon the final map or parcel map that prior to the issuance of a building permit for all or any Where the Planning Commission requires the part of the subject property at a higher density dedication of land as a condition of a final map, than was used for the calculations made pursuant the amount of such land will be based on the to this chapter, the building-permit applicant following: shall pay the difference between the fee paid pursuant to this chapter and the fee which would Housing Type Park Area per Unit have been required had the calculations been Single family 600 square feet based upon the density proposed in the building- Duplex, triplex, fourplex 485 square feet permit application. Apartment (five or more units) 410 square feet {{' Mobilehome 395 square feet In the case of a condominium project or planned {' development, the number of new dwelling units The above reflects the amount of land required to be dedicated to achieve five (5) acres of shall be the number of condominium units or parkland per 1,000 population. The density planned-development units. The term "new dwelling unit" does not include dwelling units factors have been established pursuant to Section 66477(b) of the Government Code and lawfully in place prior to the date on which the are based on population-per-dwelling-unit parcel or final map is filed. estimates supplied by the State Department of 17.42.050 Requirements for Dedication. Finance as follows: A. The subdivider shall, without credit, Number of Persons provide: Housing Type per Dwelling Unit Single family 2.770 1. Full-street improvements and utility ' connections including, but not limited Duplex, triplex, fourplex 2.222 Apartment (five or more units) 1.894 to, curbs, gutters, street paving, Mobilehome 1.822 traffic-control devices,street trees,and sidewalks to land which is dedicated For the purposes of this section, the number of pursuant to this section or provide any © ;i new dwelling units in areas designated for necessary easements for usable public one (1) dwelling per parcel arcel shall be based access together with any necessary on the number of parcels indicated on the final access improvements. map. When all or part of the subdivision is located in an area classified for more than one 2. Fencing along the property line of that (1) dwelling unit per parcel, the number of new portion of the subdivision contiguous to the dedicated land. f, .42-2 G 6 h 3. Improved drainage through the site. lieu of dedicating land, pay a fee equal to the value of that land which would 4. Other minimal improvements which otherwise be required to be dedicated. the City determines to be essential to However, nothing in this section shall the acceptance of the land for prohibit the dedication and acceptance of recreational purposes. land for park and recreation purposes in subdivisions of fifty (50) parcels or less ..1. B. Lands to be dedicated or reserved for park where the subdivider proposes such I and/or recreational purposes shall be dedication voluntarily and the land is suitable, in the opinion of the City, in acceptable to the City. location, topography, environmental characteristics, and development potential In subdivisions of more than fifty (50) I. for park uses. The primary intent of this parcels, the subdivider shall: section shall be construed to provide the land for functional recreation units of local 1. Dedicate land in accordance with this or neighborhood service including, but not chapter and the park needs determined limited to, tot lots, play lots, playgrounds, in the General Plan. neighborhood parks, playfields, community or district parks, and other specialized 2. Dedicate land and pay in-lieu fees recreational facilities that may serve the under the following circumstances: family group and also senior citizen and I child-care activities. Principal a. When only a portion of the land consideration shall be given to lands that proposed for a park site is ' offer: acceptable to the City as the site for a local park, such portion 1. A variety of recreational potential for shall be dedicated for local-park all age groups. purposes; and a fee computed pursuant to the provisions of this 2. Recreational opportunities within section shall be paid for the value walking distance from residents' of any additional land that would homes. have been required to be dedicated pursuant to this chapter. 3. Possibility for expansion, connection, or coordination with school grounds. b. When a major part of the local- park or recreation site has already 4. Integration with hiking, riding, and been acquired by the City and bicycling trails; natural-stream only a small portion of land is reserves; and open_ space. needed from the subdivision to complete the site, such remaining 5. Coordination with other park systems. portion shall be dedicated; and a fee computed pursuant to the 6. Frontage on at least one(1) existing or provisions of this section shall be proposed public street. paid in an amount equal to the 17.42.060 Formula for Fees In Lieu of value of the land which would Land Dedication. otherwise have been required to be dedicated pursuant to this A. General Requirements. Where the Planning chapter. Commission has required the payment of If the amount of land required to fees in lieu of land dedication or the be dedicated is less than the area proposed subdivision of land contains fifty of the park or recreation facility (50) parcels or less, the subdivider shall, in deemed necessary by the City, the .42-3 fl I' subdivider shall set aside the remainder of said 17.42.070 Credits. it park area at the option of the City Council pursuant to reservation provisions of the The City may grant credit for privately owned Subdivision Map Act as may be amended. and maintained common open-space or recreational facilities, or both, in planned B. Calculation of In-lieu Fees. The amount of developments or real-estate developments as in-lieu fees shall be based upon the fair defined in Sections 11003 and 11003.1 of the market value of the amount of land which Business and Professions Code. The partial would otherwise be required for dedication. credit, not to exceed seventy-five (75) percent, The fair market value shall be determined shall be given against the requirement of land N annually by resolution adopted by the City dedication or payment of fees in lieu thereof if Council. The amount to be paid shall be a the City finds that it is in the public's interest to sum calculated pursuant to the following do so by meeting Subsection A, 1 through 4, formula: below, and providing any or all of the facilities delineated in Subsection B, 1 through 5, below: A x V = M A. 1. The facilities proposed are in Where A = The amount of land required substantial accordance with the for dedication as determined provisions of the Recreation Element in Section 17.42.040. of the General Plan, and the facilities will provide for park needs of the Where V The fair market value (per residents of the project in such a acre) of the property to be manner as to reduce the impact on subdivided as established by existing facilities or reduce the need to resolution of the City provide new facilities by the City. Council. 2. Yards, court areas, setbacks, and other M = The number of dollars to be private open-space areas required by paid in lieu of dedication of the zoning and building regulations land. shall not be included in the credit C. Use of Money. The money collected computation. hereunder shall be used only for the 3. Provision is made by written purpose of acquiring necessary land and agreement,recorded covenants running developing new or rehabilitating existing with the land, or other contractual park or recreational facilities. In collecting instrument that the areas shall be funds pursuant to this chapter, the City adequately maintained. shall assign said funds to the general geographic area of the subdivision by 4. The use of private open-space or placing said funds in trusts based on the recreation facilities is limited to park four (4) geographic areas listed below and and local recreation purposes, and depicted on Exhibit A, attached hereto, a shall not be changed to another use I copy of which is on file in the office of the without the express written consent of f' City Clerk: the City. 1. Northwest. B. 1. Recreational open spaces, which are 2. Northeast. generally defined as park areas for 3. Southwest. active recreation pursuits such as 4. Southeast. soccer, golf, baseball, and football. 2. Court areas, which are generally defined as tennis courts, badminton i .42-4 l f 0 • courts, shuffleboard courts, or 17.42.090 Subdivider-Provided Park and similar hard-surfaced areas Recreation Improvements. especially designed and exclusively used for court games. At the option of the City Council, a subdivider may improve dedicated land. The value of park 3. Recreational swimming areas, which and recreation improvements provided by the are defined generally as fenced areas subdivider to the dedicated land shall be credited devoted primarily to swimming, against the fees or dedication of land required by diving, or both including decks, this chapter. The City Council reserves the lawned areas, bathhouses, or other right to approve such improvements prior to facilities developed and used agreeing to accept the dedication of land and to exclusively for swimming and diving. require in-lieu fee payments should the land and improvements be unacceptable. 4. Recreation buildings, designed and primarily used for the recreation needs 17.42.100 Procedure. of the residents of the development. At the time of approval of the tentative map, the 5. Special areas, which are generally Planning Commission shall determine whether defined as areas of scenic or natural land, in-lieu fees, or a combination of land and beauty; historic sites; hiking, riding, fees shall be dedicated and/or paid by the bicycling trails including pedestrian subdivider. If the Planning Commission walkways separated from public roads; requires in-lieu fee payment by the subdivider, and similar types of open-space or the Commission will set the amount of land recreational facilities which, in the sole upon which the in-lieu fee will be based. judgement of the City, qualify for a credit. At the time of filing of the parcel map or final map, the subdivider shall dedicate the land 17.42.080 Credit for School Sites. and/or pay the fees as determined by the City. At the discretion of the Planning Commission, Where land for a school site is given free and fees may be paid prior to the issuance of any clear to a school district by a developer, building permit (rather than at the time of pursuant to the approval of a tentative map, and recording a parcel or final map) for any the gift provides that the playground area shall structure in a subdivision that can be developed be available to the general public during with more than fifteen (15) units under the nonschool hours, such land may be credited existing zoning and/or General Plan against the requirements of Section 17.42.040 classification of the project. This does not provided that the City Council finds it in the include planned developments or condominiums. public interest to do so. In_the event a school is not constructed on the gift land and the real For any subdivision in which dedication is property is returned to the original subdivider or required, the documents dedicating such land to another successor-in-interest,the requirements shall be approved by the City and recorded of Section 17.42.040 that were in effect at the contemporaneously with the final map. When time the land was given to the school district land is to be dedicated, it shall be dedicated free shall apply; and the City Council, at its and clear of all liens, charges, and discretion, may require a park dedication from encumbrances. the land being returned, payment of in-lieu park fees, or a combination thereof. The 17.42.110 Disposition of Fees. determination of the City Council as to whether credit shall be given and as to the amount of Fees determined pursuant to Section 17.42.060 credit shall be final and conclusive. shall be paid to the City Treasurer and shall be .42-5 Ii deposited into the subdivision park trust fund or the first stage of development, circumstances }I its successor. Money in said fund, including arise which indicate that another nearby site !' accrued interest, shall be expended solely for would be more suitable for local park or acquisition or development of park land or recreational purposes serving the subdivision and improvements related thereto. the neighborhood (such as receipt of a gift of additional park or a change in school location), Collected fees shall be appropriated within five the land may be sold upon the approval of the (5) years upon receipt of payment or within City Council with the resultant funds being used five (5) years after the issuance of building for purchase of a more suitable site within one- permits on one-half ('/z) of the lots created by half ('h) mile of the dedicated site. If the City the subdivision, whichever occurs later. If such Council determines that a dedicated site is not fees are not so committed, these fees, without desired as a park site, it may return the site to any deductions, shall be distributed and paid to the original subdivider in exchange for payment the then record owners of the subdivision in the of the in-lieu park fee that would otherwise have same proportion that the size of their lot bears to been collected. Should the subdivider not accept the total area of all lots in the subdivision. said offer within ninety (90) days of submittal of an offer by registered mail, the City may sell the The Finance Director shall report to the City property at fair market value provided all funds Council at least annually on income, are retained for park improvements within the expenditures, and status of the subdivision park region in which the park is located as listed in " trust fund. Section 17.42.060(C). In the event the original subdivider is no longer alive or there is not an �I 17.42.120 Sale of Dedicated Land. immediate heir, the City may sell the land If during the ensuing time between dedication of subject to the same restriction on use of the i funds as set forth in the preceding sentence. land for park purposes and commencement of 'u t E` i i r N .42-6 �' r► CHAPTER 17.44 i MODIFICATIONS OF PROVISIONS Sections: 17.44.010 Title Provisions. ;j 17.44.020 Referral for Recommendation. 17.44.030 Conformance with Objectives of Regulations. 17.44.040 Condominiums, Community Apartments, and Cluster-Type Subdivisions. 17.44.010 Title Provisions. C. That the modification is necessary for preservation and enjoyment of a substantial Whenever the land involved in any subdivision property right of petitioner and does not is of such size or shape, is subject to such title result in a special privilege not available to limitations of record, is affected by such others in the same circumstance. topographical location or conditions, or is to be devoted to such use that it is impossible, D. That the granting of the modification will impractical, or undesirable in a particular case not be detrimental to the public welfare or ` for the subdivider fully to conform to the safety or be injurious to other property in I regulations contained in this title, the Planning the territory in which the property is '{ Commission may permit modification thereof, as situated. '{ necessary, if the modifications are in conformity `! with the spirit and purpose of the Subdivision 17.44.020 Referral for Recommendation. i Map Act, the Redding General Plan, and this title. An application for any such modification Each proposed modification shall be referred to jshall be made by a petition of the subdivider, the department under whose jurisdiction the stating fully the grounds of the application and regulation comes, and the department shall the facts relied upon by petitioner. The petition transmit to the Planning Commission his or its j shall be filed with the submittal or after the written recommendation. That recommendation acceptance of the tentative map of the shall be reviewed prior to the recommending of subdivision. In order for the property referred any modification. to in the petition to come within the provisions of this section, it shall be necessary that the 17.44.030 Conformance with Objectives of Planning Commission shall find the following Regulations. facts with respect thereto: - In approving or conditionally approving A. That there are exceptional or extraordinary exceptions or modifications, the Planning circumstances or conditions applicable to Commission shall maintain the objectives of the the property such as topography, fixed regulations to which the modifications are right-of-way, unique location of easements, granted as to light, air, public health, safety, etc. convenience, and general welfare. Any action taken with reference to the requested B. That because of the unique nature of a modification shall be subject to appeal by any particular subdivision concept, design interested person in accordance with and subject innovations are proposed which meet the to the provisions of Chapter 17.48. functional standards of the zoning and subdivision regulations without strict adherence to the requirements of this chapter. .44-1 i! 0 i i 17.44.040 Condominiums, Community appropriate be provided to ensure the Apartments,and Cluster-Type Subdivisions. development of the improvements necessary to protect the health, safety, and welfare of In the case of condominium subdivisions, the citizens of the City. common interest subdivisions, and community apartment subdivisions, as defined by the B. That a legal entity pursuant to the laws of Subdivision Map Act, and cluster-type the State will be established for the control subdivisions and planned developments, the and maintenance of all land and Planning Commission may approve or improvements to be held in common. The U conditionally approve such subdivisions provided legal entity shall possess the authority to the following findings are made. make sufficient assessments and be responsible for maintenance of all facilities A. That adequate light and air space; vehicular and be self-sustaining. and pedestrian access; utilities including, but not limited to, water, sewer, electrical C. That the granting of approval or conditional power, gas, and storm drainage; public approval of the subdivision shall not be services such as fire protection, police detrimental to the public welfare or protection, and solid-waste disposal; injurious to other property in the territory recreational facilities;landscaping;and such in which the property is situated. i other factors as the City may deem I' l EI! I r p, �i r. {i ii p is p i ti P .44-2 r i j CHAPTER 17.46 HILLSIDE DEVELOPMENT Reserved i .46-1 k CHAPTER 17.48 �I APPEALS Sections: 17.48.010 Procedure. 1� 17.48.010 Procedure. B. A public hearing shall be held, notice of r which shall be given not less than ten (10) A. Any aggrieved person may appeal any days prior thereto by mailing, postage N determination or requirement of an advisory prepaid, a notice of the time and place of j4 agency in accordance with provisions of the hearing to the applicant and to persons Section 66452.5 of the Subdivision Map owning property within a distance of not Act. Appeals of determination of the less than three-hundred (300) feet from the Planning Director shall first be heard by the exterior boundaries of the area to be Board of Administrative Review. Appeals subdivided, which is the subject of the of determination or requirements of the hearing. Board of Administrative Review shall first be heard by the Planning Commission. C. Within ten (10) days of the conclusion of Appeals of determination or requirements the public hearing, the body hearing the of the Planning Commission shall be heard appeal shall notify the applicant in writing by the City Council. of its determination. i �I i II r, I i� i I I .48-1 I: P i CHAPTER 17.50 RESIDENTIAL CONDOMINIUMS AND CONDOMINIUM CONVERSIONS Sections: 17.50.010 Purpose. 17.50.020 Definitions. 17.50.030 Permitted Uses. 1750.040 Off-Street Parking. 1750.050 Private Storage Space. 1750.060 Laundry Facilities. 1750.070 Fire Prevention. 1750.080 Public Facilities. 1750.090 Density. 1750.100 Height, Yard, and Lot Requirements. i 17 50.110 Area. 17.50.120 Street Access. 17.50.130 Open Space. 17.50.140 Conversion to Condominiums-Annual Limitation. 17.50.150 Condominium Conversion Project Requirements and Procedures. 1750.160 Physical Standards for Condominium Conversion Projects. 1750.170 Subdivider's Relocation Assistance Plan. 17.50.180 Subdivision Application-Preliminary Condominium Plan. 1750.190 Condominium Conversion Project-Additional Information Required. 17.50.200 Effect of Proposed Conversion on the City's Low and Moderate Income Housing Supply. 17.50.210 Findings-Condominium Conversion Projects. 1750.220 Buyer Information-Condominium Conversion Projects. 1750.230 Waiver of Standards. 1750.240 Final Condominium Plan Consideration. 1750.250 Final Map Requirements. 1750.260 Expiration. 17.50.010 Purpose. B. This chapter also establishes requirements and standards for the conversion of existing A. This chapter is intended to provide for the apartments or other facilities to residential development of airspace, common-interest condominiums and other forms of subdivisions, and other community housing community housing projects. The City projects. The City recognizes the need for recognizes that while condominium different standards than those set forth in conversions may provide favorable housing- the Planned Development District or other ownership opportunities, they also present zoning districts for the development of some unique concerns which require special airspace, common-interest residential attention and regulation. The regulations developments at densities of nine (9) units set forth in this chapter pertaining to per acre or greater. It is intended that such condominium conversions address the residential development be primarily single needs, goals, and policies of the Housing family, owner-occupied in nature. Element of the City General Plan including, Requirements and standards set forth in this but not limited to, the following: section reflect this premise. .50-1 N 1. t, i 0 1. A potential loss of rental housing and public and commercial facilities with units j displacement of tenants due to which are decent, safe, and sanitary and condominium conversions. which are generally similar in size, price, and amenities to those of the proposed 2. A lack of affordable rental and owner project. housing. C. "Condominium," as defined in Section 783, 3. Encourage an adequate housing California Civil Code, means an estate in selection by location, type, price, and real property consisting of an undivided tenure. interest in common in a portion of a parcel f! of real property together with a separate fl 4. Minimize tenant displacement and loss interest in space in a residential, industrial, of rental housing as a result of or commercial building on property such as condominium and cooperative an apartment, office, or store. conversions. D. "Condominium conversion project" means 5. Encourage new condominium an occupied multiple-dwelling development construction rather than conversion in in which existing dwellings are converted to order to assist in maintaining an a residential condominium project, a adequate supply of rental housing. community apartment project, or a stock cooperative. Condominium conversion C. The regulations set forth in this chapter project does not pertain to the conversion of shall apply in all "R-2," "R-3," "R-4," a mobilehome park into acommon-interest "RM " "CO " "C-1," "C-2," and "U" Zoning Districts provided they conform to subdivision. C the General Plan. E. "Elderly" means a person sixty-two (62) i� y 17.50.020 Definitions. ears of age or older. F. "Handicapped" means the same as defined For the purpose of this chapter, certain words by Section 50072, California Health and and phrases are defined and certain provisions Safety Code. shall be construed as herein set forth unless it shall be apparent from its context that a different G. "Low or moderate income" means the same meaning is intended. as defined by Section 50093, California A. "Community apartment project, as defined Health and Safety Code. in Section 11004, California Business and H. "Residential condominium" means a Professions Code, means a development of condominium for residential purposes. real property in which an undivided interest in the land is coupled with the right of I. "Stock cooperative," as defined in exclusive occupancy of a designated Section 11003.2, California Business and Ii residential unit located thereon or therein. Professions Code, means a corporation For the purposes of this chapter, which is informed or availed of primarily "community apartment project" means the for the purpose of holding title to, either in same thing and shall be treated in the same fee simple or for a term of years, improved way as a "residential condominium project" real property if all or substantially all of the I' as defined in this section. shareholders of such corporation receive a right of exclusive occupancy in a portion of !' B. "Comparable replacement housing" means the real property title to which is held by available rental housing located within the corporation, which right of occupancy reasonable proximity to a proposed is transferable only concurrently with the condominium conversion project and to transfer of the share or shares of stock in .50-2 g 4 I, • the corporation held by the person efficiency, one- (1) bedroom and two- (2) having such right of occupancy. For bedroom residential unit; two (2) covered the purposes of this chapter, stock parking spaces shall be provided for each cooperative shall be treated in the residential unit with three (3) or more same way as a residential bedrooms. Assigned spaces shall be within condominium project as defined in this reasonable proximity of respective units. section. Additional unassigned tenant/owner parking spaces and guest parking spaces shall be J. "Utilities" means any components of sewer, enclosed with solid fencing and/or intensive water, electric, and natural gas systems. landscaping. 17.50.030 Permitted Uses. B. Commercial. Off-street parking for commercial uses shall not be less than A. Any use approved and made a part of the required in Chapter 18.62 of this code. residential condominium plan as provided in this chapter shall be permitted including 17.50.050 Private Storage Space. residential, retail or office commercial, utility, institutional, educational, cultural, Each unit shall have at least 240 cubic feet of recreational, or other uses. Industrial or enclosed, weatherproofed, and lockable private commercial service uses shall not be storage space with a minimum horizontal surface permitted in a residential condominium. area of twenty-five (25) square feet in addition Only recreational or open-space uses shall to guest, linen, pantry, and clothes closets be permitted in the areas designated on the customarily provided within a unit. Such space City General Plan as "greenway, steep shall be provided in any location as approved by slope, and creek bed." Retail-commercial the Planning Commission at the time of or office uses shall be permitted only in approval, but shall not be divided into more than areas designated for commercial uses in the two (2) locations. City General Plan and shall not represent more than twenty-five (25) percent of the 17.50.060 Laundry Facilities. gross floor area of a residential condominium project. A laundry area shall be provided in each unit for a washer and dryer, or if common laundry areas B. Residential condominiums shall not are provided, such facilities shall consist of not combine various uses in a manner which is less than one (1) automatic washer for each incompatible, and development shall five (5) units or fraction thereof, and one (1) conform to the City General Plan. automatic dryer for each eight (8) units or fraction thereof. 17.50.040 Off-street Parking. 17.50.070 Fire Prevention. Off-street parking shall be not less than the following: For the purposes of fire prevention and life safety, building standards for residential A. Residential. One and one-half (1'/z) condominium projects shall be as follows: parking spaces per unit for efficiency and one- (1) bedroom units; two (2) parking A. New Construction. All common walls shall spaces per unit for units with two (2) or have a one- (1) hour fire rating from the more bedrooms; guest parking at a ratio of foundation to the bottom of the roof one (1) parking space for every five (5) sheeting; all common floor/ceiling dwelling units; recreational vehicle parking assemblies shall have a one- (1) hour fire at a ratio of one (1) parking space for every rating; and mechanical penetrations through five (5) dwelling units. One (1) covered a wall or a floor/ceiling assembly shall be parking space shall be provided for each prohibited. .50-3 r B. Condominium Conversion Projects. All for nonresidential uses and residential uses common walls shall have a one- (1) hour are proposed within the area, the maximum fire rating from the ground floor to the residential density permitted shall be bottom of the roof sheeting; all common twenty-four (24) units per acre. floor/ceiling assemblies shall have a one- (1) hour fire rating; ducts through common C. Commercial uses in a condominium shall be floor/ceiling assemblies shall be dampened integrated into the development and shall for fire resistance to the satisfaction of the consist only of retail stores, offices, or Building Official and the Fire Marshal; exit personal-service establishments as defined and area-separation requirements in effect at in Chapter 18.04. the time of an application shall be met; and alarms shall be provided as per Title 25 of D. Density bonuses not to exceed ten (10) California Administrative Code. This percent of the base densities permitted by gg provision applies only to units constructed the General Plan may be permitted. In R prior to the effective date of this chapter. order to grant bonus units, the following findings must be found to be in evidence: C. Provision and Maintenance of Fire Protection System. The type, location, and 1. That the number of units and the capacity of fire hydrants and water mains improvements proposed will not shall meet City specifications. All on-site overburden the capacity of drainage fire hydrants, water mains, fire alarm facilities, utilities, or streets. i systems, portable fire extinguishers, and other fire-protective supplies shall be 2. That the density and design of the retained in an operable condition at all project is compatible with adjoining times, maintained by the homeowners development. I association, and delineated in the covenants, i' conditions, and restrictions. 3. That there are no unmitigated ' substantial adverse environmental D. Fire Fighting Access. Access shall be impacts. provided as set forth in the Uniform Fire 4. That the development shall conform Code. with the goals and objectives of the 17.50.080 Public Facilities. General Plan. All uses within a residential condominium shall 5. That the development accomplishes the be served by public water, sewer, and electric purpose of this chapter and one (1) or systems. All utilities shall be located more of the following objectives. underground. Separate electric and water meters a. Provision of open space through shall be provided for each unit. unique design. 17.50.090 Density. b. Energy-conservation measures in A. The maximum residential density permitted excess of code requirements or in a residential condominium project shall the application of alternate energy be computed by deducting any areas shown systems. �I on the General Plan as "greenway, steep c. Providing homeownership slope, and creek bed." The remaining area opportunities to low-to moderate- j! shall then be multiplied by the density income families, as defined in the factors shown on the General Plan. General Plan Housing Element, B. Where the General Plan designates any through purchase price or portion of the residential condominium area financing incentives. .50-4 �! I! 17.50.100 Height, Yard, and Lot 17.50.120 Street Access. Requirements. Residential condominium projects must adjoin Building height, yards, and distance between and derive primary vehicular access from a buildings shall be as established on the approved dedicated street. Such streets shall be improved final plan provided that any building or structure to existing City standards for streets of a size shall be set back at least fifteen (15) feet from adequate to serve the anticipated traffic. the -nearest point on the perimeter of the Frontage on a public street shall not be less than residential condominium site in residential forty (40) feet in width. districts and ten (10) feet in commercial districts and provided that where the site abuts an 17.50.130 Open Space. "R-1" Single Family Residential District, any building or structure shall be set back at least A. A residential condominium project shall one (1) foot for each foot of building height include private open space adjacent to each from the nearest point on the perimeter where dwelling consisting of balconies, fenced the site abuts that district. decks, or fenced land areas. For each dwelling unit, private open space shall be a Maximum building height shall be based on the minimum of 150 square feet or General Plan classifications as follows: twenty-five (25) percent of the gross floor area, whichever is less, provided that for General Plan Classification Maximum Building Height dwelling units located entirely above the (units/acre) (stories) ground floor the minimum private open 2 space shall be sixty (60) square feet. 12 9 is 2 B. A residential condominium project shall 24 3 also include common open space consisting Commercial 5 of deck, rooftop garden, water, or land with landscaping or natural vegetation. At least fifty (50) percent of the required Maximum building height shall not exceed two common open space shall have a slope of (2) stories on any site within 200 horizontal feet five (5) percent or less and shall be of the 100-year flood elevation of the landscaped or improved in a manner which Sacramento River, nor shall it exceed the makes it available for general multipurpose maximum building height set forth in any recreationand leisure use. Not more than applicable zoning district in which a residential one-half([/2) of this required common open condominium project is to be constructed. space may consist of water area, improved in a manner which makes it usable for Multi-story buildings shall-be oriented so as to fishing, swimming, boating, and boat preserve solar access on adjacent properties. docking. Not more than one-half ('/z) of Adequate pedestrian access shall be provided to this common open space may consist of each condominium unit. rooftop garden, improved with roofing, windscreens, and sunscreens in a manner 17.50.110 Area. which makes it usable for leisure activities in all but the most severe weather Residential condominium projects located wholly conditions. Not more than fifty (50) or partly within an area designated on the percent of the total common open space General Plan for residential use shall be a required shall consist of land with a slope minimum of three (3) acres. Residential in excess of fifteen (15) percent, or water, condominium projects located wholly in retail or any combination thereof. commercial or office areas on the General Plan shall be a minimum of two (2) acres in area. .50-5 I r. C. The minimum amount of common open B. In the event that approvals are not obtained f space required shall be determined based on for the number of units permitted to be the applicable General Plan classification as converted in a given calendar year, the follows: remaining number shall be carried.forward and added to the maximum permitted in General Plan Density future years provided that such annual Classification Open Space Required surplus shall not be carried forward more (units/acre) (square feet/unit) than three (3) calendar years. r 9 758 C. Prospective condominium conversion- 12 669 18 545 project applicants are encouraged to confer 24 500 with the Planning Department prior to generating information required in the When residential uses arero osed in an following sections of this chapter, to p p determine whether their proposed project area designated on the General Plan for may be prohibited as a result of the annual retail or office nonresidential uses, the common open-space standard shall be limitation. 500 square feet per unit. 17.50.150 Condominium Conversion D. Not less than ten (10) percent of any Project Requirements and Procedures. portion of a residential condominium project devoted to nonresidential uses shall No existing building shall be approved for II be landscaped, common, open-space area. conversion to a condominium project unless it meets the following requirements, except as E. The covenants, conditions, and restrictions provided in Subsection B of Section 17.50.070: and homeowners-association document shall II require the development and continued A. All residential buildings shall, on the date maintenance of all common open-space of conversion, be in compliance with the minimum standards of the Uniform Housing areas. Code, as adopted by the City, and those of 17.50.140 Conversion to Condominiums- the State. Annual Limitation. B. All buildings shall, on the date of The City, recognizing that a shortage of rental conversion, be in compliance with the exit housing exists and will likely continue to exist in and occupancy requirements for the type of the foreseeable future and in order to achieve the construction and occupancy involved as purposes and goals set forth in this chapter and outlined in the Uniform Building Code and the General Plan Housing Element, sets forth an Uniform Fire Code as adopted by the City. annual limitation on condominium conversion C. All buildings sought to be converted are, on �! projects as follows: the date of conversion, in all respects in compliance with the Zoning Ordinance and A. The maximum number of condominium the goals and policies of the General Plan conversions for any calendar year shall not exceed one-half(th)the number of dwelling or legally nonconforming therewith. �I units for which building permits have been D. All condominium conversion projects and issued for two- (2) family and multiple- community apartments shall be subject to family dwelling units averaged over the all applicable provisions of the Subdivision f' previous ten- (10) year period. Map Act and all other provisions of Title 17 of this code. I. i. .50-6 . i 17.50.160 Physical Standards for be provided for each unit in projects Condominium Conversion Projects. constructed prior to the effective date of this chapter. Each unit shall have To achieve the purpose of this chapter, the access to its own meter(s) and Planning Commission shall require that all heater(s), which shall not require entry condominium conversions conform to the through another unit. Redding Municipal Code in effect at the time of approval, except as otherwise provided in this 2. Each unit shall have its own panel, or chapter, prior to the issuance of a building access thereto, for all electrical circuits permit or sale of the first unit if no building which serve the unit. permit is required. The Planning Commission shall require conformance with the standards of D. Household Appliances. All household this section in addition to the standards set forth appliances, including, but not limited to, in previous sections, in approving an application refrigerators, stoves, ovens, dishwashers, for conversion. air conditioners, garbage disposals, hot water tanks, and clothes washers and A. Unit Size. The enclosed living or habitable dryers, shall be warranted by the subdivider area of each unit shall be not less than for twelve (12) months from the date of 600 square feet unless the Planning sale of each unit. Such warranties shall be Commission determines at the time of secured by adequate bond, reserve fund, or { approval that other project amenities insurance to the City Attorney's satisfaction compensate for the minimum required prior to the recordation of the final. enclosed area. E. Underground Utilities. The applicant shall B. Sound Transmissions. Wall and waive the right, through deed restrictions, ;i floor/ceiling assemblies shall conform to to protest the formation of an underground Title 25, California Administrative Code, utility district. Section 1092, or its successor. Permanent mechanical equipment, including domestic F. Refurbishing and Restoration. All main appliances, which is determined by the buildings, structures, fences, patio Building Official to be a potential source of enclosures, carports, accessory buildings, vibration or noise, shall be shock-mounted, sidewalks, driveways, landscaped areas, isolated from the floor and ceiling, or irrigation systems, and additional elements otherwise installed in a manner approved by as required by the Planning Department the Building Official to lessen the shall be refurbished and restored as transmission of vibration and noise. Floor necessary to achieve high-quality covering may only be replaced by another appearance and safety. floor covering that provides the same or greater insulation. The requirements of this G. Physical Elements. All physical elements subsection shall not apply to a residential identified in the physical elements report unit in a building with no other residential (see Section 17.50.190A) shall be unit. warranted by the subdivider for twenty-four (24) months from the date of the close of C. Utility Metering. escrow on the sale of the first (1st) condominium unit. Such warranty shall be 1. The consumption of water, gas, and secured by adequate bond, reserve fund, or electricity within each unit shall be other instrument to the City Attorney's separately metered so that the unit satisfaction prior to the recordation of the owner can be separately billed for each final map. utility provided that a master water- shutoff valve for all water service may 50-7 i 17.50.170 Subdivider's Relocation from the date of the issuance of the Assistance Plan. subdivision public report pursuant to Section 11018.2 of the Business and A. Notice of Intent. A notice of intent to Professions Code unless the tenants give i. convert shall be delivered to each tenant's prior written notice of their intention not to dwelling unit preceding, by at least sixty exercise the right. (60) days, but by no more than ninety (90) days, the subdivision application. Evidence C. Vacation of Units. Each nonpurchasing of delivery shall be submitted with the tenant not in default under the obligations { application for conversion. The form of the of the rental agreement or lease under notice shall be as approved by the Planning which he or she occupies his or her unit Director and shall contain not less than the shall have not less than 180 days from the i following: date of receipt of notification from the owner of his or her intent to convert or 1. Name and address of current owner. sixty (60) days from the issuance of a subdivision public report, whichever is 2. Name and address of the proposed later, to find substitute housing and to subdivider. relocate. 3. Approximate date on which the D. Increase in Rents. From the date tenants subdivision application is proposed to are notified of the intent to convert until the be filed. date of conversion, no tenant's rent shall be increased: 4. Approximate date on which the unit is r' to be vacated by nonpurchasing 1. More frequently than once every six tenants. (6) months. 5. Tenant's right to purchase. 2. At a rate greater than the rate of increase in the Consumer Price Index 6. Tenant's right of notification to vacate. (all items, San Francisco Bay Area) on an annualized basis for the same 7. Statement of limitations on rent period. increase. This limitation shall not apply if rent 8. Provision of moving expenses. increases are provided for in leases or 9. Provision for special cases (see contracts in existence prior to the filing date Section 17.50.190B3). of the tentative map. 10. Other information as may be deemed E. Moving Expenses. The subdivider shall one- necessary b the Planning Director. provide moving expenses of one and one- ry y g half (1'/2) times the monthly rent to any B. Tenant's Right to Purchase. As provided in tenant household that relocates from the Government Code Section 66427.1(b), any building to be converted after approval of present tenant or tenants of any unit shall the condominium conversion by the City, j be given notice of an exclusive right to except when the tenant household has given j contract for the purchase of their respective written notice of its intent to convert or the units upon the same terms and conditions tenant household is being evicted for proven that such units will be initially offered to performance failure in a rental agreement. the general public, or terms more favorable F. Utility Allowances. The subdivider shall to the tenant. The right shall run fora period of not less than ninety (90) days provide a utility connection and deposit allowance of fifty ($50) dollars to each I, .50-8 t r 0 tenant household upon vacation of its cover, and buildings; and adjacent land unit. uses. G. Notice of New Tenants. After delivery to 2. At least one (1) perspective drawing, tenants of the notice of intent to convert, model, or photograph and a set of any prospective tenants shall be notified in elevations for new construction or writing of the intent to convert prior to remodeling demonstrating the 'j leasing or renting any unit and shall not be architectural character of the project subject to the provisions of Sections B and its effect on existing lines of sight, through F of this section. light, and air of adjacent properties. H. Notice of Application for a Public Report. 3. A tabulation of the total land area, and The subdivider shall provide each tenant percentage thereof, designated for household and/or person or persons various uses. applying for rental with ten (10) days' written notification that an application for a 4. A draft of provisions for ultimate public report will be or has been submitted ownership and maintenance of the to the Department of Real Estate and that parts of the development including such report will be available on request. streets, structures, and open spaces, y and a preliminary homeowners' 17.50.180 Subdivision Application- association annual operating budget Preliminary Condominium Plan. containing a sinking fund reasonably calculated to accumulate reserve funds r A. The initial step to be taken by the to pay for major anticipated developer, except as set forth in maintenance, repair, or replacement Subsection C of Section 17.50.140, for expenses. condominium conversion projects, is to submit a tentative subdivision map 5. Proposed sequence and schedule of application and a fee as established by development. resolution of the City Council to the Planning Department. 6. A preliminary title report current within sixty(60) days including a legal In addition to a tentative subdivision map description of the property. and application form, the application shall include a preliminary condominium plan B. The application shall be processed as set consisting of the following: forth in Section 17.20.070 through Subsection B of Section 17.20.090 of this 1. Maps or drawings showing a detailed code provided that for condominium breakdown of the proposed land use; conversion projects, tenant heads of lot lines, location of buildings, floor households shall be notified of all public plans, parking areas, common meetings and public hearings; such mailing grounds, recreation improvements, list to be provided by the applicant pursuant water areas, proposed grading, to Subdivision 4 of Subsection B of location of existing landscaping or a Section 17.50.190 of this chapter. conceptual landscaping plan, walls, fences, shelter, etc.; location, size, and 17.50.190 Condominium Conversion character of existing and proposed Project-Additional Information Required. signs, circulation pattern including both public and private vehicular and For a condominium conversion project, the pedestrian ways; provision for storm following additional information shall be drainage and public and private submitted: utilities; existing topography, tree 50-9 r A. A physical elements report, which shall structural element since the date �! include, but not be limited to: of construction. r 1. A report detailing the existing For the purposes of this condition and proposed improvements subsection, "major repair, and estimating the remaining useful renovation, or maintenance" life of each element of the project means any repair for which proposed for conversion: roofs; expenditure of more than $1,000 foundations; exterior paint; paved was made. v surfaces; mechanical systems; electrical systems; plumbing systems d. Failure to provide information including sewage systems; drainage required by Subdivisions a ! systems, swimming pools; sprinkler through c, inclusive, shall be systems for landscaping; utility accompanied by a certified delivery systems; central or statement setting forth reasonable community heating and air- efforts undertaken to discover conditioning systems; fire-protection such information and reasons why systems including automatic-sprinkler said information cannot be systems, alarm systems, or standpipe obtained. systems; and structural elements. Such report shall be prepared by a B. A socio/economic elements report, which registered civil or structural engineer shall include, but not be limited to: other than the applicant. Such report shall be prepared on a form provided 1. A rent report detailing the history of by the Planning Department. The the project including vacancy rates, rents and increases applicable to each completeness and accuracy for such report shall be reviewed by the unit during the twenty-four (24) Building Official and Fire Marshal in months preceding the application. a field inspection of the project. Any 2. A tenant composition report detailing deficiencies or inaccuracies in the report shall be corrected to their the makeup of existing tenant satisfaction. households including size of household, length of residence, ages of 2. A structural pest-control report. Such tenants estimated to be receiving report shall be prepared by a licensed Federal or State rent subsidies, number structural pest-control operator of elderly tenants, and number of pursuant to Section 8516 of the . P school-age minors ; Business and Professions Code. 3. A tenant's policy report consisting of, ` 3. A building-history report including the but not limited to, the notice of intent following: (see Section 17.50.170A). Provisions in excess of the minimal requirements a. The date of construction of all set forth in Subdivisions 5 through 8 elements of the project. of Subsection A of Section 17.50.170, and special-case provisions set forth in ! b. A statement of the major uses of Subdivision 9 of the same subsection said project since construction. should be emphasized. Special-case provisions for the elderly, c. The date and description of each handicapped, families with school-age major repair, renovation, or children, and low- and moderate- maintenance of any structure or income tenants may include, but not be limited to, extended leases, lifetime .50-10 '' leases, additional moving documented, or the assumption that allowances, transportation to households pay between one-fourth locate replacement housing, and (1/a) and one-half ('/z) of their income reduced purchase prices. for housing. That income range will be compared with existing income 4. A current list of the names and limits for said Section 8 program to addresses of all tenant heads of determine whether potential displaced households, which shall be certified as tenants can be categorized as low and correct by the developer, with such list moderate income. to be used to notify tenants of all public meetings and public hearings C. The need and demand and community concerning the proposed conversion. benefits which are derived from the j provision of lower-cost homeownership 17.50.200 Effect of Proposed Conversion opportunities that are increased by the on the City's Low- and Moderate- Income conversion of apartments to condominiums. Housing Supply. D. If the Planning Commission determines that In reviewing requests for condominium vacancies in the project have been increased conversion projects, the Planning Commission for the purpose of preparing the project for shall consider the following: conversion, the conversion shall be denied. In evaluation of the current vacancy level A. Whether or not the amount and impact of under this subsection, the increase in rental the displacement of tenants if the rates for each unit and the average monthly conversion is approved would be vacancy rate for the project over the detrimental to the health, safety, or general preceding two(2)years shall be considered. welfare of the community. 17.50.210 Findings-Condominium B. The role that the apartment structure plays Conversion Projects. in the existing housing market. Particular emphasis will be placed on the evaluation The Planning Commission shall not approve an of rental structures to determine if the application for condominium conversion unless existing apartment complex is serving low- the Planning Commission finds that: and moderate-income households. Criteria to determine low- and moderate-income A. All provisions of this chapter are met and households used by the Federal and State the project will not be detrimental to the governments will be used in the evaluation. health, safety, and general welfare of the Along with other factors, the City will community. consider the following:- B. The proposed conversion is consistent with 1. The number of families on current the Redding General Plan or legally waiting lists for assisted rental-housing nonconforming with the density requirement programs that operate in Redding such of its Land Use Element. as the Section 8, Section 23, and Section 236 programs and the most C. The proposed conversion will confirm to recent Housing Assistance Plan (HAP) the Redding Municipal Code in effect at the of the City and any successor time of approval, except as otherwise programs. provided in this chapter. 2. The probable income range of tenants D. The overall design and physical condition living in existing apartments based on of the conversion will result in a project factual information supplied by the which is aesthetically attractive, safe, and applicant which can be adequately of quality construction. .50-11 1 k E. The proposed conversion will not displace plainly inserted on the face of the purchase a significant percentage of low- and agreement. moderate-income or senior citizen tenants, handicapped tenants, tenants with children, 17.50.230 Waiver of Standards. or it will not delete a significant number of low-and moderate-income rental units from In order to allow the maximum amount of flexibility, to encourage creative design, and to the City's housing stock at a time when no Y� g g comparable replacement housing is readily provide affordable home ownership available in the Redding area. opportunities, the Planning Commission may permit deviations from the standards set forth in F. The applicant has not engaged in coercive Sections 17.50.040 through Sections 17.50.080, retaliatory action regarding the tenants after Sections 17.50.100 through 17.50.130, and (i the submittal of the notice of intent to Sections 17.50.150 and 17.50.160 provided that convert or an application through the date the developer demonstrates by his or her design of approval. In making this finding, proposal that the objectives of the General Plan consideration shall be given to: and of this chapter will be achieved and that the plan as proposed offers alternative standards and 1. Rent increases at a rate greater than amenities to meet the intent of this chapter. The the rate of increase in the Consumer annual limitation set forth in Section 17.50.140 Price Index (all items, San Francisco may be waived provided that the findings set Bay Area) unless provided for in forth in Section 17.50.210 are found to be in leases or contracts in existence prior to evidence and further provided that the number of the submittal of the first application for units approved in excess of the annual limitation M City review. shall be deducted from the annual average !- limitation for the next calendar year. 2. Any other action by applicant which is taken against tenants to coerce them to 17.50.240 Final Condominium Plan refrain from opposing the project. An Consideration. agreement with tenants which provides f for benefits to the tenants after the A. The final condominium plan shall include approval shall not be considered a all information required for the preliminary coercive or retaliatory action. condominium plan, corrected, updated, and detailed; proposed agreements; deed G. The requirements of Section 17.50.150 restrictions; bylaws; and articles of have been met. incorporation which relate to the 17.50.220 Buyer Information-Condominium preservation or maintenance of open space or other common areas. II Conversion Projects. -. B. Within thirty (30) days of submittal of the A. Prior to the execution of any agreement for final plan, the Board of Administrative sale, the subdivider shall provide each Review shall review the plan at a regular purchaser with a copy of the physical meeting and give notice thereof in elements report, structural pest-control accordance with the procedure provided in report, and building-history report (see Subsection B of Section 18.70.040 with the I' Section 17.50.190A) approved with the provision that tenants in a condominium final plan. Copies of the reports shall be conversion project shall be afforded the made available at all times at the project same notice as property owners in the sales office. vicinity. The Board of Administrative Review shall approve or disapprove the B. Any purchaser may rescind the purchase final plan. Approval shall require the E, agreement within seventy-two (72)hours of finding that the final plan conforms to the its execution. Notice of this right shall be .50-12 preliminary plan. Upon final plan of the final subdivision map for a approval, the final map may then be condominium conversion project. processed in accordance with Sections 17.24.060 through 17.24.110 of this 17.50.260 Expiration. code. If the Board determines that the final plan does not conform to the A. Unless the final plan and final map are preliminary plan, it shall disapprove submitted within eighteen (18) months of the map, specifying its reason therefor; the approval date of the tentative map in the I and the Planning Director shall, in case of a new construction project or within writing, advise the subdivider of the twelve (12) months of the effective date in disapproval. The subdivider may, the case of a condominium conversion within ten (10) days, appeal the project, the tentative map shall :l Board's decision to the Planning automatically expire provided that the ' Commission. Planning Commission may extend the expiration date of the tentative map for a 17.50.250 Final Map Requirements. new construction project a maximum period of twelve (12) months upon written A. The final subdivision map shall conform to application by the developer. If the the requirements of Chapter 17.24 of this tentative map has expired, the developer code where applicable. In addition, the shall submit a new application as prescribed i location of existing and proposed buildings in Sections 17.50.180 and 17.50.190, if shall be precisely delineated on the final reconsideration is desired. map. B. A final map shall not be recorded unless all B. The Planning Department shall provide public improvements are completed or each tenant household with written adequate improvement security is submitted notification within ten(10)days of approval as per Chapter 17.28 of this code. .50-13 k CHAPTER 17.52 i REVERSION TO ACREAGE Sections: 17.52.010 Authorized. 17.52.020 Initiation of Proceedings by Owner. q 17.52.030 Initiation by City Council. !I 17.52.040 Fees. li 17.52.050 Procedure. 17.52.060 Return of Fees, Deposits, Release of Securities. I 17.52.070 Recording Final Map. Q 17.52.010 Authorized. F. A final map in the form prescribed by Section 17.24.040, which delineates Subdivided property may be reverted to acreage dedications that will not be vacated and pursuant to provisions of this chapter. dedications required as a condition to reversion. 17.52.020 Initiation of Proceedings by Owner. 17.52.030 Initiation by City Council. I Proceedings to revert subdivided property to The City Council, at the request of any person acreage may be initiated by petition of all the or on its own motion, may, by resolution, owners of record of the property. The petition initiate proceedings to revert property to shall contain the following information as acreage. required by the Secretary of the Planning Commission: 17.52.040 Fees. A. Evidence of title to the real property. Petitions to revert property to acreage shall be accompanied by a fee to cover the costs of B. Evidence of the consent of all the owners of processing in an amount to be set from time to an interest in the property. time by resolution of the City Council. T, Petitioners shall pay the established processing �I C. Evidence that none of the improvements fee, which is not refundable. �I required to be made have been made within two (2) years from the date the final map 17.52.050 Procedure. N was filed for record or within the time allowed by agreement for completion of the A. A public hearing shall be held before the improvements, whichever is later. City Council on all proposed reversions to I acreage. Notice of public hearing shall be i D. Evidence that no lots shown on the final or given as provided in Section 66451.3 of the parcel map have been sold within Government Code. The City Council may five (5) years from the date the final or give such other additional notice as it parcel map was filed for record. deems necessary or advisable. E. A tentative map in the form prescribed by B. Prior to the City Council's consideration of Chapter 17.12 or Chapter 17.20. a reversion to acreage, the City Council shall refer the proposed reversion to the f .52-1 V 1. ' Planning Commission for report and 3. The City Council may require as recommendation. conditions to the approval of reversions the following: C. The City Council may approve a reversion to acreage only if it finds and determines a. The owners dedicate or offer to the following: dedicate streets or easements. 1. Dedications or offers of dedication to b. The retention of all or a portion be vacated or abandoned by the of previously paid subdivision proposed reversion are unnecessary for fees if they are necessary to cover present or prospective public use. the costs required by any of the provisions of this title. 2. One or more of the following: 17.52.060 Return of Fees, Deposits, Release a. All owners of an interest in the of Securities. real property within the subdivision have consented to Upon filing of the final map for reversion to reversion. acreage with the County Recorder, all existing deposits shall be returned to the subdivider and b. None of the improvements all remaining improvement securities shall be required to be made have been released by the City Council. made within two (2) years from the date the final or parcel map 17.52.070 Recording Final Map. was filed for record or within the time allowed by agreement for After the hearing before the City Council and completion of the improvements, approval of the reversion, the City Clerk shall whichever is later. deliver the final map being filed for record by the County Recorder. The reversion to acreage c. No lots shown on the final or shall be effective upon the final map being filed parcel map have been sold within for record by the County Recorder. Upon five (5) years from the date such filing, the dedications and offers of dedication map was filed for record. not shown on the final map for reversion shall be of no further force and effect. .52-2 E CHAPTER 17.54 CLUSTER SUBDIVISIONS I Sections: f' 17.54.010 Purpose. 17.54.020 Procedure. w 17.54.030 Location and Use. 17.54.040 Minimum Parcel and Project Size. 17.54.050 Density. 17.54.060 Fire Protection. 17.54.070 Height, Yard, and Lot Requirements. 17.54.080 Open Space Requirements. 17.54.090 Lot Frontage. 17.54.100 Adjoining Garages. 17.54.110 Fencing. 17.54.120 Landscaping. 17.54.130 Street Trees. 17.54.140 Driveways. 17.54.150 Curb and Gutter. + 17.54.155 Sidewalks. 17.54.160 Attached Dwellings. I 17.54.165 Breezeways. 17.54.170 Lot Coverage. ! 17.54.180 Maintenance of Open Space. r 17.54.190 Covered Parking. 17.54.200 Recreation Vehicle Parking 17.54.210 Fire Access. 17.54.220 Air Conditioners. 17.54.230 Mailboxes. 17.54.240 Detached Garages. 17.54.250 Utilities. � 17.54.260 Hillside Lots. 17.54.270 Cul-de-sacs. 17.54.280 Building Materials and Colors. 17.54.290 Waiver of Standards. �I 17.54.010 Purpose. overloading public service. To achieve these goals, the following shall be undertaken: The purpose of this chapter is to establish a procedure for development which will result in A. Variations in zoning requirements of the imaginative well-designed subdivisions at a Redding Municipal Code can be permitted r, reduced cost to the subdivider and the as designated in Sections 17.54.050 and homeowner, will encourage a variety of 17.54.080 to enhance flexibility in design i residential types, will contribute to the goals of and still provide for public safety. ' the General Plan by preserving and enhancing the remaining open-space and natural areas B. Procedures are established to ensure maintenance and restricted use ofuate sensitive to development, and will provide more adequate � affordable housing without sacrificing quality or open-space areas for the benefit of the .54-1 i inhabitants of the subdivision or for 17.54.040 Minimum Parcel and Project dedication to public use. Size. i 17.54.020 Procedure. A. Cluster subdivisions shall have a minimum parcel and project size based on the General The procedure for submitting and processing a Plan designation for the area as listed cluster subdivision proposal will be the same as below. Where more than one (1) General a standard tentative subdivision map as outlined Plan designation applies to the property, the in Sections 17.20.010 through 17.20.100 of this more restrictive of the applicable criteria title with the following additional information shall prevail: required: A. Building setbacks. General;Plan Mimmum Mtmmuiri Min. Units Min. Parcel Designation Project Size =Parcel Size In Project Width 9 B. Buildingfloor plans and elevations for 3.0/du/acre 3 acres 4,800 sq ft 40 feet P 3.5/du/acre 3 acres 4,500 sq f[ 9 40 feet common-wall or zero-lot-line developments. 4.0/du/acre 3 acres 4,500 sq ft 9 40 feet du/acre 2 acres 3,600 sq ft 10 30 feet 9.0/du/acre 2 acres 3,300 sq ft 15 30 feet C. Justification for reduced standards under Section 17.54.040. B. Exceptions to the minimum project D. Fence design. standards may be granted by the Planning Commission if one (1) or more of the F. Solar easements. criteria listed below are found to be in evidence provided the cumulative total of G. Preliminary grading and drainage plan. such reduction shall not exceed twenty (20) percent; the project is compatible with the H. Preliminary front-yard landscaping plan. character of adjoining land use; and has a I. A map showing existing mature trees minimum project size of not less than two greater than six (6) inches in diameter at (2) acres, a minimum parcel size of not less four (4) feet above existing grade. than 3,000 square feet, and a minimum parcel width of not less than twenty-eight 17.54.030 Location and Use. (28) feet if zero side-yard setbacks are proposed on both sides: Cluster subdivisions will be permitted in residential areas,designated on the General Plan 1. The project involves the preservation ' as 3.0, 3.5, 4.0, 6.0, and 9.0 dwelling units per of a historical or archaeological site. acre. Cluster subdivisions are intended to be for [Five (5) percent reduction]. single-family uses, one (1) dwelling unit per lot. 2. That granting the exception will Requirements and standards set forth in this encourage "in fill" development. chapter reflect this premise. The regulations set [Five (5) percent reduction]. forth in this chapter, upon approval of the Planning Commission, can apply in "R-1," 3. The project is in a "blighted" or "RM-6," "RM-9," "R3-40," "R-2," and "U" redevelopment-project area. [Five (5) zoning districts provided they conform to the percent reduction]. General Plan. 4. Housing for low-and moderate-income Developed areas of cluster subdivisions must families, as defined by the State, will occur on slopes less than fifteen(15)percent and be provided through a recorded on streets with grades less than ten(10) percent. agreement. [Five (5) percent reduction]. .54-2 I • • 5. Existing uses not in conformance with A. Unless more restrictive in the Uniform the General Plan will be removed to Building Code, all common or zero- (0) lot- allow for the cluster subdivision. line walls shall have a one- (1) hour fire [Two (2) percent reduction]. rating from the foundation to the bottom of the roof sheathing; all common floor-ceiling 6. The property is adjacent to industrial assemblies shall have a one-(1) hour fire uses, and the cluster will create an rating; and mechanical penetrations through open-space border adjacent to the a wall or a floor/ceiling assembly shall be industrial use, not less than 100 feet in prohibited. ?' width. [Five (5) percent reduction]. p B. The type, location, and capacity of fire 7. The project shall include substantial hydrants and water mains shall meet City energy-conservation measures through specifications. design and orientation. [Five (5) percent reduction]. C. Adequate fire access shall be provided as set forth in the Uniform Fire Code to all C. In a cluster subdivision, at least eighty (80) yard areas. percent or more of the lots in the project must be developed as a cluster to take 17.54.070 Height, Yard, and Lot advantage of the reduced sizes. Requirements. 17.54.050 Density. Lot size, building setbacks, height, and distance between buildings shall be shown on the A. The maximum number of units permitted in tentative map based on the following minimum a cluster subdivision shall be computed by standards: deducting any areas shown on the General Plan as "greenway, steep slope, and creek A. Setbacks. bed." Greenway areas are where slopes are greater than twenty (20)percent or the land 1. The front-yard setback shall not be less is subject to flooding by a 100-year flood. than twenty (20) feet provided that if The remaining area shall then be multiplied the entrance to a garage is at greater by the density factors shown on the General than a forty-five (45) degree angle to Plan to determine the maximum number of the street, the setback between the lots. garage and the street may be reduced to seventeen (17) feet. B. Where the General Plan designates any j portion of a cluster subdivision site in a 2. The rear-yard setback shall not be less nonresidential or higher-density residential than fifteen (15) feet from any category and the property is to be part of property or building-limit line. the cluster subdivision, the maximum residential density permitted shall be seven 3. Except for a zero (0) setback, side- (7) units per acre. In no case, shall the yard setbacks shall be an aggregate of i. maximum density approved exceed that fifteen (15) feet provided that one (1) �! permitted by the General Plan. side-yard setback shall be at least ten (10) feet and one (1) shall be a 17.54.060 Fire Protection. minimum of three (3) feet. For the purpose of fire prevention and life 4. The side-yard setback may be zero (0) safety, building standards for common-wall on one (1) side of lots sixty (60) feet development shall be as follows: or less in width provided that: .54-3 �' i a. The lot adjacent to that side yard adjacent lot to the benefit of the j is held under the same ownership owner of the zero-lot-line lot. at the time of initial construction and the minimum side-yard 5. The side-yard setback may be zero on setback for such adjacent lot is both sides of lots forty (40) feet or less either zero (0) or not less than ten in width provided that: (10) feet: a. Grading plans, floor plans, and b. The opposite side-yard setback is elevations for each lot are not less than fifteen (15) feet and approved with the tentative map. is perpetually maintained free and clear from any obstruction other b. The walls on the property line than a three- (3) foot eave that are not common walls with encroachment; swimming pools, the abutting unit are constructed normal landscaping, removable with maintenance-free materials patio covers which extend to, but as specified in 4c. i not more than, five (5) feet of the c. A zero (0) side yard is not side property line; or garden walls or fences crossing said adjacent to a public or private setback provided they are right-of-way. equipped with a gate and not exceeding seven (7) feet in d. A five- (5) foot-wide nonbuilding ex ex and maintenance-access easement height. is placed on the adjacent lot c. The wall located at the zero (0) adjacent to a zero (0) setback that side-yard setback is constructed is not a common wall. with maintenance-free, solid B. Distance Between Buildings. The minimum decorative masonry for the first distance between buildings shall be ten (10) story of the dwelling; and the second story is constructed with feet on the same lot or between lots except where two (2) zero setbacks are adjacent. maintenance-free, decorative masonry or masonry veneer with C. Building Height. For a zero- (0) lot-line or a minimum thickness of two (2) common-wall cluster subdivision, the inches. Decorative construction maximum building height shall be twenty- need not be used on that portion five (25) feet. For detached units, the of structure obscured from the maximum building height shall be thirty vision of the adjacent side yard (30) feet. by the wall located at the zero (0) side-yard setback. The wall so 17.54.080 Open Space Requirements. constructed shall intersect rear property lines. A. The minimum area of land designated as open space must equal the difference d. The zero (0) side yard is not between the approved parcel size for the adjacent to a public or private cluster subdivision and the standard parcel right-of-way. size for a conventional subdivision in each e. A five-foot-wide (5) nonbuilding of the four (4) General Plan classifications and maintenance-access easement listed below. is placed parallel and adjacent to any zero (0) setback on the .54-4 J I, 0 City, in a legally enforceable manner, of Standard Parcel Size General Plan Designation :.Conventional Subdivision the development and/or continued maintenance of all open-space areas and the 3.0/du/acre 10,000 sq. ft. placement of such areas into open-space 3.5/du/acre 9,000 sq. ft. du/acre 8,000 sq. ft. easements. Where land is dedicated to the r. 6.0/du/acre 6,500 sq. ft. public it shall be subject to the requirements I 9.0/du/acre 4,500 sq. ft. of Section 17.42.040. D. If the open space is to be used for passive } B. The purpose of the open-space requirement or active recreation, the developer will be required to provide adequate access to the } is to achieve the goals of the General Plan in preserving desirable open space, to open-space area. Areas designated as open space shall not be less than ten (10) feet in protect areas sensitive to development, to width nor average less than fifty(50) feet in provide for pockets of private or public width. recreational areas, and to contribute to the development of an urban trail system. Any 17.54.090 Lot Frontage. lot reduction from the standards listed above shall be compensated for by an Lot frontage on a public street shall be as equivalent amount of land designated for outlined in this section provided that on a ark or cul-de- open-space ul-de- oen-s ace use. Toward this P P P sac, the minimum street frontage shall be thirty purpose, the proposed open space must (30) feet with the width at the front-yard setback meet one (1) of the following criteria: line equal to what would otherwise have been ;. the frontage. Where flag lots are proposed, the 1. Be designated on the General Plan as minimum frontage shall be fifteen (15) feet. open space, greenway, creek bed, or When two (2) flag lots are proposed side by ; park land. side, the minimum frontage shall be twelve (12) feet each with a reciprocal driveway recorded 2. Contain a recognized historical or across both lots between the street and the archaeological site. garage areas. When flag lots are developed, the 3. Consist of hillsides, wetlands,drainage driveway from the street to the garage shall be ways, wildlife habitat and corridors, or paved. Back-up areas in front of garages shall other lands sensitive to development. be a clear space of at least thirty (30) feet. 4. Be suitable for private or public, 17.54.100 Adjoining Garages. passive or active recreational purposes. Where garages adjoin a zero (0) lot line and 5. Consist of significant native-tree driveways are perpendicular to the street, a II stands. planter four (4) feet wide by sixteen (16) feet long shall be centered on the property line 6. Separate the subdivision r n between the back of the sidewalk and the face of r ision f o m a industrial or commercial area or a the garage to separate driveway areas. major arterial. 17.54.110 Fencing. 7. Be within a traffic pattern of an airport. A standard fence design shall be developed that I' is compatible with all the units in the C. If the designated open space is not accepted subdivision. Fencing shall not exceed three (3) for dedication by the City and is to be used feet in height within a front-yard setback. as an active recreation area for the project, Adjacent to a major arterial, the fence shall be the developer shall be required to assure the constructed of solid block or concrete not less than six (6) feet in height. In the alternative, a f .i .54-5 it p ® i three- (3) foot-high earth berm with a four- (4) 17.54.180 Maintenance of Open Space. foot-high block wall or block-post and wood- board fence may be used. Where open space is proposed to be used and maintained by a property owners' association, 17.54.120 Landscaping. the City Attorney is to approve the final document of the homeowners' association prior The front yard of each lot shall be fully to the recording of the final map to ensure landscaped prior to occupancy. Landscaping protection of the area and removal of fire shall be .maintained by an automatic irrigation hazards. Any landscape maintenance district system. formed pursuant to Section 17.38.100 may be expanded to incorporate open-space areas if it 17.54.130 Street Trees. meets the requirements of the California Government Code. Within the front-yard setback of each lot, a tree shall be provided. 17.54.190 Covered Parking. 17.54.140 Driveways. Two(2)covered parking spaces with a minimum interior usable dimension of twenty (20) feet by Driveway locations shall be shown on the twenty (20) feet shall be provided for each unit. tentative map. Driveway grades shall be in 'j conformance with Chapter 18.62 of the City 17.54.200 Recreation Vehicle Parking Code. Recreation vehicle parking in front-yard setback 17.54.150 Curb and Gutter. areas is prohibited. Where lot sizes are less than sixty (60) feet, a portion of the common open All lots shall have vertical curb and gutter. space shall be developed for recreational vehicle 17.54.155 Sidewalks. parking at a ratio of one (1) space per unit. All lots shall have a four- (4) foot-wide 17.54.210 Fire Access. sidewalk. Fire access shall be provided to all open-space 17.54.160 Attached Dwellings. areas as approved by the City Fire Department. Attached dwellings shall not exceed more than 17.54.220 Air Conditioners. six (6) units in one (1) group. Building-setback Mechanical equipment shall be located on the line and roof lines shall be constructed to rear half of each dwelling unit if on the roof or prevent a straight-wall effect. Additional behind the dwelling unit if located on the exhibits may be required to illustrate the ground. architectural solution to the straight-wall effect. 17.54.230 Mailboxes. 17.54.165 Breezeways. A standard mailbox, compatible with the Covered pedestrian walkways that have a roof architecture of the units, shall be used and eave compatible with adjoining structures throughout a cluster subdivision. will define structures as attached. 17.54.170 Lot Coverage. 17.54.240 Detached Garages. Where a detached garage or carport is proposed The maximum building coverage of any lot shall on the front one-half(1/i) of the lot, it shall not not exceed fifty (50) percent of the net lot area. exceed ten (10) feet in height at the top of the door header, nor be constructed within five (5) .54-6 I h. e e feet of any side property line, nor be located provided for by the homeowners' association or closer than twenty (20) feet to any front property a landscape maintenance district. line. It shall also be located a minimum of ten (10) feet from the main structure to provide fire 17.54.280 Building Materials and Colors. access between the structures. Materials from unit to unit should not vary 17.54.250 Utilities. widely to avoid a cluttered and confusing appearance from the street. Along a street or All electrical, cable television, and telephone cul-de-sac, there should be a continuity of colors lines shall be located underground. and materials. Continuity of style should be i used to create a sense of community or 17.54.260 Hillside Lots. neighborhood. Where cluster subdivisions with lot widths less 17.54.290 Waiver of Standards. than fifty-five (55) feet are on a hillside with the side slopes in excess of seven (7) percent slope, In order to allow the maximum amount of retaining walls shall be constructed along all side flexibility, to encourage creative design, and to property lines from five (5) feet in front of a provide affordable home ownership dwelling to ten (10) feet behind the dwelling. opportunities, the Planning Commission may Said walls shall consist of a decorative block, permit deviations from the standards set forth in concrete, or equivalent materials with the Sections 17.54.070(A)(1), 17.54.070(A)(2), engineering approved by the Building Division. 17.54.070(C),17.54.155, 17.54.200, 17.54.220, 17.54.260, and 17.54.270 provided that the 17.54.270 Cul-de-sacs. developer demonstrates by his or her design proposal that the objectives of the General Plan Cul-de-sacs in cluster subdivisions shall be and of this chapter will be achieved and that the developed with island planters with each lot's plan as proposed offers alternative standards and li maintenance responsibility radial to the center of amenities to meet the intent of this chapter. the cul-de-sac or maintenance of the island area it h !i I' r f; t i .54-7 CHAPTER 17.56 FEES i Sections: 17.56.010 Bridge and Major Thoroughfare Fees. 17.56.010 Bridge and Major Thoroughfare 2. The City Council shall hold a public Fees. hearing for each area benefitted. Notice of such public hearing shall be 'j A. As a condition of approval of a final map given pursuant to Section 66484 of the I' or as a condition of issuing a building Government Code. Such notice shall permit, the City Council may require the contain preliminary information related payment of a fee for the purpose of to the boundaries of the area of defraying the actual or estimated cost of benefit, estimated cost, and the method constructing bridges over waterways, of fee apportionment. The area of railways, freeways, and canyons, or of benefit may include land or y . constructing major thoroughfares provided improvements in addition to the land that: or improvements which are the subject of any map or building-permit 1. The project for which the payment of application considered at such a fee is proposed has been included in proceedings. the Circulation Element of the General Plan adopted by the City Council 3. At such public hearing, the boundaries thirty (30) days or more prior to the of the area of benefit, the costs, filing of the final map or the whether actual or estimated, and a fair application for a building permit to method of allocation of costs to the which said fee shall apply and further area of benefit and fee apportionment provided: are established. The method of fee apportionment, in the case of major a. In the case of bridges, that the thoroughfares, shall not provide for General Plan or the Circulation higher fees on land which abuts the Element thereof, includes proposed improvement, except where transportation of flood-control the abutting property is provided direct provisions - which identify usable access to the major railways, freeways, streams, or thoroughfare. A description of the canyons for which bridge boundaries of the area of benefit, the crossings are required. costs whether actual or estimated, and the method of fee apportionment b. In the case of major established at the hearing shall be thoroughfares, that the provisions incorporated in a resolution of the City of such Circulation Element Council, a certified copy of which identify those major thoroughfares shall be recorded with the recorder of whose primary purpose is to the County. Such apportioned fees carry through traffic and provide shall be applicable to all property a network connecting to the State within the area of benefit and shall be highway system. payable as a condition of approval of a final map or as a condition of issuing .56-1 a building permit for such property or D. If any majority protest is directed against portions thereof. Where the area of only a portion of the improvement, then all benefit lands is not subject to the further proceedings under the provisions of payment of fees pursuant to this this section to construct that portion of the section, the government agency shall improvement so protested against shall be I. make provision for payment of the barred for a period of one (1) year, but the �I share of improvement costs legislative body shall not be barred from apportioned to such lands from other commencing new proceedings not including sources. any part of the improvement or acquisition so protected against. Nothing in this a 4. The payment of such fees, in the case section shall prohibit the City Council, of a major thoroughfare, shall not be within such one-year (1) period, from required unless the thoroughfare is in commencing and carrying on new addition to or is a reconstruction of an proceedings for the construction of a existing thoroughfare serving the area portion of the improvement so protested at the time of the adoption of the against if it finds, by the affirmative vote of boundaries of the area of benefit. four-fifths (4/5) of its members, that the owners of more than one-half (1/2) of the 5. The payment of such fees, in the case area of the property to be benefitted are in of a planned bridge facility, shall not favor of going forward with such portion of P be required unless it is an original the improvement or acquisition. bridge serving the area or an addition to an existing bridge facility serving E. Fees paid pursuant to this section shall be the area at the time of the adoption of deposited in a planned bridge-facility or the boundaries of the area of benefit. major-thoroughfare fund. A fund shall be Such fees shall not be expended to established for each planned bridge-facility reimburse the cost of existingbridge-g project or each planned major-thoroughfare facility construction. project. If the benefit area is one in which more than one (1) bridge is required to be I' 6. If written protests are filed prior to or constructed, a fund may be so established during the hearing, with the City covering all of the bridge projects in the Clerk, by the owners of more than benefit area. Moneys in such fund shall be one-half (1/2) of that to be benefitted, expended solely for the construction or then the proposed proceedings shall be reimbursement for construction of the abandoned and the City Council shall improvement serving the area to be j not, for one (1) year from the filing of benefitted and from which the fees that written protest, commence or comprising the funds were collected or to carry on any proceedings for the same reimburse the City for the cost of improvement or acquisition under the constructing the improvement. provisions of this section. ' F. A resolution adopted pursuant to this B. Nothing in this section shall preclude the section may provide for the acceptance of processing and recordation of maps in considerations in lieu of the payment of accordance with other provisions of this fees. division if proceedings are abandoned. G. The City may advance money from its C. Any protests may be withdrawn by the general fund or road fund to pay the cost of owner making the same, in writing, at any constructing the improvements and may time prior to the conclusion of the public reimburse the general fund or road fund for hearing held pursuant to this section. such advance from planned bridge-facility or major-thoroughfare funds established to p II .56-2 finance the construction of such I. "Construction," as used in this section, improvements. includes design, acquisition of right-of-way, administration of construction contracts, H. If the City imposes fees pursuant to this and actual construction. section, it may incur interest-bearing indebtedness for the construction of bridge J. Nothing in this section shall be construed to facilities or major thoroughfares provided preclude the City from providing funds for that the sole security for repayment of such the construction of bridge facilities or major indebtedness shall be moneys in planned thoroughfares to defray costs not allocated bridge-facility or major-thoroughfare funds. to the area of benefit. n ,I .56-3 I • CHAPTER 17.58 C VIOLATIONS, REMEDIES, CERTIFICATES OF COMPLIANCE, AND MERGERS Sections: 17.58.010 Not Exclusive. y 17.58.020 Notices of Violation. 17.58.030 Certificates of Compliance. Pr 17.58.040 Mergers. II �I 17.58.010 Not Exclusive. The Advisory Agency shall conduct the hearing regardless of whether the record owners appear The procedures and remedies set forth in this or have responded to the Notice of Intention. chapter are not intended to be exclusive but are The hearing shall be informal and shall not be ` in addition to any other prohibitions, penalties, governed by rules of evidence applicable to I, remedies, and other procedures provided for in courts of law. The record owners shall-have a this code, the Subdivision Map Act, or any other right to present relevant evidence at the hearing. provision of law. The Advisory Agency may, but need not, receive relevant evidence presented by persons 17.58.020 Notices of Violation. other than the record owners. At the conclusion i of the hearing or within a reasonable period of Whenever the City acquires knowledge that a time thereafter, the Advisory Agency shall certain identified lot may have been illegally determine whether the lot was created by an created by a subdivision in violation of the illegal subdivision. The determination of the ' Subdivision Map Act or this title, the Advisory Advisory Agency shall be final and conclusive. � I� Agency shall file for record with the County Such determination shall be in writing and shall Recorder and mail by certified mail to the record contain a brief outline of the findings of fact ' owners of such lot a Notice of Intention to upon which the determination is based. Such record a Notice of Violation. The Notice of findings of fact shall be supported by the ill Intention shall give a legal description of the lot; preponderance of the evidence received by the P name the record owners thereof; describe the Advisory Agency, at the hearing. If the suspected violation; state the reasons why it is determination is that the lot was not created by believed that the lot is not lawful under an illegal subdivision,the Advisory Agency shall Section 66412.6 of the Subdivision Map Act; mail a clearance letter to the current owner of and state that a hearing will be held at the time, record and shall file for record with the County h date, and place stated therein for the purpose of Recorder a Release of the Notice of Intention I{{II determining whether the lot was created by such provided that if an otherwise illegal lot is II an illegal subdivision. The Notice of Intention determined to be lawful solely by operation of shall further state that the owners may present subdivision (b) of Section 66412.6 of the evidence at the hearing and that, if the Subdivision Map Act, the Release shall state that preponderance of the evidence received at the as a condition precedent to the issuance of any hearing shows that the lot was created by such building permit or its grant of approval for an illegal subdivision, a Notice of Violation development of the lot, the owner may be respecting the lot will be recorded. The Notice required to obtain a Conditional Certificate of of Intention shall be mailed to the record owners Compliance for the lot and to satisfy all of the j not less than thirty (30) calendar days nor more conditions thereof. If the determination is that I than sixty (60) calendar days before the hearing. the lot was created by an illegal subdivision, the .58-1 d Advisory Agency shall file for record with the determine from this review that the lot is County Recorder a Notice of Violation clearly in compliance with the provisions of complying with the provisions of this title and the Subdivision Map Act, he Section 66499.36 of the Subdivision Map Act. or she shall issue a Certificate of Compliance and deliver the certificate to the 17.58.030 Certificates of Compliance. County Recorder for recordation. If the Planning Director is unable to determine A Certificate of Compliance, certifying that a lot from the public record that the lot is clearly complies with the provisions of this title and the in such compliance, he or she may issue a Subdivision Map Act, may be obtained pursuant Conditional Certificate of Compliance. The to the provisions below. Any such certificate Conditional Certificate of Compliance may respecting a lot created by lease shall certify the be issued subject to satisfaction of certain lot's compliance for the purposes of lease only conditions precedent to the issuance of a and only for the duration of the lease, except as building permit or other grant of approval otherwise required by the last paragraph of for development of the lot. Section 66499.34 of the Subdivision Map Act. 17.58.04 Mergers. A. Application. Any lot owner or any vendee of such owner, pursuant to a contract of The City may cause the merger of two (2) or sale of the lot, may submit to the Planning more contiguous parcels held by the same Director, on a form approved by that owner(s) if the conditions specified in Section person, an application for a Certificate of 6645 1.11 of the Subdivision Map Act are found Compliance. Such application shall be to be in evidence. The City shall utilize the accompanied by payment of a processing procedures set forth, commencing with Section fee prescribed by the City Council. 66451.12 and ending with Section 66451.19 of -;j the Subdivision Map Act, in processing actions B. Review by the Planning Director. The to merge such parcels. The City reserves the Planning Director shall review the right, however, to make determinations of completed application in the light of public nonmerger as specified in Section 66451.16. records. If the Planning Director is able to .58-2 I' t' CHAPTER 17.72 VESTING TENTATIVE MAPS Sections: 17.72.010 Citation and Authority. 17.72.020 Purpose and Intent. U 17.72.030 Consistency. 17.72.040 Definitions. 17.72.050 Preliminary Conference. I! 17.72.060 Filing and Processing. 17.72.070 Approval. 17.72.080 Fees. 17.72.090 Expiration. 17.72.100 Development Rights. 17.72.010 Citation and Authority. 17.72.030 Consistency. This chapter is enacted pursuant to the authority No land shall be subdivided and developed granted by Chapter 4.5 (commencing with pursuant to a vesting tentative map for any Section 66498.1) of Division 2 of Title 7 of the purpose which is inconsistent with the General Government Code of the State of California Plan and any applicable specific plan or not (hereinafter referred to as the Vesting Tentative permitted by the Zoning Ordinance or other Map Statute), and may be cited as the Vesting applicable provisions of this code. A vesting Tentative Map Ordinance. tentative map shall be denied if found to be !! inconsistent with the General Plan or zoning of 17.72.020 Purpose and Intent. the property. A. It is the purpose of this chapter to establish 17.72.040 Definitions. procedures necessary for the implementation of the vesting tentative map A. "Vesting tentative map" means a "tentative R statute and to supplement the provisions of parcel or subdivision map" for a residential the Subdivision Map Act and the subdivision, as defined in the Subdivision Subdivision Ordinance. Except as Ordinance, that shall have printed otherwise set forth in the provisions of this conspicuously on its face the words chapter, the provisions of the Subdivision "Vesting Tentative Map" at the time it is Ordinance shall apply to the Vesting filed in accordance with Section 17.72.050 Tentative Map Ordinance. and is thereafter processed in accordance with the provisions hereof. B. To accomplish this purpose, the regulations outlined in this chapter are determined to be B. All other definitions set forth in the necessary for the preservation of the public Subdivision Ordinance are applicable. health, safety, and general welfare and for the promotion of orderly growth and 17.72.050 Preliminary Conference. development in the community. A. Prior to the submittal of a vesting tentative map, the subdivider is required to consult �I with the staff of the Planning Department r .72-1 for technical advice and procedural 1. Height, size, and location of buildings, instructions. excluding single-family buildings on detached lots. B. Upon receipt of a request, the Planning Department will schedule a conference with 2. Sewer, water, storm-drain, and road the subdivider and appropriate City details. Departments to discuss the preliminary map and make recommendations concerning the 3. Information on the uses to which the type and amount of information necessary buildings and lots will be put. for submittal of a vesting tentative map. The preliminary map is to be submitted to 4. Detailed grading plans and grading- ] a scale and detail sufficient to indicate the permit application. essential characteristics of the subdivision including the number, the size and design 5. Geologic studies and soils reports. of lots, and location and width of streets; the location of any important reservations 6. Flood-control information as specified in Section 18.47.180. or easements; the relation of the subdivision to all surrounding lands and topography; 7. Architectural plans, excluding single- and any other details necessary to enable a family projects consisting of detached preliminary review. The request for units. preliminary review shall be accompanied by review fee as established b resolution of y 8. Number of units proposed for each the City Council. parcel. C. At the conclusion of the preliminary 9. Landscaping plans and proposed i' conference, the PlanningDepartment will P screening and fencing. advise the subdivider, in writing, if the vested tentative map conforms to the 10. Project phasing. General Plan, of the information to be provided with the filing of a vested C. CEQA Review. Environmental impact tentative map, and of the number of units determination may be made by the Board of the General Plan will allow on the property. Administrative Review or referred to the Planning Commission. For purposes of 17.72.060 Filing and Processing. satisfying Section 66452.1 of the Subdivision Map Act, a tentative map has Once a preliminary conference has been held, a not been accepted for filing until CEQA vesting tentative map may be filed in the same review and all related approvals have been form and have the same contents, accompanying obtained. This routine waiver of data, and reports and shall be processed in the Section 66452.1 is provided for in same manner as set forth in the Subdivision Section 66451.1 of the Subdivision Map Ordinance for a tentative map, except as Act. hereinafter provided: D. Concurrent with the environmental impact A. At the time a vesting tentative map is filed, determination, the Board of Administrative it shall have printed conspicuously on its Review will make a determination that face the words "Vesting Tentative Map." either the information submitted is adequate or additional information is necessary prior B. At the time a vesting tentative map is filed, to making a recommendation to the a subdivider shall also supply the following Planning Commission. The Board of information as determined during the Administrative Review or the Planning preliminary conference: Commission may waive any or all of the .72-2 I, requirements established in Subsection C. Submitting zoning applications necessary to B. develop the property. r E. Filing of the vesting tentative map is D. Inspecting construction. pp conditional upon further submission and approval of complete public improvement E. Building and plan check fees. plans, grading plans, and detailed 17.72.090 Expiration. architectural drawings by the Planning P i Commission. !i The approval or conditional approval of a F. A "vesting tentative map" shall not be vesting tentative map shall expire at the end of accepted for filing or processing unless or the same period and shall be subject to the same until it is consistent with the existing zoning extensions established by the Subdivision for the subject site. Ordinance for the expiration of the approval or conditional approval of a tentative map. 17.72.070 Approval. 17.72.100 Development Rights. A. Once the Board of Administrative Review has determined that the application is A. The approval or conditional approval of a vesting tentative ma shall confer a vested !' substantially complete, a determination has g P � been made under CEQA, and a right to proceed with development in recommendation is submitted to the substantial compliance with the ordinances, Planning Commission, the Commission policies, and standards described in shall consider the vested tentative map. Government Code Section 66474.2. However, if Section 66474.2 of the B. After initial review, the Planning Government Code is repealed, the approval I, Commission may make recommendations to or conditional approval of a vesting !, the applicant and, concerning the following tentative map shall confer a vested right to approvals, shall set a public hearing within proceed with development in substantial six (6) months to consider final action on compliance with the ordinances, policies, j the vesting tentative map. and standards in effect at the time the vesting tentative map was approved or ` 1. Obtain approval of full public conditionally approved. improvement plans and/or grading `I plans. B. A vesting tentative map shall only be subject to the fee-producing mechanisms in 2. Obtain final plan review of detailed effect at the time the application for a architectural drawings. vesting tentative map is approved or 1 conditionally approved. The amounts or 17.72.080 Fees. rates of such fees are not frozen or limited k by approval or conditional approval of the Upon filing a vesting tentative map, the map and may be increased or decreased as subdivider shall pay the fees established by permitted by all other applicable law. f resolution of the City Council for filing and processing of a vesting tentative map. This fee New fees that are enacted to comply with does not cover the normal charges and fees State or Federal law, such as school- necessaryfor an of the following actions that ! y 8 overcrowding fees pursuant to Government may be associated with a vesting tentative map: Code Sections 65970 - 65981 or fees enacted to protect against a condition r A. Reviewing grading plans. dangerous to public health or safety, are not affected by this chapter. [Government B. Reviewing public improvement plans. Code Sections 66498.1(c) and 66498.8.] l: .72-3 I C. Notwithstanding Subsection A, a permit, 2. The initial time period set forth in extension, or entitlement may be made Subdivision 1 of this subsection conditional or denied if any of the automatically extended by any time following are determined: used for processing a complete application for a grading permit or for 1. A failure to do so would place the design or architectural review if such residents of the subdivision or the processing exceeds thirty (30) days immediate community, or both, in a from the date a complete application is condition dangerous to their health or filed. safety, or both. 3. A subdivider may apply for a one- (1) 2. The condition or denial is required in year extension at any time before the order to comply with State or Federal initial time period set forth in law. Subdivision 1. of this subsection expires. If the extension is denied, the D. The rights referred to herein shall expire if subdivider may appeal that denial to a final map is not approved prior to the the City Council within ten (10) days. expiration of the vesting tentative map as provided in Section 17.72.100. If the final 4. If the subdivider submits a complete map is approved, these rights shall last for application for a building permit the following periods of time: during the periods of time specified in :+ Subdivisions 1 through 3 of this 1. An initial time period of one (1) year subsection, the rights referred to where several final maps are recorded herein shall continue until the on various phases of a project covered expiration of that permit or any 'by a single vesting tentative map; this extension of that permit based on initial time period shall begin for each substantial compliance with the phase when the final map for that approved vesting tentative map. phase is recorded. I .72-4 i 40 SHA PROJECT a/- vo CITY SPHERE OF / N INFLUENCE J CENTRAL VALLEY !—s A 18 3 ORo PS�S ELLA SHASTA 299 VISTA ¢o COLLEGE � 0 plA <qf-F • 0 v 273 0 SACRAMENTO HILL p a 0 Z v CYp 4E REDDING HARTNELL ALO o W 44 EDRO PPG o 100NrJEY�EW , RANCHO RD2 0 L 273 REDDING I G MUNICIPAL U AIRPORT O 0 LEAR CR K RD. A DERSCH RD !-5 PARK FEE AREAS \ EXHIBIT 'A In the Superior Court of the State of California in and for the County of Shasta e CERTIFICATE OF PUBLICATION • ;streets. ''—_-'---- Secfion,17.32.100 _--_T_--�-- IRequires subdivision design to consider appropriate setbacks— No.----------- ------------------------ f Section 7.32.20 banks and/or riparian vegetation. Allows the City to r nonce districts concurrent with subdivision development. equirit the forma}tan v landscape mainte- _Summar Of Pro osed Clt of Reddin CHAPTER 17.33•STREET STANDARDS Y p— -- Y — --- g Section 17.33.030 street Establishes stalk rds for public and.private streets, including Speeds,mmsi umatOn9Bn15 Sefmaximum grades, minimum design Ordinance #2091. CHAPTER 17.36. - -------------------------------------_----- g sheet and Margin IM eROV ment9 Plans Section 17.36.050 The format of im rove The,Pplons letterin s established, including — i f ndi�ructionmThe Cic"-,de ineer shall gigneatltl date the plains c. all profiles and details necessary for 9 that the plans can, to all applicable City ordinances ` STATE OF CALIFORNIA ana standards upon IJ CHAPTER 17 38-IMPROVEMENT RE COUNTY OF SHASTA ss. Section 17.38.0)0 B Requir"stres that storm water beand conve OUIREMENTS The system)adverse) Yed in an approved manner � Y affect atliacent or downstream I ' 'the watershed and ni yerened,based on ultimate development of hereby certify that the Record Searchlight is a properties. y 7 g Th on site or off site. quire the use of detention basins either prOpoi(Section 17.38.090 newspaper of general circulation within the provisions repeat subd ehe roider s expenseihiv Imes' be placed underground ai the J of the Government Code of the State of California, subc cabinets,and streetligh}Po es Mons include transformers, by ti Section 17,38.100 . meter j BA adiacen}ria that solid block (or equivalent)fences be constructed printed and published in the City of Redding, County T.I Landscape at the back�ofdi sihe sdewalk ma et gequl etlabyliine �I del PlanningCommission. of Shasta, State of California; that I am the rind al mel / CHAPTER 17.40-CONSTRUCTION INSPECTION AND ACCEPT- p p Thai ANCE OF IMPROVEMENTS me j OPP Section 17.40.020 clerk of the printer of said newspaper; that the notice ti Requires subdivision improvements to I eo off cted nths from the Parcel Imaas"'to tin lfi•ap oL mitsdtwithin of 1 improvements on of which the annexed clipping is a true printed copy parcels;extensions upsto one year can be'development ti ingby oe f ca City CTER un jj gbiectao entenngi.0o omi hibrove be " CHAP. 17 DEDICATIONS'',AND.RESERVATION$eOment was published in said newspaper on the following Section eR 1A2o C Requires reasonable SIF CMI quires the dedication of 100 hcaccess:toPu dates,to wit: Se of 20 vear'fl pulic ur,,, peER 1 to the City. 3 oodplains and stn r j T ONS AND IN•LIEU FK AND f RgATrlbh Oil Irj}P6nn�QICA 1 42. t Or Section 1742100. EES �U July 22 1994 .. i — — ------- —-- or ,I sib ivided"and which can be developed with is ,_ ,. 1- request,a deferment of payment of in-lieu Park fees unhs 01— tl .&time as.building permits are issued. St U;CHAPTER 17.50 - RESIDENTIAL CONDOMINIUMS AND CON. c DOMINIUM CONVERSIONS- -- S, ;Section 17.50.140 - Eliminates the 1980 baselme'4or determining the number of JC condominium'conversions which could be approved during any I certify under penalty of perjury that the foregoing o 'J calendar Year. 1 5 A6 CHAPTER 17.54.CLUSTER SUBDIVISIONS, Section 17.54.030• S Requires that the developed areas of cluster subdivisions occur is true and correct, at Redding, California on the (c'm on slopes less than 15 Percenl:!and on street grades-less than 10 l Percent.•' . 1 .. Section'17.54.040 _ 2Reduces the minimum Parcel sizes and width'requirements fora __ 2nd_____________________ day Of .._.__.July____-___________________ C each General Plan designation. Requires'?hat at least 80 percent Xo of a••lot)inta.prolect.to be clustered to take advantage of reduced l -uo lot sizes• ; 94 Ips Section 17:54.070 AS t 9_________________ All zero lot,lme development under certain circumstances. Section 17.54.090 ; i j 3 Allows`rtilnimum street frontages for flag lots to be 15 feet.The minimum frontage for side-by-side flags have bee ' educed to 12; ' � �•� feetA.. CH ! j 69- PTER 17.58 - VIOLATIONS, PENALTIES CERTIFICATES,1 V OF COMPLIANCE,AND MEROERS • 1, r f Section 17.58.020 - r so Procedures have been established for the Gtyto determine Signature compliance with the SMA, including the retardingf•a Notice of Is Violation with the County Recorder, "-. Section 17.58.030 Procedures for obtaining a Certificate I-IS, forth. of-Compliance are sell a 0 1-gipE July 22,1994 25586 U! �Pu!; J i r q �'. S 2 is RECORD SEARCHLIGHT aIC -- r 1101 Twin View Blvd., Redding, California 96003 , { qy