The procedures set forth in this Section shall govern the requirements for soils report, special map requirement, environmental review, dedications, monument, and improvement requirements.
A. Soils Report Requirement. The requirements set forth in this Subsection shall apply to the soils report.
1. A preliminary soils report may be required as part of the tentative map approval, providing the planning director makes a finding, based upon existing knowledge of soil qualities, that a preliminary analysis is necessary. The findings shall be based upon evidence, information and recommendations of the development review committee or development review committee member acting within the departmental area of expertise.
2. If the City has knowledge of, or the preliminary soils report indicates, the presence of critically expansive soils or other soils problems which, if not corrected, would lead to structural defects, a soils investigation of each lot in the subdivision may be required. Such soils investigation shall be done by a civil engineer registered in this state, who shall recommend the corrective action which is likely to prevent structural damage to each structure proposed to be constructed in the area where such soils problems exist.
If the planning agency has knowledge of areas of districts which are characterized by such expansive soils or other soils problems, upon the recommendation of the planning officer, development review committee, or environmental review board, the planning agency may require that a soils investigation be prepared for each lot of any subdivision proposed within said areas or districts.
3. The planning agency may approve the subdivision or portion thereof where such soils problems exist if it determines that the development review committee’s recommended action is likely to prevent structural damage to each structure to be constructed. As a condition to the issuance of any building permit, it shall be required that the approved recommended action be incorporated in the construction of each structure.
4. Each report shall be kept on file at the Building and Safety Department for public inspection. The location of these reports shall be referenced on the composite development plan.
B. Special Map Requirement. Prior to tentative or parcel map approval, the planning director may require that the following information be reflected on the tentative map or minor subdivision plot plan:
1. Submittal of a map showing any or all existing easements and locations of rock outcrops, high groundwater and spring discharge.
2. Delineation of the portions of lots allocated for the subsurface disposal of sewage effluent.
3. The approximate size of irregularly shaped lots where it is deemed necessary in order to accomplish the objectives of this Chapter and of the General Plan.
4. A plan may be required where watercourses, significant drainage channels or bodies of water traverse or adjoin a lot, showing how sewage disposal systems will be installed and maintained.
Lines depicting the required setbacks from such watercourses, drainage channels or bodies of water shall be indicated on a copy of the tentative map. The map shall be reviewed by the development review committee and recommendations shall be forwarded to the planning agency. When subsurface waste-disposal systems are proposed, a preliminary soils report shall be provided by the subdivider which shall ascertain the acceptability of subsurface sewage-disposal systems where such will be the method for waste disposal.
This information shall be incorporated into the composite development plan to be filed with the building and safety department. The location of any special maps shall be referenced on the composite development plan.
C. Environmental Review Requirements. The requirements set forth in this Subsection shall apply to the procedures related to environmental review.
1. No tentative map or parcel map shall be approved or disapproved until there has been compliance with the California Environmental Quality Act, the State CEQA guidelines and the adopted environmental review guidelines for the City. On tentative maps or parcel maps for which an environmental impact report has been prepared, the planning agency shall take the following actions:
a. Respond to the significant environmental points raised in the review and consultation process. The response shall describe the disposition of significant environmental issues raised (e.g., revisions to the proposed tentative map to mitigate anticipated impacts or objections). In particular, the major issues raised when the planning agency’s position is at a variance with recommendations and objections raised in the comments must be addressed in detail giving reasons why specific comments and suggestions are not accepted, and factors of importance warranting override of the suggestions.
b. Identify the ultimate choice from alternatives presented in the environmental impact report and indicate why other alternatives were rejected in favor of the ultimate choice.
c. If the planning agency decides to approve a tentative map or parcel map for which significant adverse environmental consequences have been identified in an environmental impact report, the planning agency shall make a statement identifying the other interests that warrant approval in its point of view.
D. Dedications.
1. Streets, Highways and Flood Control Rights-of-Way. As a condition of approval of a map, the subdivider shall dedicate or make an irrevocable offer of dedication of all parcels of land within the subdivision that are needed for:
a. Streets;
b. Alleys;
c. Access rights and abutters’ rights;
d. Drainage easements;
e. Public utility easements;
f. Other public easements.
In addition, the subdivider shall improve or agree to improve all streets, alleys, including access rights and abutters’ rights, drainage, public utility easements and other public easements. The subdivider may also be required to dedicate such additional land as may be necessary and feasible to provide bicycle paths for the use and safety of residents of the subdivision.
2. Drainage Rights-of-Way. When, in the opinion of the planning agency, drainage rights-of-way are necessary, the subdivider shall offer to dedicate upon the final map of the subdivision the necessary rights-of-way for such drainage facilities.
3. Flood Control Dedication. Where dedication is offered for Flood Control District rights-of-way, such rights-of-way shall be shown as lots lettered alphabetically on the final map. Such offer of dedication shall be made by an appropriate certificate on the title sheet of the final map, and, in addition, an executed deed conveying fee title to said right-of-way to the Flood Control District shall be delivered to said District.
4. Certification of City Council Action. At the time the Council approves a final map, it shall also accept, subject to improvement, or reject any offer of dedication. The City Clerk shall certify on the map the action of the City Council.
5. Resolution of Acceptance. The City Clerk shall cause a resolution of acceptance of dedications by the Council, to be filed with the County Recorder.
6. If at the time the final map is approved, any streets, paths, alleys, public utility easements, rights-of-way for local transit facilities such as bus turnouts, benches, shelters, landing pads and similar items, which directly benefit the residents of a subdivision, or storm drainage easements are rejected, subject to Code of Civil Procedure Section 771.010, the offer of dedication shall remain open in accordance with State law; and the City Council may by resolution at any later date, and without further action by the subdivider, rescind its action and accept and open the streets, paths, alleys, rights-of-way for local transit facilities such as bus turnouts, benches, shelters, landing pads, and similar items, which directly benefit the residents of a subdivision, or storm drainage easements for public use. Such acceptance shall be recorded in the office of the County Recorder.
E. Monuments. The provisions of this Subsection shall govern the placement of monuments for a subdivision.
1. Boundary Monuments. At the time of making the survey for the parcel map or the final map, the engineer or surveyor shall set sufficient durable monuments to conform with the City’s engineering standards and standards described in Business and Professions Code Section 8771, so that another engineer or surveyor may readily retrace the survey. The parcel map or the final map shall show said monuments found or set at or near each boundary corner and at intermediate points approximately one thousand (1,000) feet apart or at such lesser distances as may be made necessary by topography or contour to ensure accuracy in reestablishment of any point or line without unreasonable difficulty. The precise position and character of each monument shall be shown on the final map, together with the relative heights of the top of each such monument with respect to the surface of the ground.
2. Deferment, Final Map or Parcel Map Monuments. Interior monuments need not be set at the time the final map is filed if the engineer or surveyor certifies on the map that the monuments will be set on or before a specified later date. All monuments so deferred and the furnishing of notes thereon as required in the City’s engineering standards, shall be agreed to be set and furnished by the subdivider. Such agreement shall be included and guaranteed in the “Agreement in Lieu of Improvements” as provided by this Title 16, and accompanied by a cash deposit.
3. Monument Inspection. All monuments shall be subject to inspection and approval by the City Engineer.
4. Centerline Monuments. Durable monuments as described in the City’s engineering standards shall be set.
F. Improvement Plans.
1. Submission of Improvement Plans. All improvement plans shall be submitted to the appropriate department, checked and approved prior to presentation of the final map to the City Council for acceptance. If requesting a vesting map, the city may require submission of improvement plans prior to tentative map approval.
2. Preparation of Plans and Specifications. All plans and specifications in connection with improvements shall be prepared by or under the supervision of a registered professional engineer.
3. Street and Drainage Plans and Profiles. Plans, profiles and specifications of proposed street and drainage improvements shall be submitted to the City Engineer, checked and approved prior to presentation of the final map to the City Council for acceptance. These plans and profiles shall show full details of the proposed improvements which shall be according to the standards of the City.
4. Water Systems Plans. Plans, specifications and all necessary details of the proposed water system to be installed shall be submitted to the City Engineer for review, provided that the City Water Department or other authorized water supplier has certified that it is willing and able to supply water upon request.
5. Sanitary Sewer Plans. Plans, profiles, specifications and all necessary details of the sanitary sewers to be installed shall be submitted to the City Engineer and Adelanto Public Utility Authority for review, or if a private sewage disposal company is to service the subdivision, pursuant to the City’s authorization, the plans shall have been approved by the City Engineer.