16.108.040 Required Improvements.
   A.   Compliance. Completion of improvements outlined within this chapter shall be in compliance with any agreement or conditions of approval entered into by the subdivider and the city as well as plans and standard specifications applicable at the time of issuance of grading or building permits.
   B.   Remainder Parcel. If improvements are required for a designated remainder parcel, the fulfillment of the requirements by the construction of improvements shall not be required until a building or grading permit for development of the parcel is issued by the city or until the construction of the improvements is required in compliance with an agreement between the subdivider and the city.
   C.   Orderly Development. In the absence of an agreement, the council may require fulfillment of some or all of the construction requirements within a reasonable time following approval of the final map and before the issuance of a building or grading permit for the development of a remainder parcel upon a finding that fulfillment of the construction requirements is necessary for reasons of public health and safety or that the construction is a necessary prerequisite to the orderly development of the surrounding area.
   D.   Required Improvements. The council shall require, before a final map is approved by operation of law. the following:
      1.   Access, Bicycle Routes and Streets.
         a.   The subdivider shall grade and improve or agree to grade and improve all land dedicated or to be dedicated for streets or easements, bicycle routes, and all private streets and private easements laid out on a final map or parcel map in the manner and with the improvements necessary for the use of the parcel owners in the subdivision and local neighborhood traffic and drainage needs, in compliance with city standards.
         b.   The subdivider shall provide all necessary easements and rights-of-way to accommodate all streets, drainage, flood-control structures and facilities, public utilities, and sewer systems extending beyond the boundaries of the subdivision.
         c.   The subdivider shall pave all streets in compliance with city standards.
         d.   Surfacing shall not be required on any street, if the council rejects the offer of dedication of streets delineated on the map in compliance with state law (Subdivision Map Act Section 66477.1). Sur-facing shall not be required on any private street laid out on any parcel map where each parcel shown on the map contains a gross area of twenty (20) acres or more. These provisions shall not be construed as relieving the subdivider of the following:
            1)   Grading the rejected streets to grades and widths required by city standards;
            2)   Installing all drainage structures and facilities required by the city engineer, which shall con-form to city standards; and
            3)   Installing water-supply pipelines. fire hydrants. and connections as may be required by the city engineer and fire chief, which shall conform to city standards.
      2.    Cable Television Service. The design of a subdivision shall provide 1 or more appropriate cable television systems an opportunity to construct, install, and maintain any necessary equipment, in compliance with state law (Government Code Section 66473.3). This section is not intended to require free access to a subdivision, but to allow a cable franchise the opportunity to negotiate to provide the service.
      3.   Drainage Facilities.
         a.   The subdivider shall install or agree to install all drainage and flood-control structures and facilities required by the city engineer, which shall conform to city standards, or the standards of other appropriate agencies as the city engineer adopts.
         b.   Where the city has adopted a flood-control element or drainage element of the general plan, any improvements shall conform to the applicable element wherever possible.
         c.   Drainage across interior property lines shall not be allowed except in special circumstances approved by the city engineer, after establishment of approved easements.
      4.   Fire Hydrants. The subdivider shall provide and install or agree to install fire alarm systems, fire hydrants, and connections, either within and/or outside of the subdivision, in compliance with the requirements of the fire code.
      5.   High Fire Hazard Areas. Subdivision projects located in a high fire hazard areas shall require special fire mitigation measures consistent with fire code requirements.
      6.   Sanitary Sewers. The subdivider shall provide and install or agree to install adequate sanitary sewer facilities, either within or outside of the subdivision, in compliance with the requirements of the applicable water district.
      7.    Septic Systems. An individual subsurface disposal system may be utilized on parcels greater than one-half acre in size provided that the subdivider has obtained proper clearance from the city engineer and meets the County Health Department and Regional Water Quality Control Board standards and requirements.
      8.   Street Lights. The subdivider shall construct, or cause to be constructed at the subdivider's cost, a street lighting system in compliance with city standards unless it is determined that street lights will compromise the character and rural nature of the area, except that street lights may be required at certain inter-sections for traffic safety purposes.
      9.   Street Names. Street names shall be in compliance with the council's street naming policy, subject to the approval of the city engineer.
      10.    Street Trees.
         a.   The subdivider may be required to provide, install, and maintain approved street trees within the street right-of-way, dedicated planting easement, or within a combination of both.
         b.   The subdivider shall deposit funds, in the amount and manner established by the council, for all street trees not installed at the time of the city's acceptance of the public improvements.
      11.    Traffic Devices. The subdivider shall provide and install or agree to install traffic control, regulatory, warning and guide devices, and traffic signals, either within and/or outside of the subdivision, in compliance with the requirements of the city engineer;
      12.    Undergrounding Utilities. The subdivider shall provide for the undergrounding of all existing and pro-posed utility distribution or transmission facilities (e.g., cable television, electric, and telephone), within the subdivision boundaries and along peripheral streets, except for the following:
         a.   Concealed ducts, meter cabinets, pedestals, sectionalizing device cabinets, terminal cabinets, trans-formers, and other appurtenant facilities. Placement of these facilities is subject to the approval of the city engineer as to type and location;
         b.   The subdivider shall execute and record a covenant running with the land not to oppose a local improvement district for underground placement of utilities, where it is determined by the city engineer that it is not practicable to place the existing facilities underground within any single half-street section due to the existence of overhead utility services to properties on the opposite side of the half-street section. In developments where overhead utility distribution facilities are allowed to remain, all new services to existing parcels and parcels created in compliance with this development code shall be in-stalled underground from the nearest utility pole;
         c.   Poles or posts which support fire alarm devices, street lighting systems, or traffic control signal apparatus;
         d.   Power transmission lines having a capacity of thirty-three (33) kv or greater and long-distance and trunk communication facilities;
         e.   Severe soil or topographic constraints render installation costs prohibitive; and
         f.   The installation of cable television lines may be waived when, in the opinion of the council, no franchise cable television operator is found to be willing and able to install cable television lines in the subdivision. However, the installation of cable television conduits shall still be required. The subdivider shall be responsible for the associated costs and arrangements with each public utility.
         g.   If the proposed subdivision is located in the rural residential zone, the subdivider can request a waiver of the under-grounding of all existing utility distribution or transmission facilities from the planning commission at the time the tentative map is being considered where under-grounding is not practical because of cost or other factors.
      13.    Walls. The subdivider may be required to provide a wall adequate to prevent access between the subject subdivision and adjacent properties for each parcel located on the exterior boundary of the subdivision. The design of the wall shall be subject to the approval of the director and in compliance with Chapter 16.22 (Fences, Hedges, and Walls).
      14.    Water Areas.
         a.   Water areas within the proposed subdivision shall be reviewed by the commission as to proper de-sign and improvement, form and dimensions, and relationship to street and parcel design and pro-posed and existing land uses in the proposed subdivision and adjoining areas.
         b.   Improvement plans for water areas shall include the following, which shall be subject to county health department and city engineer approval:
            1)   Scaled plan(s) of the water areas, indicating proposed depths of water, normal water levels, slopes and types of bank retention, and the dimensions, grades, locations, and types of water conduits;
            2)   Data regarding storm drainage area and runoff volumes under normal and extreme conditions, water area capacity for storm drainage storage, details of water level controls and pumping, and methods of flushing and filling the water areas;
            3)   Data regarding water quality, methods of controlling insects, water growth, and vegetation;
            4)   Proposed method of maintenance and operation of water areas, including control points and other features and methods of access;
            5)   Proposed restrictions and covenants governing the use of the water areas; and
            6)   Proposed easements of rights-of-way to be dedicated for storm drainage or other public purposes.
      15. Water Systems.
         a.    The subdivider shall install or agree to install all required water systems necessary to serve the sub-division unless the property is located in the rural residential zone and this requirement is waived by the city. If this requirement is recommended to be waived, the subdivider shall provide a statement from the water district that additional wells will not affect the availability of groundwater in the area and that adequate fire flow is available to meet fire department requirements; and
         b.    The subdivider shall ensure that:
            1)   The subdivision will be connected to a domestic water system approved by the city;
            2)   All water mains shall be of a material(s) that complies with the requirements of the water company or agency serving the subdivision; and
            3)   All water lines, appurtenances, and service connections shall be constructed or laid before paving, or that provisions have been made to ensure the construction.
      16. Wells.
         a.   The subdivider shall abandon all water wells in a manner approved by the city engineer and the State Department of Water Resources.
         b.   The location of any well(s) shall be delineated on the final or parcel map, and well logs, if available, shall be submitted to the Department.
         c.   In the event that a new well is constructed, it shall meet all applicable city, county, and state standards and requirements.
      17.   Monument and Landscaping Lots.
         a.   Entry to residential subdivisions from General Plan secondary or larger roads shall be designed with monument lots on both sides of the entry street. This monument lot shall have a minimum twelve (12) foot depth, measured from the street right-of-way. The lot shall be landscaped and have a distinctive entry statement in the form of a monument sign or wall. Additional landscaped area for the monument lot may be required for larger subdivisions.
         b.   Landscaping along secondary or larger roads for residential subdivisions shall provide an increase landscaped area in the parkway as shown on Table 5.12. Landscaped lots along the parkway shall be designated a lettered lot per Section 16.98.060.G.2 and maintained by a property owners association or other legal entity for maintenance in perpetuity. Lots shall have a minimum depth of ten (10) feet and may be part of the monument lot. Meandering sidewalks and enhanced landscaping shall be encouraged for secondary and major roads, and required for arterial or larger roads.
   TABLE 5.12
Street Type
ROW (1)
Curb to Curb
Median Width
Minimum Parkway Width per Side
10 (Painted)
Major (A)
14 (Raised)
Major (B)
14 (Painted)
10 (Raised)
Urban Arterial
10 (Raised)
Commercial Corridor
24 (Raised)
   (1)   Right-of-way, Curb to Curb and Median widths are given for reference only. Streets must comply with the General Plan Circulation Element and Circulation Plan.
   (2)   Landscaping in subdivision lettered lots along the property line may be included in the Parkway.
   (3)   Sidewalk measurement includes 0.5 ft. curb face.
   (4)   Meandering sidewalks are encouraged. If sidewalks are not meandering they must be placed in the middle of the parkway.
   (5)   Meandering sidewalks are required, unless waived by the Planning Director.
(Ord. 536-18 § 2 (part), 2018; Ord. 367 § 2, 2006; Ord. 293 § 1 (part), 2004; Ord. 182 § 2 (part), 1997)