Ordinance - 1496ORDINANCE NO. 1496
AN ORDINANCE OF THE CITY'COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, REPEALING CHAPTER 20
(PREVIOUSLY ARTICLE IX) OF THE WEST COVINA
MUNICIPAL CODE AND ADOPTING A NEW CHAPTER 20
FOR THE REGULATION AND CONTROL OF SUBDIVISIONS
WHEREAS, the City Council of the City of West Covina had
adopted Ordinance No. 1138 on July 27, 1970 for the regulation
and control of subdivisions; and
WHEREAS, the State of California Subdivision Map Act has
been amended several times since 1970; and
WHEREAS, the State of California Subdivision Map Act is
the requisite authority for the local ordinance for the regula-
tion and control of subdivisions; and
WHEREAS, the existing local ordinance for the regulation
and control of subdivisions must be significantly revised to
conform to the State of California Subdivision Map Act;
NOW, THEREFORE, the City Council of the City of West
Covina does ordain as follows
SECTION 1. Chapter 20 (previously Article IX) of the
• West Covina Municipal Code is hereby repealed.
SECTION 2. The attached Exhibit 1 is hereby adopted as
Chapter 20 of the West Covina Municipal Code.
SECTION 3. The City Clerk shall certify to the passage
of this ordinance and shall cause the same to be published as
required by law, and shall send a certified copy of this,ordin—
ari-ce to the County Engineer of the County of Los Angeles.
PASSED AND APPROVED this 22nd day of September , 1980.
ATTEST:
City Clerk
State of California )
County of Los Angeles ) ss.
City, ,of, West Covina )
I, HELENE.'MOONE.Y, City Clerk of the City of West Covina, do
hereby certify that the foregoing Ordinance No. 1496 was
regularly introduced and placed upon its first reading at a
Ordinance No. 1496
•
regular meeting of the City Council on the 8th day of September ,
1980. That thereafter said ordinance was duly adopted and passed at
an adjourned regular meeting of the City Council on the 22nd day
of September , 1980, by the following vote of Council, to wit:
AYES: Councilmen: Tennant, Tice, Chappell, Shearer, Browne
NOES: Councilmen: None
ABSENT: Councilmen None
APPROVED AS TO FORM:
City.Attorney
A/
City Clerk
•
C]
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CHAPTER 19
STREETS, SIDEWALKS AND PUBLIC PLACES
ARTICLE VIII. STREET STANDARDS
Sec. 19-190. Application of Article.
This article provides the Street Standards for the construction
of all streets in the city. Plans for the construction, widening,
extension, or reconstruction of streets which do not comply with
these standards shall not be approved by the City Engineer unless
the City Council has approved a deviation from these standards.
Sec. 19-191. Classification of Streets.
All streets in the city shall be in one classification and
shall comply with the standards for that classification. Where a
street may possibly be construed as being within more than one
classification, it shall be classified under the.classification
with the highest standards. The City Engineer shall be responsible
for classifying streets subject to appeal to the Planning
Commission and City Council. Following are the classifications of
streets in the city:
• (a) Freeway - a fully controlled access street under control
of the California Department of Transportation.
(b) Principal Arterial - partially controlled access street
serving primarily through traffic and providing access
to one or more other cities.
(c) Minor Arterial - partially controlled access street
serving primarily through traffic.
(d) Collector - partial or no control of access street
serving primarily neighborhood residential traffic.
(e) Minor and Cul-de-sac Streets - streets primarily pro-
viding direct access to abutting residential
properties.
E
•
STREETS, SIDEWALKS AND PUBLIC PLACES
(f) Alleys - streets primarily providing access to the
rear or sides of residential properties in lieu of
access to a partially controlled access street.
(g) Private Streets - streets serving and contained
within condominium developments or, where approved
by the Planning Commission or City Council, serv-
ing a self-contained development with a homeowners'
association responsible for the maintenance of the
street.
Sec. 19-192. Master Plan of Streets.
All streets in the city to be constructed, widened, extended,
or reconstructed shall comply with the Master Plan of Streets as
included in the City's General Plan.
Sec. 19-193. General Street Standards.
All streets in the city, except freeways, to be constructed,
widened, extended, or reconstructed shall comply with the follow-
ing General Street Standards:
(a) Construction shall be done in accordance with the
Standard Specifications for Public Works Con-
,struction, latest edition, as adopted from time to time
by ordinance and --to the satisfaction of the City Engineer.
(b) All streets shall include a structural section
approved by the City Engineer, portland cement
concrete curbs and gutters, portland cement concrete
sidewalks, portland cement concrete driveway
approaches as appropriate and approved by the City
Engineer, street lighting with underground wiring
in accordance with a designed layout approved by
the City Engineer, and drainage system and struc-
tures as required by the City Engineer. The
Planning Commission or City Council may waive the
requirements for sidewalks and street lighting on
a case -by -case basis for minor, cul-de-sac, and
private streets.
0
•
0
•
(c)
(d)
Design
Element
Grade Breaks
Design Speed
Curve Radii
Crossf all
•
Grade
Vertical
Curve Lengths
(100' min.
length)
STREETS, SIDEWALKS AND PUBLIC PLACES
Curb return radii at intersections of minor,
cul-de-sac and private streets and other minor,
cul-de-sac and private streets shall be a mini-
mum of twenty-five (25) feet. Curb return
radii at intersection of alleys and other streets
shall be a minimum of ten (10) feet. Curb return
radii at all other intersections shall be a mini-
mum of thirty-five (35) feet.
The following minimum:r'and maximum' values shall
apply to the design elements of streets unless
topography or other factors necessitate a variance
from these values and such variance is specifi-
cally approved by the City Engineer.
Minor and
Arterials Collectors Cul-de-sac Private
0.5% max.
55 MPH
1200' min.
1.5% min.
3% max.
0.5% min.
6% max.
100' min.
for each
1% grade
difference
0.5% max.
40 MPH
600' min.
1.5% min.
4% max.
0.5% min.
10% max.
50' min.
for each
1% grade
difference
1.0 % max.
25 MPH
250' min.
1. 5% min-.
1.0% max.
20 MPH
150' min.
1.5% min.
5% max.
5% max.
0.5% min.
0.4% min.
15% max.
15% max.
25' min. for
25' min. for
each 1% grade
each 1% grade
difference
difference
STREETS, SIDEWALKS AND PUBLIC PLACES
(e) The curb radius at the end of a cul-de-sac shall be
a minimum of forty (40) feet unless topographic
features warrant a lesser.radius as specifically
• approved by the Planning Commission or City Council.
(f) The design of the structural section shall be based
on the results of soils tests by a soils engineering
firm and on the Traffic Index value assigned to the
street by the City Engineer. The design criteria provided
in the State Ca`ltrans Highway Design Manual shall be
used to design the structural section.
Sec. 19-194. Specific Street Standards.
All streets in the city, except freeways, to be constructed,
widened, extended, or reconstructed shall comply by classification
with the following indicated street standards:
(a)- Principal Arterials 110 f t. Right -of -Way - minimum
ninety (90) feet between exterior curbs, full park-
way width sidewalks with tree wells, raised median
island using portland cement concrete curbs and
traffic signals at intersections with all other
streets except minor and cul-de-sac streets.
(b) Minor Arterials - same standards as Principal
Arterials, except 100 ft. right-of-way and minimum
eighty (80) feet between exterior curbs.
• (c) Collector - minimum forty (40) feet between exterior
curbs.
(d) Minor Streets - minimum thirty-two (32) feet between
exterior curbs.
(e) Cul-de-sac Streets - minimum thirty-two (32) feet
between exterior curbs and maximum six hundred (600)
feet in length unless specifically approved by the
Planning Commission or City Council to be of
greater length, but, in no event, longer than one
thousand. (1000) feet. In the case of one or more
cul-de-sac streets having access from a cul-de-sac
street, the combined total length shall not exceed
the maximum length for a single cul-de-sac street.
(f) Private Streets - minimum twenty-eight (28) feet
between exterior curbs and in accordance with
Planning Commission Resolution No. 2519 and revisions
thereto.
C I'; R T IF ICAT ION
• State of California. )
County of Los Angeles ) ss.
City of West Covina )
I, JANET BERRY, Deputy City Clerk of the City of
West Covina, State of California, do hereby certify
that a true and accurate copy of Ordinance No.�.
was published, pursuant to law,. in the West Covina.
Tribune, a newspaper of general circulation published
and c i.rcula.ted in the City of West Covina..
Ja.n
Berry,
Deput
ity Clerk
Cit
of West
Covin
California
Dated ' r
CHAPTER 20 - SUBDIVISION
ARTICLE I - AUTHORITY
20-1 AUTHORITY. SUBDIVISION MAP ACT. Pursuant to
the Provisions of Title 7, Division 2 (commencing with
Section 66410) of the Government Code, State of California, here-
inafter referred to as the "Subdivision Map Act", and in add-
ition to any other regulations provided by law, the regulations
hereinafter contained in this Chapter shall apply to all sub-
divisions, parts of subdivisions, and divisions of land hereafter,
made wholly or partially, within the West Covina City Limits, and
to the preparation of subdivision maps thereof and other maps
provided for by the "Subdivision Map Act". Provisions for
grading and erosion control are contained in Chapter 9 of the
West Covina Municipal Code.
20-2/20-9 (Reserved)'
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1UV1'ICLI? 2 - DEFINI'.I'IONS
20-10 ADVISORY AGENCY. The Planning Commission is
hereby designated as the Advisory Agency referred to in the
Subdivision Map Act. As such, it will be charged.with the duty
• of making investigations and reports on the design and im-
provement of proposed divisions of real property, the imposing
of requirements or conditions thereon, and having the authority
to approve, conditionally approve, or disapprove tentative maps
of subdivisions.
20-11 APPEAL BOARD. The City Council is hereby designated
as the "Appeal Board" referred to in the Subdivision Map Act
with all the functions and powers thereof.
20-12 DEDICATION. A conveyance of land from the private
to the public interest for public use pursuant to a request for
approval of a- final map.
20-13 DIVISION. Synonomous with the term "subdivision" as
used in this Chapter.
20-14 FLAG LOT. A lot so shaped and designed that the main
building site area is set back from the street on which it fronts
and includes an access strip not less than 20 feet in width at any
point connecting the main building site area to the frontage
street.
20-15 GENERAL PLAN. The official statement of the City
Council of the City of West Covina which sets forth its major
• long range policies concerning desirable future physical develop-
ment of the City.
20-16 LEGISLATIVE BODY. The City Council is hereby de-
signated as the Legislative Body referred to in the Subdivision
Map Act. As such, it will be charged with approval, or disapproval
of final and parcel maps.
20-17 MAPS.
(a) FINAL MAP. Refers to the land division map
creating five (5) or more lots submitted to the City Council for
final approval and to the City Engineer for compliance with all
applicable regulations of this Chapter and of the Subdivision
Map Act. Such map shall substantially conform to the Tentative
Map approved by the Planning Commission. Subsequent to approval
by the City Council, the map shall be recorded with the County
Recorder.
(b) PARCEL MAP. Parcel Map refers to the land
division map creating four (4) or less lots or as required by the
Subdivision Map Act and submitted to the City Council for final
•
approval and to the City Engineer for compliance with all
applicable regulations of this Chapter and of the Subdivision
Map Act. Such map shall substantially conform to the Tent-
ative Map approved by the Planning Commission. Subsequent
to approval by the City Council, the map shall be recorded
with the County Recorder.
20--18 MASTER PLAN OF STREETS. The plan as adopted and
amended by the City Council indicating the width and alignment
of existing and proposed principal arterial, minor arterial, and
collector streets.
20-19 PARCEL. A legally divided plot of land. In the
context of this Chapter, parcel will be interchangeable with the
word "lot".
20-20 PARTIES OF INTEREST. Any person, corporation, or entity
owning or controlling in fee or by easement land within the
subdivision. Any person, corporation, or entity making appli-
cation for the subdivision.. Any person, corporation, or entity
having a beneficiary interest in the subdivision including
lenders and mortgage holders.
20-21 PRECISE STREET PLAN. The plan indicating the exact
width, grades and alignment of proposed streets as approved
by the City Engineer.
20-22 STREETS AND HIGHWAYS.
(a) STREETS. Streets are dedicated public rights -
of -way primarily intended for the use of vehicles and pedes-
trians and shall include HIGHWAYS.
(b) PRIVATE STREETS. Private streets are undedicated
streets built to the standards and specifications as adopted
from time to time by resolution of the Planning Commission and
shall be not less than 28 feet in width between curbs.
(c) ADJOINING EXTERIOR STREETS. Streets contiguous
to the boundaries of the subdivision and/or streets within which
boundaries of the subdivision are contained. The streets may
or may not provide direct access to the subdivision.
(d) SUBDIVISION STREETS. Streets contained entirely
within the boundaries of the subdivision. The street's primary
function is to provide access to the subdivision.
20-23/20-29 (Reserved)
is
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ARTICLE 3 - GENERAL PROVISIONS
20-30 DEVIATIONS. Whenever any parcel of land is of such
size or shape, or subject to such title limitations of records,
or is subject to such topographical conditions or such dominating
drainage problems that it is impossible or impractical in the
particular case to conform fully to the provisions of this
Chapter, the City Engineer may recommend such deviation as may be
necessary or expedient to the proper development of the subject
property. In each case of deviation, the City Engineer shall
transmit to the Planning Commission with the tentative map a
written report setting forth each deviation recommended and the.
reasons therefore.
20-31 CONFORMANCE TO CITY STANDARDS. A subdivision or division
of land shall conform to the following City standards and
requirements:
Area Plans.
(a) All adopted General Plan Elements and Specific
(b) The Master Plan of Streets.
(c) Standard Specifications for Public Works
Construction (latest edition).
(d)
City
Engineer's
Standard Drawings.
(e)
Any
applicable
City Ordinances and Resolutions.
(f) Lot standards as contained in Chapter 26 of the
West Covina Municipal Code and the standards listed below:
(1) FRONTAGE ON STREET. All lots in the sub-
division shall have a minimum twenty (20) feet of frontage on
a street.
(2) LOT DIMENSIONS. Lot dimensions shall con-
form to the standards of development as contained in Chapter 26
of the West Covina Municipal Code or other official plans
adopted pursuant to law. Irregular shaped lots shall be subject
to individual approval by the City.
(3) JURISDICTIONAL BOUNDARY LINES. No lot
shall be divided by a County, City or School District boundary
line.
(4) LOT SIDE LINES. Lot side lines shall be
approximately at right angles or radial to the street center
line.
(5) USE OF FLAG LOTS. •Flag lots shall not be
approved where alternative designs are feasible. Flag lots
must have a minimum of twenty (20) feet of frontage on a street.
The lot(s) located between the primary portion of the flag lot
and the street shall have the minimum feasible depth required
t of Cha ter 26 of the West Covina
to comply with the requiremen s p
Municipal Code.
20-32 INFORMATION PACKAGE FOR PROSPECTIVE PURCHASES OF
SUBDIVIDED LAND. In addition to the subdivision report prepared
by the State Real Estate Commissioner, the owner, his agent or
the subdivider of a residential subdivision containing five or
more single family residences or condominium units shall prepare
or cause to be prepared a package of information for distribution
to prospective purchasers of homes or units in the subdivision
containing the following information:
(a) The zoning applicable to the property being
subdivided and to contiguous property.
(b) The text of the Land Use Element of the City's
General Plan which is applicable to the subdivision and to
contiguous property.
(c) The location of existing and proposed schools
which the children of purchasers of property within the sub-
division may be expected to attend.
(d) A copy of any conditions, covenants and
restrictions which are applicable to property within the
subdivision.
(e) Any additional information deemed necessary or
appropriate to fully inform prospective purchasers ofproperty
within the tract of the conditions which exist within the tract
and within contiguous areas.
The owner, his agent or the subdivider
package of information to the Director
of West Covina for approval as to form
Director may require amendments or the
to the package. A copy of the package
be filed with the Director of Planning
shall submit the proposed
of Planning of the City
and content. The Planning
addition of information
as finally approved shall
prior to its distribution.
Sales agents of the owner or the subdivider shall deliver a copy
of the package of information to each prospective buyer of
property within the subdivision and prior to accepting a deposit
on any such propertythe sales agent shall require the pros-
pective buyer to sign a receipt acknowledging that a copy of the
package of information has been delivered to him. The recipient
shall contain the sales agent's name, tho owner or
developer's name, the lot and tract number, the date of
the delivery of the information package, and the purchaser's
printed name and signature.
Within ten days after the close of escrow on the initial sale
of any residence or condominium in the tract, the o=Amer, the
• developer, or his agent shall file a copy of the receipt for
the package of information with the Planning Director of the
City of West Covina.
The provisions of this section shall be applicable to the
initial sale of residences or condominium units in existing
tracts or developments, as well as to all tracts or developments
hereafter approved within the City of West Covina.
The provisions of this section shall not require the furnishing
of any information to a prospective purchaser of property which
is contained in the subdivision report prepared by the State
Real Estate Commissioner.
The failure of any owner, subdivider or sales agent to obtain
the approval of the Planning Director of the information
package before selling property within the tract or the failure
to deliver the package of information and to obtain a receipt
therefore from prospective buyers of property shall constitute
a misdemeanor punishable in the manner and to the extent pro-
vided by law.
20-33 SURVEYS. The procedure and practice of all
survey work done on any division of land, whether for pre-
paration of a final map or parcel map shall conform to the
standards and details set forth in Chapter 15, Division 3, of the
Business and Professions Code, the Land Surveyor's Act. The
allowable error of closure on any portion of a final map or
parcel map shall be a minimum of 1/10,000.
In the event that the County Engineer, County Road Commissioner,
the State Highway Engineer, or any City Engineer, shall have
established the center line of any street or alley in or
adjoining a division of land, the final map or parcel map shall
show such center line, together with reference to a field book
or map showing such center line and the monuments which determine
its position. If determined by ties, that fact shall be stated
upon the final map or parcel map. Monuments shall be found,
set, or reset for final maps and parcel maps at least at the
following locations except no additional monuments need to be
set for parcel maps prepared from record data:
(a) At all angle points and beginnings and ends
of curves on the exterior boundaries of the subdivision or
division of land.
(b) At all angle points and beginnings and ends of
curves on the exterior boundaries of any and all land
• dedicated or offered for dedication in fee simple for park
or open space purposes.
(c) At the intersections of centerlines of streets
and at all angle points and beginnings and ends of curves on
street centerlines.
For each centerline intersection monument set, the
engineer or surveyor under whose supervision the survey has
been made, shall furnish to the City Engineer a set of notes
showing clearly the ties between such monument and at least
four durable distinctive reference points or monuments. Such
reference points or monuments may be leads and tacks in side-
walks, or two-inch iron pipe set back of the curb line and
below the surface of the ground, or such substitute therefore
approved by the City Engineer as appears likely not to be
disturbed. The set of centerline tie notes shall be filed with
the City Engineer within three (3) months of the date required
for setting monuments as shown by certification on the final
map.
Such set of notes shall be of such quality, form and completeness
and shall be on paper of such quality and size as may be
necessary to conform to the standardized office records of the
City Engineer. All such notes shall be indexed and maintained by
the City Engineer as a part of the permanent records of the City
• Engineer's office.
Whenever the City Engineer has established the centerline of a
street or alley, such data shall be considered in making the
surveys and in preparing the final map, and all monuments found
shall be indicated and proper reference made -to field books or
maps of public record, relating to the monuments. If the points
were reset by ties, that fact shall be stated.
City boundaries crossing or adjoining the subdivision or division
of land shall be clearly designated and tied in on the final map.
All boundary monuments shall be set prior to recordation of
the final map unless extensive grading operations'or improve-
ment work makes it impractical to set monuments. If the setting
of boundary monuments is deferred, field notes showing the
boundary survey shall be submitted with the final map for
checking. Interior street centerline monuments may be set
subsequent to recordation of the final map. The final map
shall show which monuments are in place and which are to be
set. Prior to approval of the final map by the City Council,
the subdivider shall submit a written agreement in which he
agrees that the monuments so deferred will be set within a
specified time, and that the required notes will be furnished
within a specified time.
• At least one exterior boundary line of the land being sub-
divided shall be adequately monumented or referenced before the
final map is recorded.
20-34 STANDARDS FOR COMPLETING AND ACCEPTING PUBLIC
IMPROVEMENTS. Required public improvements shall be constructed
in accordance with the following:
(a) The West Covina Municipal Code.
(b) The Standard Specifications for Public
Works Construction, latest edition and amendments thereto.
(c) The Standards of the City Engineer as
approved by resolution of the City Council.
(d) The Uniform Building Code as adopted from
time to time by ordinance.
(e) The Uniform Plumbing Code, as adopted from
time to time by ordinance.
(f) The National Electric Code, as adopted
from time to time by ordinance.
(g) The Uniform Mechanical Code; as adopted
from time to time by ordinance.
(h) The construction plans approved by the
City Engineer for the improvements.
Upon completion of the improvements, inspection by
the City, and recommendation of the City Engineer, the improve-
ments shall be presented for acceptance by the City Council.
Upon acceptance by the City Council, the subdivider will be re-
lieved of maintenance responsibility and the City and/or other
appropriate public agencies will assume maintenance of the
improvements.
In the'case of public open spaces requiring landscaping,
irrigation, and/or lighting, the subdivider is responsible
for a minimum one (1) year maintenance period after satisfactory
completion of the improvements and before acceptance by
the City Council. The maintenance period shall be extended
for additional periods of time corresponding to any periods
of deficient maintenance as determined by the City. Upon com-
pletion of the maintenance period and any extensions thereof,
inspection by the City, and recommendation of the City Engineer,
the improvements shall be presented for acceptance by the City
• Council. Upon acceptance by the City Council the subdivider
will be relieved of maintenance responsibility and the City
and/or other appropriate public -agencies will assume maintenance
of.the improvements.
20-35 WAIVER OF DISAPPROVAL OF MAPS. No map shall be
disapproved when the failure of the map is solely a result
of a technical and inadvertent error which, in the determination
of the Planning Commission for tentative maps and the City Council
for parcel and final maps, does not materially affect the
validity of the map. Upon such a finding, disapproval of the map
shall be waived.
20-36 ASSIGNMENT OF RESPONSIBILITIES TO ADVISORY AGENCY.
The Planning Commission shall have the following responsibilities
in addition to those otherwise assigned responsibilities:
(a) Make findings that tentative maps, together
with the provisions for their design and improvement, are con-
sistent with the general plan and/or any specific plans of the
City.
(b) Make findings justifying approval or denial of
tentative maps as such findings are specified in the 'Subdivision
Map Act.
•
(c) Make findings for tentative maps relating to
the waste discharge from proposed subdivisions and the require-
ments prescribed by a California regional water quality control
board as such findings are specified in the Subdivision Map Act.
20-37 APPEAL OF FINDINGS OF ADVISORY AGENCY. Any
interested person can appeal the findings specified in Section
20-36 to the City Council in the manner prescribed in the
Subdivision Map Act. Appeals shall be accompanied by the fee
as set from time to time by resolution of the City.Council.
20-38 DEDICATION OR IRREVOCABLE OFFERS OF DEDICATION.
The Planning Commission shall determine the requirements, if
any, for dedications or irrevocable offers of dedication con-
current with its approval or conditional approval of tentative
maps. Irrevocable offers of dedication shall not be limited
in any manner except as specified in the Subdivision Map Act
as to the time or time periods in which the City may accept,
•
i
reject, terminate, or abandon the offer of dedication.
Required dedications or irrevocable offers of dedication
shall be by certificate on the final or parcel maps unless
the City Engineer finds such procedure to be impractical, in
which case, separate instruments may be processed by the City
Engineer through the City Council for.recordation.
The Planning Commission may require dedications or irrevocable
offers of dedications for the following purposes as prescribed
in the Subdivision Map Act.
(a) Streets, alleys, waivers of direct access rights
and abutter's rights, drainage, water, sewerage, bicycle paths,
equestrian trails, access easements, public utility easements,
and such other public easements as may be deemed necessary
by the Planning Commission.
(b) Local transit facilities as prescribed in and
restricted by the Subdivision Map Act.
(c) Parks and recreation as prescribed in this
Chapter and as prescribed in and restricted by the Subdivision
Map Act.
20-39 RESERVATION OF REAL PROPERTY FOR PUBLIC USE.
The Planning Commission shall determine the requirements, if
any, for reservations of real property in a subdivision for
parks, recreational facilities, fire stations, libraries, and/or
other public uses concurrent with its approval or conditional
approval of tentative maps. Such reservations, if any, shall
be imposed in accordance with the provisions of the Sub-
division Map Act.
20-40 PARKS AND RECREATION. Dedications for parks and
recreation shall be a percentage of the size and based on the
approved net density of development of a subdivsion in
accordance with the following formula:
DENSITY
1 D.U. per acre or more
1 D.U. per 1/2 to 1 acre
PERCENTAGE W OF GROSS AREA
0.60%
1 D.U.
per
10,000 sq. ft.
to
1/2 acre
1 D.U.
per
9,000 to 9,999
sq.
ft.
1 D.U.
per
8,000 to 8,999
sq.
ft.
1 D.U.
per
7,000 to 7,999
sq.
ft.
1.20/
1.73%
2.70%
3.01%
3.40%
1 D.U.
per 6,000 to
6,999 sq. ft.
3.90%
1 D.U.
per 5,000 to
5,999 sq. ft.
4.58%
10 to
19 D.U.'s per
acre
5.79%
20 to 29 D.U.'s per acre 9.30%
30 to 39 D.U.'s per acre 12._>>%
40
to
49
D.U.'s
per acre
50
to
59
D.U.'s
per acre
18.40%
60
to
69
D.U.'s
per acre
21.05%
70
to
79
D.U.'s
per acre
23.545%
80
to
89
D.U.'s
per acre
25.85%
90
to 99
D.U.'s
per
acre
28.00%
100
D.U.'s
and
over
per acre
29.07%
The land dedicated for parks and recreation shall:
1. Be in a location and configuration approved by the Planning
Commission.
• 2. Be rough graded including drainage devices, in accordance
with a grading plan approved by the Recreation and Parks
Director, Planning Director, and City Engineer.
3. Be fully useable for parks and recreation purposes with
the majority of the on -site area being graded at 2% and
with areas of grades exceeding 20% not being included in the
computation of the area required to be dedicated.
4. Have all public utilities stubbed out to the site and have
all connection charges paid including annexation to the
County Sanitation District.
5. Have all public works improvements installed adjacent try
the site.
In such instances where dedication is not required, in total
or in'part for subdivision, an in-lieu.fee shall be paid. The
fee shall be equivalent to the value of the land which would
have been dedicated, if dedication was required. The value shall be
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the fair market value of the land if it were to be sold
immediately after completion of the full improvements in the
subdivision.
Fair market value shall be determined in accordance with the
• following:
1. The fair market value as determined by the City Engineer and
the Planning Director based upon the average anticipated sale
prices of the fully improved lots, excluding buildings,
in the subdivision; or
2. If the subdivider objects to such evaluation, he may at
his expense, obtain an appraisal of the property by a
qualified real estate appraiser approved by each party, which
appraisal may be accepted by both if found reasonable; or
3. The City Council may determine the fair market value.
20-41 REQUIRED IMPROVEMENTS. The Planning Commission
concurrent with its approval or conditional approval of the
tentative map shall require the following improvements con-
structed to the satisfaction of the. City Engineer unless specific
findings are made that construction of said improvements are
unnecessary and impractical.
• (a) Construction of subdivision streets in
accordance with the Master Plan of Streets,Standard Specifications
for Public Works Construction, and the City Engineer's Standard
Drawings, including, but not limited to asphalt concrete or
Portland Cement concrete pavement, aggregate base, Portland Cement
concrete curbs and gutters, Portland Cement concrete sidewalks,
surface drainage facilities, and Portland Cement concrete driveway
approaches.
(b) Construction of one-half of the adjoining
portions of exterior streets in accordance with the Master Plan
of Streets, Standard Specifications for Public Works Construction,
and the City.Engineer's Standard Drawings, except that the mini-
mum width constructed shall be twenty (20) feet, in the same manner
as subdivision streets.
(c) Construction of landscaped and irrigated
street median islands.
(d) Installation of street lighting in accordance
with plans and specifications approved by the City Engineer or his
duly authorized representative.
(e) Installation of street trees and of tree
• wells.
(f) Irrigation, landscaping, and lighting in
open space areas and irrigation and landscaping on slopes in
accordance with plans and specifications approved by the
Planning Director.
(g) Installation of traffic signals at sub-
division street intersections where needed as determined by a traffic
and engineering study in accordance with plans and specifications
approved by the City Engineer.
(h) Payment of a fair share cost of traffic
signals at adjoining exterior street intersections or adjoining
exterior street and subdivision street intersections as de-
termined by the City Engineer. The fair share cost is to be
computed by the City Engineer based upon the estimated construct-
ion cost of the traffic signal, preliminary and construction
engineering, materials testing, and contingencies not exceeding
twenty (20) per cent of estimated construction cost.
(i) Construction of adequate sewerage, water, and
drainage systems in accordance with the standards of the City
of West Covina, Los Angeles County Flood Control District,
Los Angeles County Sanitation Districts, and local domestic
wa,tek purveyor to the satisfaction of the City Engineer.
. (j) Installation of public utilities including
mail boxes.
(k) Construction of private streets in accordance.
with City of West Covina standards to the satisfaction of
the City Engineer.
(1) Installation of traffic signing and street name
signing in accordance with standards of the City of West Covina
to the satisfaction of the City Engineer.
. (m) Installation and/or construction of such other
improvements which the Planning Commission finds necessary and
practical for the general use of the lot owners and/or to
insure conformity to or implementation of the general plan and
applicable specific plans.
20-42 ADDITIONAL IMPROVEMENTS. The Planning Commission con-
current with its approval or conditional approval of the
tentative map shall require the payment of fees or the submittal
of an agreement with approved security for planned drainage
facilities as shown on the City's Side Drainage Report, Master
Plan of Drainage, or other drainage study as it finds necessary
and practical. Such fees or agreements shall be applied and
administered in accordance with the provisions of the Sub-
division Map Act.
• The Planning Commission also shall require that any required
improvements shall contain supplemental size, capacity or
number Bor the benefit of property not within the subdivision
as the Planning Commission finds necessary and practical..
Such improvements shall be required to be dedicated to the
public as the Planning Commission shall determine.
20-43 PRELIMINARY SOILS REPORT. A preliminary soils report,.
prepared by a civil engineer registered in the State of
California,- and based upon adequate test borings, shall be -
required for all subdivisions unless waived by the Planning
Commission upon finding that no preliminary soil analysis is
necessary due to the knowledge that the City has as to the
soils qualities of the soils of the subdivision.
If the preliminary soils report indicates the presence of
critically expansive soils or other soils problems which,
if not corrected, would lead to structural defects the
subdivider shall have performed a soils investigation of each
lot in any problem area in the subdivision as'may be recommend-
ed by the preparer of the preliminary soils report and/or
as required by the City Engineer or City Building Official.
20-44 AGREEMENTS AND SECURITY. A subdivider may enter
into an agreement with the City, provided the performance of
• the agreement is guaranteed by security as indicated in the
Subdivision Map Act, in lieu of constructing required improve-
ments prior to approval of final or parcel maps. The agree-
ment shall be on the form provided by the City Engineer or
such other form as is approved by the City Attorney. The
period in which the construction is to be completed is one (1)
year from the date of execution of said agreement or prior to
occupancy of any structure in the subdivision, whichever is
sooner, or for such other period of time found to be practical
and approved 'by the City Engineer. The completion time herein -
before mentioned may be extended by the City Engineer as necessary
to insure orderly and satisfactory completion of required im-
provements. In no event may said completion be extended for more
than four years beyond the initial completion date. The City
Engineer is authorized to execute such agreements on behalf of
the City.
20-45 RELEASE OF SECURITY. The initial and subsequent
security furnished by the subdivider may be released in the
following manners upon authorization by the City Council.
(a) Completion of all required improvements to the
satisfaction of the City Engineer.
(b) Completion of a portion of the required im-
• provements to the satisfaction of the City Erigineer and the
furnishing of new security by the subdivider for the
remaining portion of the required improvements. This procedure
will only be initiated at the discretion of the City Engineer
and the new security shall. include an estimated amount for any
repairs of the previously completed improvements concurrent with
the completion of the remainder of the improvements.
(c) The furnishing of new security by the sub; -
divider to replace the initial security.
(d) The furnishing of new security by other
person or persons, including assessment districts, which
replaces in whole or part the initial security. If replacement
is partial, the subdivider.shall furnish new security for the
portion not replaced.
(e) Such other arrangement or condition at the
discretion of and with the approval of the City Engineer may
be considered by and authorized by the City Council.
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20-46 STREET NAMES. The names of streets to appear
on final and parcel maps shall be designated by the City
Engineer and Planning Directors. Subdividers may submit suggested
names for the City Engineer's and Planning Director's consideration.
The City Engineer and Planning Director shall consider continuity
or establishment of naming patterns, phonetic similarity to
previously named streets, objectionable or improper connotation,
• subdivider's desires, and other factors the City -Engineer and
Planning Director find relevent or -practical.
20-47 IMPROVEMENTS AND DEDICATIONS WITH REMAINDER PARCELS.
When 'a subdivision is of a portion of any previously existing
lot or lots, the remaining portion or portions of the previously
existing lot or lots are remainder parcels and shall be subject
to required improvements and dedications as determined by the
Planning Commission in the same manner as if the remainder parcels
were included in the subdivision including the provisions in this
Chapter for agreements and security.
20-48 APPLICATION OF CHAPTER TO CURRENT MAPS. Parcel maps
and final maps which have been approved by the City Council shall
not be affected by the adoption of this Chapter or amendments
thereto. Tentative maps which -have been approved or conditionally
approved by the advisory agency or appeal board shall not be
affected by the adoption of this chapter or amendments thereto
except as follows:
a) The parcel maps and final maps for approved
or conditionally approved tentative maps shall conform to the
current requirements for parcel maps and final maps at the time
of City Council approval.
• b) At the time of consideration by the advisory
agency of a request to extend the expiration time for a tentative
map, such tentative map shall conform to the current requirements
for tentative maps and the advisory agency or City Council may
revise or add conditions of approval in accordance with the
current requirements for tentative maps.
20-49, (Reserved)
ARTICLE 4 - TENTATIVE MAPS
20-50 PROCESSING FEE. The fee for processing a
tentative map shall be as established from time to time by
resolution of the City Council.
• 20-51 FILING. The tentative map shall be filedwith
the secretary of the Planning Commission.
20-52 NOTICE OF HEARINGS. In addition to the require-
ments of the Subdivision Map Act mailed notices shall be sent
to.owners of property located within 300 feet of the boundaries
of the tentative map. The person filing the tentative map shall
concurrently submit a sketch in sufficient detail and to scale
of the property configurations within 300 feet of the boundaries
of the tentative map and a list of property owners and their
addresses. Said list shall be keyed numerically or alphabetically
to said sketch. The property owners shall be as shown on the
last Los Angeles County Assessor's tax roll preceding the filing
of the tentative map.
20-53 EXPIRATION TIME. A tentative map shall.expire
eighteen (18) months.after its approval or conditional approval.
20-54 SUBMITTALS OF TENTATIVE MAPS. To provide the City
with sufficient information in a readily useable format for
consideration of the tentative maps compliance.with the Subdivision
Map Act and this Chapter, the following requirements for submittals
of tentative maps are established.
(a) TENTATIVE MAP INFORMATION. Each tentative map
• shall contain the following information.
(1) Tract number or Parcel Map number
obtained from the County Engineer.
(2) Name, address, and signature of the owner
whose property is proposed to be subdivided and the name, address,
and signature of the subdivider.
(3) Name, address, signature, and number of
the registered civil engineer, or licensed surveyor, who prepared
the tentative map.
(4)• North arrow, scale, boundary lines, date.
(5) The location, width and proposed names
of all streets within the boundaries of the proposed subdivision
or division of land and their approximate grades.
(6) Location and width of alleys.
J
(7) Name, location, and width of all adjoining
highways, streets, or ways.
(8) f,ot lines and approximate dimensions, areas,
and numbers of each lot.
• (9) Lot lines and approximate dimensions, and
areas of remainder parcels.
(10) Approximate location width and directions. of
flow of all water courses, the approximate locations of all areas
subject to inundation from floods, and location of structures,
irrigation ditches and other permanent physical features.
(11) Approximate contours at sufficient intervals,
to determine existing topography and all proposed grading.
(12) Approximate location and outline to scale
of existing buildings and permanent structures.
. (13) Approximate location of each area covered by
trees with a statement of the nature of the cover and the kind
and approximate location of all trees standing within the boundaries
of the proposed public rights of way and private streets.
(14) Description of the exterior boundaries of the
subdivision or division of land (or legal description of the
property comprising the subdivision or division of land).
(15) Width and location of all existing or proposed
public or private easements.
• .(16) Classification of lots as to intended use.
(17) Approximate radii of all curves.
(18) Proposed public areas, if any.
(19) For a division of land consisting of a con-
dominium project, as defined in Section 1350 of the Civil Code,
a community apartment project, as defined in Section 11004
of the Business and Professions Code, the tentative map shall show
the general location of all buildings to be erected or maintained
and the means of access to such buildings.
(20) A vicinity map showing the location of the
division in relation to the nearest existing cross streets.
If it is impossible or impracticable to place upon the tent-
ative map any matter required by this section, such information
shall be submitted with the map.
(b) SIZE AND SCALE OF TENTATIVE MAP. Each
tentative map shall be eight (8) inches by twelve (12) inches
or any multiple thereof but not exceeding 32 inches by 48
inches and shall be drawn to such scale as to clearly show the
details of the plan thereon. Such scale shall be no smaller than
a scale of one (1) inch to fifty (50) feet.
• (c) REPORTS AND STATEMENTS. The tentative map
shall show or be accompanied by reports and written statements
from the subdivider giving essential information regarding the
following matters:
(1) Source of water supply.
(2) Type of street improvements and utilities
which the subdivider proposed to install.
(3) Proposed method of sewage disposal.
(4) Proposed storm drains or other means of
drainage (grade and size).
(5) Protective -covenants to be recorded.
(6) Proposed tree planting..
(7) The existing zoning and, if a zone change
is proposed, the requested zoning for all real property within
the division of land.
(8) A written statement by the Registered Civil
Engineer or Land Surveyor -as to whether or not he will set
boundary monuments prior to filing the final parcel map with
the County Recorder.
(9) Proposed intent, if any, to file multiple
final maps.
20-55/20-59 (Reserved)
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ARTICLE 5 - FINAL MAPS
20-60 PROCESSING FEE. The fee for processing a final
map shall be as established from time to time by resolution
of the City Council. In addition, the fee for checking the
final map shall be as established by the agency performing the
checking and such fee shall be paid directly to that agency.
20-61 ADDITIONAL SURVEY REQUIREMENTS. The required survey
for a final map shall be a field survey made in conformity with
the Land Surveyors Act done within one year preceding the
approval of the final map. A closure shall be done on the
survey and a copy of the closure shall be provided the City
Engineer and the agency checking the final map.
20-62 ADDITIONAL MAP REQUIREMENTS. Upon recordation of
the final map, a reproducible copy of the map on mylar or other
material approved by the City Engineer and one (1) blueline
or blackline print shall be filed with the City Engineer. The
copy and print shall have the recorders stamp and recording
information clearly shown thereon.
20-63 ADDITIONAL CERTIFICATIONS AND ACKNOWLEDGEMENTS.
The final map shall contain a certificate for execution by the
City Treasurer stating that any and all special assessments,
if any, levied against land included in the map have been paid
in full.
20-64 ADDITIONAL MONUMENTS. Monuments for final maps shall
be set,.found, or reset at all angle points and beginnings and
ends of curves.on the exterior boundary of the subdivision; at
• all angle points and beginnings and ends of curves on the ex-
terior boundaries of any and all land dedicated or offered for
dedication for parks or open spaces; and on the centerline of
all interior and exterior streets at intersections, tract
boundaries, the beginnings and ends of curves, angle points,
and the radius center of cul-de-sacs.
20-65 CENTERLINE TIES. The engineer or surveyor under.
whose supervision centerline monuments have been set, found,
or reset shall file with the City Engineer a set of notes,
conforming to the size and duality of the City Engineer's stand-
ardized office records, showing clearly the ties between each
monument and at least four (4) durable, distinctive reference
points or monuments subject to the approval of the City Engineer.
20-66 MULTIPLE FINAL MAPS. In the event of the filing of
multiple final maps relating to an approved or conditionally
approved tentative map, the following conditions shall apply.
(a) The map shall be submitted to the Planning
Commission for review and conditioning as the Commission may
0
find warranted to provide adequate traffic circulation,
proportional development of any open spaces, proportional
dedication of any parks, adequate drainage facilities, adequate
fire protection, adequate water facilities, and adequate sewerage
facilities.
• (b) The final map may be required to include the
construction of improvements and dedications outside the
boundaries of the final map but inside the boundaries of the
tentative map.
2.0-67/20-69 (Reserved)
•
° ART rCLI 6 - PARCEL MAPS
20-70 TENTATIVE MAP REQUIRED. A tentative map in
accordance with this. Chapter and the Subdivision Map Act is
required for each Parcel Map.
• 20-71 IMPROVEMENTS AND DEDICATIONS REQUIRED. Improvements
and dedications in accordance with this Chapter and the 'Subdivision
Map Act are required for Parcel Maps.
20-72 AGREEMENTS. Required improvements will be completed
prior to recordation of the Parcel Map or an agreement in the
format provided by the City Engineer secured by appropriate
security shall be executed prior to recordation to guarantee the
improvements. The time of completion of the improvements shall be
prior to occupancy of any new structure constructed on any parcel
included in the Parcel Map. This section precludes the satisfaction
of improvement requirements by certificate on the parcel map.
20-73 WAIVERS. The requirement for a parcel map in accord-
ance with this Chapter and the Subdivision Map Act may be waived by
the Planning Commission after submittal of a tentative map and a
request for waiver in the format provided by the Secretary of the
Planning Commission. The Planning Commission.must make the follow-
ing findings to approve a.waiver of a parcel map.
(a) The proposed division complies with the Sub-
division Map Act and this Chapter as to area, improvement and
design, floodwater drainage control, appropriate improved public
roads, sanitary disposal facilities, water supply availability,
and environmental protection.
(b) The proposed division is of land zoned only for
single family residential use.
(c) All fees, dedications, or combinations of such
fees or dedications which would normally be required of the pro-
posed division of land have been paid or made.
(d) The fire protection for the proposed division
of land is adequate as determined by the City Fire Chief.
(e) A field survey has been completed and all
monuments and centerline ties which would normally be required of
the proposed division of land have been set, found, or reset
within the year preceding the approval of the waiver. .
20-74 PROCESSING FEE. The fee for processing a parcel map
shall be as established from time to time by resolution of the
City Council. The fee for processing a request for waiver of a
parcel map shall be the same as the fee for processing the
the tentative map submitted with the request.for waiver. In
addition, the fee for checking the parcel map shall be as established.
by the agency performing the checking and such fee shall be
paid directly to that agency.
20-75 PROCESSING PROCEDURE. The procedure for process-
ing, approval, conditional approval or disapproval and filing of
parcel maps and modifications thereof shall be as provided in
• this Chapter and the Subdivision Map Act for processing, approval.,
conditional approval or disapproval and filing of tentative maps
and final maps and modifications thereof.
20-76 ADDITIONAL MAP REQUIREMENTS. The parcel map shall
include any additional map requirements as this Chapter may.re-
quire of final maps.
20-77 OWNERS CONSENT. Where a subdivider does not have
a,record title ownership in the property to be divided, the
persons with record title ownership shall sign a certificate
on the parcel map consenting to the subdivision.
20-78/20-79 (Reserved)
•
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ARTICLE 7 - REVERSIONS TO ACREAGE
20-80 PARCEL MAPS. A parcel map may be filed
pursuant to the provisions of the Subdivision Map Act for the
purpose of reverting to acreage land previously subdivided and
consisting of four or less contiguous parcels under the same
ownership. The filing of the map shall constitute legal re-
version to acreage of the land affected thereby, and shall also
constitute abandonment of all streets and easements not shown
on the map. The filing of the map shall also constitute a merger
of the separate parcels not divided by streets into one parcel.
A certificate shall appear signed and acknowledged by all parties
having any record title interest in the land being reverted, con-
senting to the preparation and filing of the parcel map.
20-81 PROCESSING FEE. The processing fee for pro-
cessing a reversion to acreage shall be equivalent to the process-
ing fee for a parcel map as established from time to time by
Resolution of the City Council.
20-82 DEDICATIONS. Dedications or offers of dedication
of land for streets, highways or easements, necessary for public
health and safety or a prerequisite to the orderly development
of the surrounding area shall be required as a condition of
reverting to acreage land previously subdivided.
20-83/20-89 (Reserved)
•
ARTICLE 8 - LOT LINE ADJUSTMENTS
20-90 LOT LINE ADJUSTMENT PROCEDURE. Any person request-
ing approval of a lot line adjustment shall submit to the City
Engineer the following:
(a) A detailed sketch to scale of not less than
one inch equals 50 feet of the existing and proposed lot lines
for each of the parcels. Existing building structures shall be
delineated on the sketch with dimensions shown to the lot line
being adjusted. Lot areas before and after the proposed lot line
adjustment shall be indicated on the sketch. Legal descriptions
of the existing and proposed parcels shall be filed with the
detailed sketch.
(b) A notarized written request for the proposed
lot line adjustment from all property owners involved and parties
of interest.
(c) The fee for processing as set from time to
time by resolution of the City Council.
After review and determination by the City
Engineer and Planning Director that the proposed lot line adjust-
ment is in conformance with the General Plan, applicable Specific
Plans, the Subdivision Map Act, and this chapter, the City
Engineer will submit the proposed lot line adjustment to the City
Council for approval by resolution, and recordation thereof with
the County Recorder.
20-91/20-94 (Reserved)
ARTICLE 9 - COMPLIANCE
20-95 CERTIFICATE OF COMPLIANCE. Any person
or vendee of any person requesting whether any real property
complies with the provisions of the Subdivision Map Act and
this Chapter shall pay a fee equivalent to the fee for a
lot line adjustment to cover the cost of issuing and record-
ing the certificate of compliance or conditional Certificate
of Compliance.
20-96/20-99 (Reserved)
•
C E'' R T I F I C A ,r I O N
• State of California. )
County of Los Angeles ) ss.
City of West Covina. )
•
I, JANET BERRY, Deputy City Clerk of the City of
West Covina, State of California., do hereby certify
that a true and accurate copy of Ordinance No. / r
was published, pursuant to law, in the West Covina.
Tribune, a newspaper of general circulation published
and circulated in the City of West Covina..
Ja.net//Berry,
Ae4za
Deputy
ity Clerk
Cit
of West
Covina,
California
Dated