No building or structure shall be erected or relocated, or expanded or altered in an amount exceeding twenty-five percent of the reasonable replacement value of the existing structures or improvements on said premises, and no building permit shall be issued therefor, on any lot unless one-half of the street abutting thereon has been dedicated and improved for the full width of said lot in accordance with City standards or such dedication and improvements have been assured to the satisfaction of the Superintendent of Streets, subject to the following limitations:

The provisions of Section 9460 shall apply to lots or parcels abutting a private street or road right of way established by recorded document or easement, with the exception that the City Planning Commission or City Council may, in lieu of requiring a dedication as hereinafter provided, require an offer of dedication which shall be recorded and shall not become a part of the City street system until thereafter accepted into the City street system by Resolution of the City Council. The Commission or City Council, as the case may be, may waive the dedication requirement of this Section where it is found and determined that there is little likelihood that the remaining right of way adjacent to other lots or parcels in the area will be acquired for the public use and that the acquisition of said right of way in connection with the proposed improvements to any given parcel would be of no public benefit.

Said street right of way shall be dedicated to and in accordance with the width, standards and right of way lines of the General Plan or the Circulation Element of the General Plan of the City, as the same exists on the date of application for building permit. No dedication shall be required under Section 9460 and 9461 unless the portion of said street to be dedicated is shown on said General Plan, the circulation element of the General Plan, with the exception that the designation of any street on any approved map or General Plan Circulation Element exhibit without designating the width thereof shall be at those widths specified in Section 9229.1 of this Code.

Notwithstanding the exception contained in 9460 pertaining to dwellings or accessory buildings located in the R-1 and R-A Zones, said dwellings or accessory buildings shall be subject to the provisions of this Part, where in addition the following conditions exist:

Before a building or structure, subject to the provisions of this Part, may be occupied or utilized, curbs, gutters, sidewalks, drainage structures and street paveout shall be constructed at the grade and location specified by the Superintendent of Streets, unless there already exists within the present right of way, or on the property the owner has agreed to dedicate, curbs, gutters, sidewalks or drainage structures and street paveout shall be in accordance with City standards.

The City Planning Commission or City Council, as the case may be, may upon a determination of hardship, other than financial hardship, by reason of unusual circumstances applicable to the owner of any parcel of property subject to the provisions of this Part, waive any and all provisions of this Part.

Any person required to dedicate land or make improvements under the provisions of this Part may appeal any determination or decision made hereunder to the City Council. Such appeal shall be in writing and shall be accompanied by any appeal fee established or set by the City Council. The appeal shall state in clear and concise language the grounds thereof. In addition, any member of the City Council may appeal any decision or determination made under this Part to the City Council for hearing thereof.

The City Council may make such modifications in the requirements of this Part or may grant such waivers or modifications of the determinations required or made hereunder as it shall determine is required to prevent an unreasonable hardship under the facts of any case and as long as each such modification or waiver is in conformity with the general spirit and intent of this Part.

In addition to the provisions of this Part, the Commission or Council granting any change of zone, conditional use permit or variance may, as a condition of the same, require the dedication and improvement of street rights of way whether or not designated on any General or Specific Plan of the City, where the granting of such zone change, variance or conditional use permit would otherwise be detrimental to the public peace, health and safety by reason of increased traffic congestion occasioned by the improvement of such property under such a proposed zone change, variance, or conditional use permit.

In lieu of dedication, where required by this Part, an owner may, subject to the discretion of the officer, Board or Agency authorized to accept said dedication, enter into an agreement with the City to dedicate, signed by all persons having any right, title, interest or lien in the property, or any portion thereof, to be dedicated. The signatures on such agreement shall be acknowledged and the agreement shall be prepared for recordation.

In lieu of any required improvement under this Part, the officer, Board or agency authorized or required to accept the same, may in its discretion enter into an agreement with the owner, secured by cash or surety bond to the approval of the City Attorney, guaranteeing the installation of said improvements.

In any case where dedication or improvement is required pursuant to any provision of this Part and such dedication or improvement is not made or installed within the time specified in the issuance of any permit, motion, resolution, order or ordinance by any officer, the Commission or Council, any authority to construct any building or structure, use or occupy any land or building, or to receive or have a conditional use permit, variance or zone change granted or approved on the condition of such dedication or improvement, shall terminate automatically unless the time to dedicate or improve is extended by the City Council, or the improvement or dedication, as the case may be, is accomplished as follows:

Notwithstanding any provision of this Part to the contrary, the City Council may contribute toward the cost of acquisition or making any improvement required under the provisions of this Part where it determines that the application of this Part to any individual will amount in a cost or detriment to the individual greatly in excess of the cost or detriment to other property owners who are required to make improvements under the provisions of this Part in the immediate vicinity of the said improvement.