This chapter establishes standards for the design and layout of subdivisions, and the design, construction, or installation of public improvements within subdivisions. The purpose of these standards is to ensure, through careful site evaluation and design, the creation of new usable parcels that are consistent with the general plan, any applicable community plan, and any applicable specific plan. (Ord. 242, 9-3-2013)

The requirements of this chapter apply as follows:

   A.   Extent Of Required Improvements: Each subdivision of four (4) or fewer parcels, and each subdivision of five (5) or more parcels, shall provide the improvements required by this chapter, and any additional improvements required by conditions of approval.

   B.   Applicable Design Standards, Timing Of Installation: The subdivider shall construct all on and off site improvements according to standards approved by the town engineer. No parcel or final map shall be presented to the town council for approval and no parcel map shall be presented to the town engineer for approval until the subdivider either completes the required improvements, or enters into a subdivision improvement agreement with the town for the work in compliance with section 9.95.050, "Subdivision Improvement Requirements", of this chapter.

   C.   Subdivision Improvement Standards Conditions Of Approval: The applicable subdivision improvement and dedication requirements of this chapter and any other improvements and dedications required by the review authority in compliance with section 9.91.060, "Tentative Map Approval Or Denial", of this article 6, shall be described in conditions of approval adopted for each approved tentative map (section 9.91.070 of this article 6). The design, construction, or installation of all subdivision improvements shall comply with the requirements of the director.

   D.   Oversizing Of Improvements:

      1.   At the discretion of the review authority, improvements required to be installed by the subdivider for the benefit of the subdivision may also be required to provide supplemental size, capacity, number, or length for the benefit of property not within the subdivision, and may be required to be dedicated to the town, in compliance with map act chapter 4, article 6.

      2.   In the event that oversizing is required, the town shall comply with all applicable provisions of map act section 66485 et seq., including the reimbursement provisions of map act section 66486.

      3.   If a parcel proposed for subdivision is subject to an existing reimbursement agreement, the subdivider shall pay the required reimbursement before the recordation of the parcel or final map, or the issuance of a building permit for construction on the parcel, whichever occurs first.

   E.   Exceptions: Exceptions to the requirements of this chapter may be requested and considered in compliance with section 9.90.100, "Exceptions To Subdivision Standards", of this article 6. (Ord. 242, 9-3-2013)

   A.   Purpose: This section establishes standards for the design and layout of subdivisions, and the design, construction, or installation of public improvements within subdivisions. The purpose of these standards is to ensure, through careful site evaluation and design, the creation of new usable parcels that are consistent with the general plan, any applicable community plan, and any applicable specific plan.

   B.   Applicability: Each subdivision shall be designed in compliance with the standards of this section, except where an exception is granted in compliance with section 9.90.100, "Exceptions To Subdivision Standards", of this article 6.

   C.   Roads And Streets: The layout, design, and construction of proposed roads and streets shall comply with the general plan, and adopted street standards.

      1.   Circulation Standards:

         a.   General Plan Consistency: The circulation design of all subdivisions shall be compatible and coordinate with the general plan (and any applicable community or specific plan) and the existing street and land use pattern in the surrounding area.

         b.   Part Width Highways And Alignments: Any part width highway lying along and adjacent to any boundary of a subdivision shall have a part width and alignment as will conform to the route lines shown in the circulation element covering the same portion of the subdivision.

         c.   Cul-De-Sacs: Cul-de-sac streets shall not exceed six hundred feet (600') in length, except as provided below, and shall terminate with a turnaround as specified in the adopted town road standards. The director may approve a cul-de-sac that exceeds six hundred feet (600') if the director first finds that the cul-de- sac will not be injurious to the public health, safety, and general welfare. Cul-de-sac lengths shall also be approved by the fire department.

         d.   Road Grades: Road grades shall not exceed twelve percent (12%) unless it can be demonstrated that a road grade in excess of twelve percent (12%) is necessary to accomplish the objectives of the general plan (and any applicable community or specific plan). In these circumstances, the director may approve a road grade not to exceed fourteen percent (14%) grade for a distance not to exceed five hundred feet (500') if a finding is first made, based upon the recommendations of the town engineer and the San Bernardino County fire department division chief that the roadway will not create an unacceptable hazardous risk to the public health, safety, or general welfare.

         e.   Subdivision Access: The subdivision and each of its phases shall have a minimum of two (2) points of vehicular ingress and egress from existing and surrounding streets, one of which may be for emergency use only. Where providing this access is physically impossible or a cul-de-sac is proposed, this requirement may be waived or modified.

         f.   Fire Department Requirements: Projects shall comply with all applicable fire department requirements.

      2.   Infrastructure Improvements: Infrastructure improvements shall be dedicated and constructed consistent with the requirements of chapter 9.30, "Dedications And Infrastructure Improvements", of this title.

   D.   Public Access To Public Resources: Each proposed subdivision shall be designed and constructed to provide public access to public trails, parks and other public resources in compliance with map act chapter 4, article 3.5, public access to public resources.

   E.   Parcel Design: The size, shape, and arrangement of proposed parcels shall comply with this section and with any general plan (and any applicable community or specific plan) policy, requirement, or other town code provision that applies to proposed subdivisions.

      1.   General Parcel Design Standards:

         a.   Each proposed parcel shall be determined by the review authority to be "buildable" because it contains at least one building site that can accommodate a structure in compliance with all applicable provisions of this development code.

         b.   No subdivision shall be designed to leave unsubdivided islands, strips or parcels, or property unsuitable for subdividing, which is not either accepted by the town or other appropriate entity for public use, or maintained, as common area within the development.

      2.   Parcel Area: Each proposed parcel shall comply with the minimum area requirements of the applicable land use zoning district established by article 2, "Zoning Districts And Development Standards", of this title, except as otherwise provided by this section.

         a.   Calculation Of Area: When calculating the area of a parcel to determine compliance with this section, this article 6 or the general plan (and any applicable community or specific plan), the following shall be deducted from the gross area of any parcel:

            (1)   A vehicular access easement through the parcel, unless there is alternative legal and physical access to the parcel for which the easement is granted;

            (2)   Any easement completely restricting or prohibiting any use of the property, for ingress, egress, landscaping, recreation, storage, etc.; or

            (3)   The "flagpole" (access strip) of a flag lot.

         b.   Minimum Parcel Area Requirements For Common Interest Projects: The minimum parcel area requirements of this development code or the minimum "buildable" parcel size shall not apply to condominiums, condominium conversions, and townhouses, but shall apply to the creation of the original parcel(s) that are the location of the condominium or townhouse.

      3.   Dimensions And Configuration: The dimensions of each new parcel shall comply with the requirements of the applicable land use zoning district established by article 2, "Zoning Districts And Development Standards", of this title, or as otherwise required by the review authority.

         a.   Side parcel lines shall be approximately normal to street lines.

         b.   Each parcel on a dead end street where the side lines converge from front to the rear of the parcel shall have an average width of not less than sixty feet (60'), or the width required by this development code, whichever is greater, measured along the front building setback line. Minimum lot width at the right of way line shall be thirty feet (30') for lots with average widths up to one hundred feet (100'). Lots with average widths of one hundred feet (100') or greater shall have minimum lot width at the right of way line of sixty feet (60').

         c.   Each parcel on a curved street where the side lines converge from the front to the rear of the parcel shall have an average width of not less than sixty feet (60'), or the width required by this development code, whichever is greater.

         d.   Double frontage parcels shall be discouraged except where essential to separate residential developments from major or secondary highways or due to topographical conditions. When double frontage parcels are allowed, vehicular access rights shall be relinquished to the town along the street designated by the director.

         e.   The director may require parcels larger than the above minimum sizes specified in multi-family residential, commercial, and industrial subdivisions. When parcels twice or more the required area or width are shown as part of a subdivision, the director may require the parcel(s) to be so established as to make practical a further division into allowable building sites, without injury to adjoining property.

         f.   In desert, hilly, or mountainous areas, the director may require parcels larger than required minimums. Larger parcels shall be required when it is deemed to be necessary in order to conform to the general plan or any applicable community or specific plan.

         g.   Flag lots shall be discouraged.

         h.   Modification of these parcel design standards may be allowed in compliance with:

            (1)   The parcel area regulations of article 2 of this title.

            (2)   The planned development standards and regulations of article 4 of this title.

         i.   This subsection does not apply to any parcel which the subdivider offers to dedicate to the town or any public agency or district.

         j.   When a land use zoning district classification line divides a parcel(s), the area and frontage requirements for the parcel(s) shall be those of the land use zoning district that requires the greater or most restrictive standards between the two (2) districts involved.

   F.   Energy Conservation: Each proposed subdivision shall be designed to provide maximum opportunities for energy conservation, including opportunities for passive or natural heating or cooling opportunities, in compliance with map act section 66473.1, as follows:

      1.   Street Layout: The streets proposed in a subdivision shall be planned in a primarily east-west orientation where feasible.

      2.   Parcel And Building Site Design: Proposed parcels shall be designed, where feasible, to provide building sites that allow the orientation of structures in east-west alignment for southern exposure.

   G.   Environmental Health: Lands to be subdivided for residential, park, playground, or land recreation purposes may be subject to environmental quality standards as established by ordinances and regulations of the different departments and agencies within the town.

   H.   Fire Protection:

      1.   Subdivision design shall provide for safe and ready access for fire and other emergency equipment and for routes of escape to safely handle evacuations.

      2.   The subdivision shall be served by water supplies for community fire protection in compliance with the standards established by the appropriate fire authority. (Ord. 242, 9-3-2013)

   A.   Grading: Before the issuance of a building permit, a grading plan prepared and signed by a registered civil engineer shall be submitted to and approved by the engineering division. Grading plans shall, at a minimum, show the elevations of the natural ground at all lot corners, the finished grade at corners, the finished pad elevation, finished floor elevations, rates and directions of all drainage swales, elevation height of all retaining or perimeter walls and finished sidewalk elevations at all front lot lines, and existing topographic elevations and drainage direction one hundred feet (100') outside the boundary of proposed project area and/or map.

      1.   Minimum Slopes: The minimum grade of all drainage swales on parcels shall be 0.5 percent, unless approved differently by the town engineer.

      2.   Pad Elevation, Residential: The building pad elevation of residential parcels shall be established at a minimum of ten inches (10") above the design sidewalk elevation at the lowest point of the parcel. The finished floor elevation of slab floor houses shall be a minimum of sixteen inches (16") above the sidewalk elevation. The pad elevation of all residential parcels shall be established at least one foot (1') above the maximum water surface in an adjacent storm drain channel or the ponded surface in an adjacent sump for collection of storm drain waters. An exception may be allowed in the case of a proposed subdivision served by a storm drain pump station. The standards of this subsection shall apply to any building pad elevation, except where the requirements of the California building code (CBC) exceed these standards, in which case the requirements of the CBC shall apply. However, the town engineer may approve a waiver of these elevations where the pad elevation is protected from flooding or runoff from the public right of way.

      3.   Drainage Plan: No interparcel or "cross drainage" shall be allowed, except as authorized by the town engineer. Each parcel shall drain its own water to a public street, approved public or private drainage facility, or natural drainage course without passing through or across an adjacent parcel, except where a legal right exists (e.g., a drainage easement), and is authorized by the town engineer. No parcel shall drain water over the bank of a flood control channel.

      4.   Grading Practices: All grading within the town shall employ the best available management practices, as determined by the town engineer, to minimize erosion, sedimentation, and unnecessary grading.

      5.   Grading Exceptions: Specific exceptions to the above requirements may be authorized at the discretion of the town engineer.

      6.   Bonding: The town may require as a condition of approval that a bond be secured before any grading when the grading is proposed before recordation of the parcel or final map. This bond would be used to install landscaping and appropriate erosion control measures as needed if the subdivider abandons the project after grading occurs. All bonding shall be in compliance with section 9.96.040, "Improvement Agreements, Lien Agreements, And Securities", of this article 6.

      7.   Hillside Grading: If the subject property is within an area having a natural slope gradient of fifteen percent (15%) or greater, refer to chapter 9.20, "Hillside Overlay District", of this title for applicable procedures and standards.

   B.   Erosion And Sediment Control: A proposed subdivision shall be designed so that all grading incorporates appropriate erosion and sediment control measures. (Ord. 242, 9-3-2013)

   A.   Bicycle/Walking Paths And Hiking/Equestrian Trails: Depending on the circumstances surrounding a specific project, the town may require, as a condition of approval, the subdivider to construct bicycle/walking paths and/or hiking/equestrian trails within an approved subdivision as determined by the review authority. In the event the review authority determines that path or trail construction within a subdivision would be infeasible or constitute unsound engineering, the review authority may grant the subdivider the option to pay into a fund, dedicated for these uses, the amount per foot, as determined by the review authority.

   B.   Fire Hydrants: The subdivider shall install fire hydrants, with their associated underground water pipes, of sizes and locations as required and approved by the fire department.

   C.   Monuments: The subdivider shall install monuments in compliance with the requirements of section 66495 of the map act.

   D.   Private Facilities Maintenance: A subdivision with common area or private streets shall have conditions, covenants, and restrictions (CC&Rs) approved by the town to provide for the maintenance of the common areas and/or private streets, and establish standards for maintenance. Private streets shall be constructed in accordance with public street standards.

   E.   Public Utilities: Each approved parcel shall be provided connections to public utilities, including electricity, gas, water, septic tanks or sewer as applicable, and telecommunications services, which shall be installed as part of the subdivision improvements as provided by this section.

      1.   Underground Utilities Required: Utility lines, including electric, telephone, communications, and street lighting, within or directly serving each subdivision, shall be placed underground. The subdivider is responsible for complying with the requirements of this subsection without expense to the town, and shall make necessary arrangements with the utility company for the installation of the facilities. Appurtenances and associated equipment (e.g., boxes and meter cabinets) and concealed ducts in an underground system may be placed above ground. Waiver of the requirements for underground utilities shall be made through the public utilities commission. This subsection shall not apply to existing utility or common carrier routes in use at the time the subdivision is completed which do not provide service to the area subdivided.

      2.   Cable Television Systems: If a local cable television system is available to serve the project, any subdivision for which a tentative map is required, or a parcel map for which a tentative map was not required, shall be designed to provide the appropriate cable television system an opportunity to construct, install, and maintain on land as reserved for cable television service or by separate instrument, any equipment necessary to extend cable television services to each residential parcel in the subdivision.

         a.   "Appropriate cable television system", as used in this subsection, means those franchised or licensed to serve the geographical area in which the subdivision is located.

         b.   This subsection shall not apply to the conversion of existing dwelling units to condominiums, community apartments, or stock cooperatives.

      3.   Reimbursement For Relocation Or Replacement: Whenever the town imposes as a condition of its approval of a tentative map or a parcel map a requirement that necessitates replacing, undergrounding, or permanently or temporarily relocating existing facilities of a telephone corporation or cable television system, common carrier, or other public utility, the developer or subdivider shall reimburse the appropriate facility provider for all costs for the replacement, undergrounding, or relocation. All of these costs shall be billed after they are incurred, and shall include a credit for any required advance payments and for the salvage value of any facilities replaced. Under no circumstances shall the telephone corporation or cable television system be reimbursed for costs incurred in excess of the cost to replace the facilities with substantially similar facilities.

      4.   Water Supply: Each approved parcel shall be served by an approved well or community water system, and shall be designed and constructed to accommodate both domestic and fire flows, together with necessary fire hydrants to serve each parcel proposed to be created.

   F.   Street Lighting: Each proposed subdivision shall provide street lighting facilities designed and constructed in compliance with the town's infrastructure standards and specifications.

   G.   Street Signs And Street Names:

      1.   Street Names: All public and private street names within a proposed subdivision shall be approved by the planning commission. The duplication of an existing street name within the same area shall not be allowed in a new subdivision unless the street is an obvious extension of an existing street.

      2.   Street Signs: The subdivider shall provide a minimum of two (2) street name signs at each street intersection; with the signs located on the diagonally opposite sides of the intersection. The subdivider shall provide one street name sign at each "T" intersection. All street signs shall be made in compliance with the town of Yucca Valley standards and specification.

   H.   On Site Retention: Stormwater runoff from a subdivision shall be attenuated such that the volume of runoff shall be ten percent (10%) less under developed conditions than undeveloped conditions. Basins shall be sized such that the incremental 100-year storm, worst case, shall be retained in the basin plus a minimum of ten percent (10%), and be retained on site. Basins shall be designed to drain/infiltrate within seventy two (72) hours.

   I.   Storm Drainage: Stormwater runoff from the subdivision shall be collected and conveyed by an approved storm drain system.

      1.   A subdivision that lies in the path of existing watercourses or overflows from existing watercourses, or natural drainage from upstream properties, shall not be approved unless adequate dedicated rights of way or improvements are provided as deemed satisfactory by the director.

      2.   When the director determines that a subdivision may cause an unnatural increase or concentration of surface waters onto downstream property, the subdivision shall not be approved unless drainage outlets are provided that will be adequate to render the town and the San Bernardino County flood control district harmless from any damages caused by the increase or concentration of water.

      3.   The location, type, and size of watercourses or drainage works, and all drainage of streets and other drainage works between streets, shall comply with the "Public Works Standards And Specifications Manual" or as required by the director.

      4.   When the director determines that drainage rights of way are necessary, the subdivider shall offer to dedicate upon the tentative, parcel, or final map of the subdivision the necessary rights of way for the drainage facilities.

      5.   Where dedication is offered or granted for flood control district rights of way, the rights of way shall be shown as parcels lettered alphabetically on the tentative, parcel, or final map. The offer of dedication or grant shall be made by an appropriate statement on the title sheet of the parcel map and final map. (Ord. 242, 9-3-2013)