COUNTY OF RIVERSIDE TRANSPORTATION AND LAND MANAGEMENT AGENCY DEVELOPMENT MANUAL

Transcription

1 COUNTY OF RIVERSIDE TRANSPORTATION AND LAND MANAGEMENT AGENCY DEVELOPMENT MANUAL Created: 8/31/04 Revised: 1/17/06

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3 Table of Contents Section Page 1. Introduction and General Provisions Purpose Authority Distribution Subdivision Committee Tentative Map Standards and Requirements Map Numbers Pre-Application Review of Maps CEQA Requirements Tentative Tract Map Minimum Standards and Preparation Tentative Parcel Map Minimum Standards and Preparation Waived Maps Waived Maps - Mobile Home Park Vesting Tentative Maps Planned Developments - Residential, Commercial and Industrial Filing Procedure Consideration by the Advisory Agency Appeals of Actions Revised Tentative Maps Minor Changes to Tentative Maps Extensions of Time Unit Phasing Denial of Tentative Land Division Maps Land Subject to Contract Pursuant to the California Land Conservation Act Land Division Dedications and Improvements Dedications Land Division Improvements Improvement Plans Required Improvements for Subdivisions Schedule "A" Subdivision Schedule "B" Subdivision Schedule "C" Subdivision Schedule "D" Subdivision Improvements for Parcel Map Divisions Schedule "E" Parcel Map Division Schedule "F" Parcel Map Division Schedule "G" Parcel Map Division Schedule "H" Parcel Map Division Schedule "I" Parcel Map Division Standards of Design General Street Design Private Streets Street Grades Street Alignment Intersections - General...1 i

4 Table of Contents 4.6 Alleys Lots Required Access Flood Control and Drainage Design Electrical and Communications Installation Requirements Landscaping Fire Protection Environmental Health Trails/Parks/Paseos Geographically Based Design Standards Final Maps and Parcel Maps General Procedures Specifications and Requirements Grading Plans General Information Reversion to Acreage General Information Filing and Processing Procedures Merging of Contiguous Parcels Certificate of Compliance Classifications Applications Processing Lot Line Adjustment General Information Filing Instructions Processing Specifications for the Digital Submission of Subdivision Maps Basis of Bearings CCS83 Specification Deliverables Data Integrity Requirements Data Layering Requirements Media Requirements File Naming Conventions Appendix Definitions Minimum Improvements By Schedule Application for Subdivision and Development - Matrix Riverside County Landscape Design Guidelines...1 ii

5 Introduction and General Provisions 1.1 Purpose 1. Introduction and General Provisions 1.1 Purpose The County of Riverside General Plan, grounded in the Riverside County Integrated Project (RCIP) Vision, sets the direction for the County s land use and development in strategic locations as well as the development of its economic base, the framework of its transportation system and the preservation of the extremely valuable natural and cultural resources it contains. This Development Manual contains guidance and specific design criteria to aid the development to become a community, or part thereof, that advances the objectives set forth in the General Plan. 1.2 Authority The County of Riverside Subdivision Ordinance (Ord. No. 460) is the regulating document for the division of land within the unincorporated area of the County, and all subdivisions shall be processed in conformance with the provisions of that ordinance. Should any portion of the Development Manual be found to be in conflict with the provisions of County Ordinance No. 460, the Ordinance provision shall apply. The Development Manual is intended to supplement County Ordinance No Therefore, it must be read and interpreted in conjunction with County Ordinance No Distribution Copies of the Development Manual may be purchased at cost at the Planning Department offices in Riverside (2 nd Floor), Indio, or Murrieta; or can be downloaded from the Planning Department s web page: 1

6 Introduction and General Provisions 1.4 Subdivision Committee 1.4 Subdivision Committee Membership Subdivision Committee membership, as per Section 1.2.B of County Ordinance No. 460, is as follows: 1. Chairperson: Planning Director or designee 2. Vice Chairperson: Deputy Director, Dept. of Building & Safety, Grading or designee 3. Member: Manager, Fire Dept., Planning & Engineering or designee 4. Member: Director of the Department of Environmental Health or designee 5. Member: General Manager, Flood Control District or designee 6. Member: Director of the Transportation Dept. or designee 7. Member: Director of the Regional Park and Open-Space District or designee 8. Member: Director of the Environmental Programs Department or designee Meetings The Subdivision Committee meets per the adopted schedule of meetings, which is generally once every two weeks, normally on Monday. Meetings begin at 1:30 P.M. and are conducted in the 9 th Floor Conference Room of the County Administrative Center at 4080 Lemon Street, Riverside or in Room 209 of the County Administrative Center at Hwy 111, Indio, California Subdivision Committee meetings are held in accordance with the Ralph M. Brown Act Open Meeting requirements. Any person interested in a matter before the Committee may attend such meetings and present any appropriate comments and information. 2

7 Tentative Map Standards and Requirements 2.1 Map Numbers 2. Tentative Map Standards and Requirements 2.1 Map Numbers A. Prior to filing of a tentative map, a map number shall be obtained from the County Surveyor. Any number that is not used within two years from the date it is issued shall become null and void. The land divider shall pay the fee required as set forth in County Ordinance No B. When the tentative map is a parcel map division, this shall be so indicated thereon. C. The County Surveyor shall maintain a permanent record of all map numbers. D. When applying for a map number, the land divider shall certify that he or she is the record owner of the property, or that the record owner consents to the filing of the map, or the land divider shall submit such proof of ownership or consent of the owner as shall be necessary for the County Surveyor. E. When a number has been assigned by the County Surveyor for a particular parcel or contiguous parcels of land, the land divider shall place the map number upon each tentative map of the land division. Neither the number nor the area of the parcel of land for which the number is issued shall thereafter be changed or altered in any manner upon the tentative map of the land division, unless and until, a new number has been assigned by the County Surveyor. 3

8 Tentative Map Standards and Requirements 2.2 Pre-Application Review of Maps 2.2 Pre-Application Review of Maps In accordance with County Ordinance No. 752, a tentative tract or parcel map may be submitted for pre-application review at any time for the purposes of comparing the proposed map with the requirements of County Ordinance No. 460 and other applicable County regulations that may affect the proposal. Comments and recommendations will be received from the various Comprehensive Project Review Committee (CPR) members and any affected special districts that will be involved in the review of a tentative map after it is accepted for filing. When an applicant has completed an Application for Pre Application Review (PAR), together with items required to be filed with the application (including, but not limited to, the appropriate number of copies of a tentative map/exhibit and the appropriate deposit based fee specified in County Ordinance No. 671), the applicant shall file the application with the Planning Department. Once the Planning Department determines the PAR application to be complete, a PAR meeting will be scheduled to discuss the development proposal at a CPR meeting at least two weeks after transmittal of the tentative map/exhibit to the Committee members and/or special districts, and a copy of the tentative map/exhibit will be transmitted to each Committee member and any affected special districts for review and comment as to the acceptability of the map for filing. At the meeting the applicant shall present a brief overview of the proposal, and the Committee members shall be prepared to discuss the proposal in detail and to identify any major issues that may arise if the tentative map was to be filed and processed. Additionally, each Committee member will place all comments and recommendations regarding the design of the map into the County s Land Management System, either prior to the meeting, or no later that 14 days after the meeting. Within 21 days after the PAR meeting, the Planning Department will prepare and mail to the applicant a PAR letter, that shall contain all comments, recommendations, as well as any comments and recommendations received from a special district. The letter shall contain information described in Section 6. of County Ordinance No All comments and recommendations submitted by each Committee member and/or affected special districts are for information purposes only and are intended to assist the subdivider in preparing a tentative map for filing. The submittal of comments on the pre-application review does not indicate that the Committee members and affected special districts will not submit additional comments at a later date, nor does it imply any expressing of opinion or commitment by the Committee members or affected special districts regarding approval of the tentative map. However, every attempt will be made to identify all issues possible at the pre-application review of the proposed subdivision. 4

9 Tentative Map Standards and Requirements 2.3 CEQA Requirements 2.3 CEQA Requirements The California Environmental Quality Act (CEQA) requires the preparation of environmental information for projects. Most tentative maps qualify as a project as defined by CEQA, and a determination will be made by the Planning Department as part of the review of the proposed map. If the land division proposes to disturb more than 10% of the subject property, or exceeds 1 acre, the project will be required to prepare an Initial Study (EA). 5

10 Tentative Map Standards and Requirements 2.4 Tentative Tract Map Minimum Standards and Preparation 2.4 Tentative Tract Map Minimum Standards and Preparation A. Size and Scale 1. The minimum tentative map exhibit size shall be 18 inches by 26 inches and the maximum tentative map exhibit size shall be 36 inches by 48 inches. The Planning Director shall be the final authority as to allowable or necessary deviations to the forgoing map cases. 2. Each tentative map shall be drawn clearly and show sufficient details of the proposed subdivision. The tentative map scale shall not exceed 1 inch equaling 100 feet and all lettering size shall be a minimum of 0.12 inches. However, as determined necessary by any of the Development Review Team members, additional exhibits, such as crosssections at critical points, and/or situations where building pad slopes are in close proximity to the subdivision s exterior boundary, may be required to analyize and address sensitive areas of the tentative map. B. Orientation Each map sheet and the lettering thereon shall be so oriented that, with north point directed away from the reader, the map may be read most conveniently from the bottom right corner of such sheet, i.e., from a southeasterly orientation. C. Index Map/Vicinity Map 1. If the subject property to be divided is of sufficient size to exceed the limitations set forth above, or otherwise cannot be accurately depicted on a single sheet, the tentative map shall be prepared on multiple sheets. If more than two map sheets are used in preparing the tentative tract map, there shall be included either on the title sheet or first map sheet an index map showing the general plan of the subdivision (including streets) and the portions thereof included on each map sheet. 2. Unless the location of the subdivision is easily discernible from the data on the map sheet, a vicinity map shall be included on the title sheet showing the relationship of the map boundary to major streets or highways nearby. D. Graphic Representation Each tract map shall be prepared in accordance with the following: 1. Tentative Tract boundary - heavy solid line. 2. Proposed streets and lot lines - medium solid line. 3. Existing lot lines - light solid line. 6

11 Tentative Map Standards and Requirements 2.4 Tentative Tract Map Minimum Standards and Preparation 4. Easements shall be drawn to scale using a light dashed line and labeled as to the intended use, whether existing or proposed, public or private, and whether to remain or to be quitclaimed or vacated. If an existing easement doesn t identify the width or exact location, a copy of the recorded easement shall be submitted together with the tentative map application. 5. Water lines, water courses, flood control channels, sewers, storm drains, etc. - heavy dashed lines and labeled as to intended use, whether existing or proposed, and whether to remain or to be removed. 6. Irrevocable offers of dedication - light broken line and labeled as to intended use, whether existing or proposed, and whether to remain or be abandoned. E. Information Table The following information in a table or chart or other compact arrangement shall be prominently displayed on the lower right-hand corner of the map exhibit face: 1. Tentative tract number, (tentative tract numbers are assigned by the County Surveyor upon application by the subdivider.) 2. Proposed Improvement Schedule. 3. Assessor s parcel number(s), North arrow, scale (engineer s scale), date of tentative map preparation, number of lots, gross area, and contour interval. 4. Names, addresses, and telephone numbers, of the landowner(s), subdivider, and the firm and/or person that prepared the tentative map. While the County strongly recommends that a licensed land surveyor or registered civil engineer prepare the tentative map, the tentative map may be prepared by anyone with satisfactory drafting skills. However, in accordance with Section of the Subdivision Map Act, the final map must be prepared by, or under the direction of, a licensed land surveyor or registered civil engineer. 5. An indication of whether there is any additional adjacent or contiguous property owned by the landowner(s) and/or the applicant of the property to be divided. 6. Name of the applicable School District or Districts; and utility providers (for water, sewer, natural gas, electricity, telephone, and cable television.) 7. If private streets are proposed, it shall be so noted. 8. Thomas Guide edition year, page number, and coordinates. 9. The existing zoning classification(s) and General Plan Foundation Component(s), Land Use designation(s), and Overlay or Policy Area(s), if any, for the property included within the land division. 7

12 Tentative Map Standards and Requirements 2.4 Tentative Tract Map Minimum Standards and Preparation 10. If the land division is located within an adopted or proposed Specific Plan, indicate the Specific Plan Name and Number, the applicable Planning Area Number and its land use designation. 11. Note whether or not the land division is within a Special Studies Zone, or subject to liquefaction or other geologic hazards; or subject to overflow, dam inundation, or flood hazards. 12. Indicate the zone designations of any FEMA mapped floodplain or floodway. 13. Note whether or not the land division is within a County Services Area, Community Facilities District, Assessment District, or Area Drainage Plan. If within one or more, identify the entity. 14. A summary of the proposed lots enumerated by type or proposed use. F. Location and Boundary Description The location, description, and boundaries of the tentative tract shall be clearly shown on each tentative tract map as follows: 1. The tentative tract map boundary lines shall be to the centerline of the existing abutting local public street or any existing or proposed arterial highway. However, if any portion of the street or highway is not owned in fee by the subdivider, the owner of such street or highway shall be identified on the map, but approval for filing is not required by such owner. The final tract boundary lines shall be to the limit of fee ownership within such streets or highways and this shall be deemed to be in conformance with the tentative map. 2. A general location diagram (vicinity map) showing the location of the tentative tract in relation to existing and proposed arterial highways, including the closest appropriate distance from each highway to the tentative tract. 3. A legal description of the tentative tract. The legal description must in sufficient detail to describe the approximate location of all of the boundary lines. G. Map Design All Tentative Tract Maps should, to the greatest extent possible, incorporate the following concepts into its design: 1. Incorporation of pedestrian-oriented strategies and other walkable community principles, such as: a) Compact, grid development; 8

13 Tentative Map Standards and Requirements 2.4 Tentative Tract Map Minimum Standards and Preparation b) Zero lot line development; c) Mixed land uses; d) Convenient transit access; e) Short blocks; f) Pedestrian-friendly streets; and, g) Numerous access streets, Avoidance or minimal use of cul-de-sacs and perimeter walls and fencing is strongly recommended. 2. Pedestrian access should be made safe and convenient, and should be able to provide access to all destinations that motor vehicles access. The design and operation of pedestrian oriented areas should integrate the needs of pedestrians, as well as motor vehicles, transit and bicycles. Areas with potential for high pedestrian activities should have a variety of features to make the pedestrian experience interesting. Pedestrian designs must account for persons with disabilities. 3. Enhancement of the residential edge in its relationship with open space areas, such as flood control facilities, agricultural lands, parks, paseos, trails, and conserved lands, through the use of design features such as: a) Encourage subdivision design to maximize visual access to open spaces; b) Increase densities within the subdivision at select points along the edge in coordination with non-residential uses, such as open space areas, to enhance the feeling of harmony with the natural environment; c) Encourage the use of single-loaded streets with residences facing the open space; d) Coordinate design/layout of open space lots and residential lots in order to maximize the visibility and usability of open space areas; e) Locate non-residential uses such as recreational facilities, schools and parks adjacent to open spaces; f) Avoid or minimize disturbance of constrained areas, such watercourses, fault zones, steep slopes and hills, by incorporating those areas into open space that is designed into the whole of the subdivision; g) Restrict access to recreational open space through the use of well designed public access points; 9

14 Tentative Map Standards and Requirements 2.4 Tentative Tract Map Minimum Standards and Preparation H. Content h) Avoid or minimize use of view fencing adjacent to open spaces containing active uses in order to preserve privacy for residences; and, i) Avoid or minimize design of residential lots backing up to open space areas. The following information shall be clearly shown on, contain, or be accompanied in writing with each tentative tract map. If determined to be practical by the Planning Director, some of the information listed below may be shown on a supplemental sheet, or on a separate exhibit, if referenced on the tentative map. 1. The lot layout, including the approximate dimensions of each lot. 2. Assessor s Map book and page numbers of adjoining land divisions. The tentative map must show adjacent property/lot lines. 3. A lot number and net area of each proposed building site. The net area is calculated by measuring the lot horizontally as a level plane and excluding easements that prohibit the surface use of the site. 4. An alphabetical identification of each lot not proposed as a building site and an explanation as to its intended use (e.g. common areas, open space, landscaped slopes, etc). 5. The width, improvements and locations of all existing and proposed easements or rightsof-way, whether public or private, for roads, railroads, electrical distribution and transmission lines, pipelines, drainage, sewers, watercourses, flood control facilities, including, above and below ground structures and improvements. 6. The names, locations, widths, approximate radius of centerline curves, and approximate grades of all proposed street and highway improvements within the proposed tract. Said locations may be either shown on a plan or by reference to a cross-section shown on the tentative map. If private streets are proposed, they shall be so noted on the tentative map. 7. The names, locations, widths, approximate radius of centerline curves, and approximate grades of all existing street and highway improvements including those that are adjoining and those providing legal access to the tentative map, including street intersections, medians, driveways, alleys, curbs and gutters, sidewalks and edges of pavement within two hundred feet of the boundaries of the proposed tract. 8. All existing and proposed watercourses, flood control and drainage facilities shall be shown as well as the organization responsible for the maintenance of these facilities. The locations of all areas subject to inundation or flood hazard shall be shown. This would include acknowledgement of flood hazard areas not identified by FEMA that could 10

15 Tentative Map Standards and Requirements 2.4 Tentative Tract Map Minimum Standards and Preparation reasonably be known to exist. In addition, all FEMA mapped floodplains and floodways including zone designations shall be identified. 9. The location and outline to scale of each existing building, portion thereof, or above or below ground structure within the subdivision, noting thereon whether or not such building or structure is to be removed from or remain in the development of the subdivision. 10. The location of any existing wells, irrigation lines, cesspools, septic tanks, sewage leach fields, sewers, culverts, storm drains, and underground structures within the subdivision; and a statement noting whether or not such uses are to be abandoned, to be removed, or to remain. 11. The location and limits of any previously filled areas within the subdivision, including any liquid or solid waste disposal sites. 12. The location of any excavations within the subdivision or within 200 feet of a portion of the subdivision. 13. If the tentative map is within an adopted or proposed Specific Plan, identify the Specific Plan name and number, the Planning Area number, the use or uses of all surrounding properties, and the use or uses proposed in the tentative tract as specified by the applicable or pending zoning classification. 14. Contour lines showing the existing topography of the property shall be provided based upon data obtained from an aerial survey of the subject property that is less than two (2) years old from the date of tentative map submittal; however, if agreed upon by the Planning Director, an aerial survey may be deemed acceptable up to 5 years from the date of tentative map submittal.. Maximum contour interval shall be two feet; however where natural slopes are equal to or greater than 25 percent (hillsides) the delineated contour intervals may be increased to five feet in order to avoid overlapping contour lines. The contour lines shall extend a minimum of 300 feet beyond the exterior boundaries of the property. 15. Any off-site rights-of-way that may be required for access to the project site, or any other public improvement proposed or required. For off-site right-of-way, the land divider shall comply with the requirements identified in Section 3.2.I and Section 3.2.J of County Ordinance No. 460, unless an exception is granted in accordance with Section 3.1.C and D of that Ordinance and item 16 below. 16. Alternate or secondary access shall be required for all new land divisions unless the applicant can show such superior design and proof of evacuation safety through analysis of potential catastrophic events. The facts and findings shall be submitted to the planning agency and any evaluation of such exception shall have the concurrence of both the Director of Transportation and the Fire Chief. When such exception is granted, documentation of the studies, verification of mitigation measure validity as well as 11

16 Tentative Map Standards and Requirements 2.4 Tentative Tract Map Minimum Standards and Preparation related conditions of approval shall be attached to the public record of any legislative action taken relating to the land-use entitlement process. 17. If subsurface disposal, such as septic tanks, leach fields and/or seepage pits are proposed, those specific areas shall be delineated. 18. The drainage area tributary to the subdivision; and, a statement setting forth in detail, but not quantitatively, the manner in which storm runoff will enter the subdivision, the manner in which it will be carried through the subdivision, and the manner in which disposal beyond the subdivision boundaries will be assured, and, where applicable, reference to any duly adopted Master Drainage Plan. 19. If the tentative map is located within the boundaries of an entity entitled to accept the dedication of land or the payment of fees in lieu thereof for park and recreational facilities, a detailed statement indicating whether the requirements for park and recreational facilities are to be accomplished through payment of fees, dedication of land, or a combination of both. If land is to be dedicated, the park location, access, dimensions, and creditable park area shall be shown. A licensed civil engineer or land surveyor shall certify the amount of creditable park acreage in writing. 20. Building pads proposed for the location of the main buildings with setback indicated. 21. Proposed finished grade elevations: a) Along all streets and drives associated with the proposed subdivision, finish grade elevations shall be provided at all street/drive intersections, cul-de-sac ends, grade breaks, high and low point elevations, and intersection of all street/drive and tract boundaries. b) On each proposed building pad. c) By contours for open space areas to be offered for dedication and for designated common areas. 22. The height, area, and configuration of manufactured slopes shall be clearly shown. 23. An Amendment Block placed on each amended map exhibit and all changes clearly indicated and dated. When possible, the use of numbered delta symbols, to identify the location of individual or small areas of proposed change, or clouding to identify the location of moderate or large area proposed changes, keyed to the Amendment block statements/description, is required. 24. Site Grading: a) Whenever any area of the proposed tract has a gradient of 5% or more, as measured between natural contours, the following information shall be shown on, or accompany, the tentative map: 12

17 Tentative Map Standards and Requirements 2.4 Tentative Tract Map Minimum Standards and Preparation 1) The proposed cuts and fills in the tract: i) All cut and fill slopes or combinations thereof shall be made no steeper than 2:1 (two horizontal to one vertical), and their height shall be no greater than 30 feet. Exceptions to these standards may be permitted as follows: (a) Cut Slopes - Slope ratios steeper than 2:1 may be considered if they are recommended to be safe in a slope stability report written by either a registered soils engineer or certified engineering geologist licensed by the State of California. The slope stability report must also include recommendations for erosion control and landscaping of the proposed grading. (b) Fill Slopes - Fill slopes with heights in excess of thirty feet vertically (on a slope of 2:1) may be allowed if they are recommended to be safe in a slope stability report written by a registered soils engineer or certified engineering geologist licensed by the State of California. The slope stability report must also include recommendations for erosion control and landscaping of the proposed grading. (c) Based on the slope stability report, fill slopes greater than ten feet may need to be constructed at a gentler slope ratio (e.g. 3:1 or 4:1), in order to achieve stability. ii) iii) Cuts and fills in areas of subsurface sewage disposal shall be in accordance with the sewage disposable feasibility report recommendations. Contour lines of manufactured slopes may be delineated at ten-foot intervals. 2) The elevations of all individual building pads in the subdivision; 3) The elevations at the perimeter of the subdivision; 4) The relationship to adjoining land and development. b) Where grading will tie into adjacent natural terrain, final manufactured slopes shall be blended into the existing terrain. 1) Existing use and zoning of property contiguous to the tract. 2) A statement as to whether the tentative map is in an area that lies partly or wholly within 600 feet of a surface mining operation permitted pursuant to County Ordinance No

18 Tentative Map Standards and Requirements 2.4 Tentative Tract Map Minimum Standards and Preparation c) Whenever a tentative tract map is adjacent to existing development, property with approved land use entitlements, or property which has one or more development applications submitted, the information provided on the tentative map shall identify the following: 1) Reference the applicable development application or applications for the adjacent property or properties. 2) The status of said application or applications. 3) The topographic information shown on the tentative map for adjacent properties shall be based upon the most accurate and updated information available, such as an applied tentative map, an approved tentative map, a submitted rough grading permit, an issued rough grading permit, a submitted precise grading permit, or an issued precise grading permit. 25. Supplemental Information a) In addition to the information required to appear on the face of the tentative tract map, certain other information, such as reports, studies, and written statements, may also be required by the members of the CPR Committee. The determination of the CPR Committee to require the supplemental information will be made during the initial project review when possible, but may be made at any point in time prior to action on the tentative map by the applicable advisory agency. Whenever any of the information is submitted as a part of or in conjunction with a draft environmental impact report, such information shall become a part of the tentative tract application by reference and shall serve to satisfy the requirements of this section. b) The land divider shall obtain a written statement (Land Division Form SAN 53) from the Director of Environmental Health stating that: 1) A water purveyor under permit has agreed in writing to serve all lots in the land division; or, 2) The land divider has an acceptable application for a water purveyor permit on file with the Department of Environmental Health or the State Department of Health Services. 3) The land divider has filed with the Department of Environmental Health information regarding the quantity and quality of water of any wells existing on the property, and the estimated current cost of drilling a well on the property; or, 4) No water system is provided and is not required for this land division. c) To aid in the preparation of the SAN 53 Form, the land divider shall obtain and/or submit a sewer feasibility letter, or a sewage disposal feasibility report, and, when 14

19 Tentative Map Standards and Requirements 2.4 Tentative Tract Map Minimum Standards and Preparation necessary, a Regional Water Quality Control Board clearance, or other pertinent information to the Department of Environmental Health. d) If the land division lies within a special studies zone shown on the map prepared by the State Geologist pursuant to the Alquist-Priolo Earthquake Fault Zoning Act, a geologic report or waiver thereof, pursuant to the provisions of County Ordinance No. 547, shall be prepared and shall be submitted concurrently with the tentative map, together with the applicable fees as set forth in County Ordinance No. 671 e) A program for the control of soil erosion and other pollutants in conformity with Section 4.J.13 of County Ordinance No. 457, County Ordinance No. 742, and in blow sand areas, Article 15 of County Ordinance No. 460, shall be submitted and implemented for land divisions and related improvements. f) Soils and Geology Report A preliminary geotechnical investigation to address geotechnical/geologic hazards including, but not limited to: project feasibility, soil design parameters, foundation recommendations, slope stability, rock fall hazards, landslide hazards, surface fault rupture, liquefaction potential, collapsible and/or expansive soil, wind and water erosion, ground shaking potential and pertinent mitigation recommendations. The report shall be reviewed and approved by the Building and Safety Engineering Division. g) Preliminary Grading Information Each tentative tract map filed shall include information relative to existing geological, physical, environmental, historical, and cultural features. The information shall describe and locate all of the following features that exist within the boundaries of the tentative tract. h) Geological constraints such as landslides and active faults. i) Areas subject to flooding. j) Quantitative identification and location of existing plant masses, unique plants, and stands of trees. k) Historical and cultural features. l) Borrow and Fill Quantities and Sites. If borrow or fill is necessary for the project, the following information shall be provided: 15

20 Tentative Map Standards and Requirements 2.4 Tentative Tract Map Minimum Standards and Preparation A statement of the estimated volume of export or borrow earth material required, the location and preliminary grading plan of the disposal or borrow sites, and the transportation route between the tract area and the disposal or borrow site. m) Slope Maintenance Information All slopes in excess of five (5) feet in height within the tract shall be identified on the tentative tract map, and the individual, association, or agency that is to be responsible for the continued maintenance of such slopes shall be identified. n) Hydrology Study A member of the CPR Committee may require a preliminary hydrology study. o) Traffic Study A traffic study shall be required if the tentative map meets the criteria established under the Riverside County Traffic Study Requirements & Exemptions. The traffic study shall be prepared in accordance with the County Transportation Department s Traffic Impact Analysis Preparation Guide. p) Proposed cross sections in sufficient detail to clearly show depth of cuts and fills and inclination of slopes, both existing and proposed. q) A statement of certification from the proposed sewering agency indicating that it can adequately treat the sewage generated by the project. r) A statement of certification from the proposed water supplier indicating that it holds a valid permit in accordance with Section of the California Health and Safety Code can adequately serve the project. s) Conceptual Landscaping Plan In accordance with the requirements set forth under the Riverside County Landscape Design Guidelines, as provided for in the appendices of this Manual, a conceptual landscaping plan is to be provided for the subdivision to ensure that the proposed landscaped areas incorporated within new development improve the general quality of the environment. I. The Planning Director may require such additional information as is deemed necessary and reasonable. 16

21 Tentative Map Standards and Requirements 2.5 Tentative Parcel Map Minimum Standards and Preparation 2.5 Tentative Parcel Map Minimum Standards and Preparation A. Size and Scale 1. The minimum tentative map exhibit size shall be 18 inches by 26 inches and the maximum tentative map exhibit size shall be 36 inches by 48 inches. The Planning Director shall be the final authority as to allowable or necessary deviations to the forgoing map cases. 2. Each tentative map shall be drawn clearly and show sufficient details of the proposed subdivision. The tentative map scale shall not exceed 1 inch equaling 40 feet and all lettering size shall be a minimum of 0.12 inches. B. Orientation Each map sheet and the lettering thereon shall be so oriented that, with north point directed away from the reader, the map may be read most conveniently from the bottom right corner of such sheet, i.e., from a southeasterly orientation. C. Index Map/Vicinity Map 1. If the subject property to be divided is of sufficient size to exceed the limitations set forth above, or otherwise cannot be accurately depicted on a single sheet, the tentative parcel map shall be prepared on multiple sheets. If more than two map sheets are used in preparing the tentative parcel map, there shall be included either on the title sheet or first map sheet an index map showing the general plan of the parcel map (including streets) and the portions thereof included on each map sheet. 2. Unless the location of the parcel map is easily discernible from the data on the map sheet, a vicinity map shall be included on the title sheet showing the relationship of the map boundary to major streets or highways nearby. D. Graphic Representation Each tentative map shall be prepared in accordance with the following: 1. Tentative parcel map boundary - heavy solid line. 2. Proposed streets and lot lines - medium solid line. 3. Existing lot lines - light solid line. 4. Easements shall be drawn to scale using a light dashed line and labeled as to the intended use, whether existing or proposed, public or private, and whether to remain or to be quitclaimed or vacated. If an existing easement doesn t identify the width or exact 17

22 Tentative Map Standards and Requirements 2.5 Tentative Parcel Map Minimum Standards and Preparation location, a copy of the recorded easement shall be submitted together with the tentative map application. 5. Water lines, water courses, flood control channels, sewers, storm drains, etc. heavy dashed lines and labeled as to intended use, whether existing or proposed, and whether to remain or to be removed. 6. Irrevocable offers of dedication - light broken line and labeled as to intended use, whether existing or proposed, and whether to remain or be abandoned. E. Information Table The following information in a table or chart or other compact arrangement shall be prominently displayed on the lower right-hand corner of the map exhibit face: 1. Tentative parcel map number, (tentative parcel map numbers are assigned by the County Surveyor upon application by the subdivider.) 2. Proposed Improvement Schedule. 3. Assessor s parcel number, North arrow, scale (engineer s scale), date of tentative map preparation, number of lots, gross area, and contour interval. 4. Names, addresses, and telephone numbers, of the landowner(s), subdivider, and the firm and/or person that prepared the tentative map. While the County strongly recommends that a licensed land surveyor or registered civil engineer prepare the tentative map, the tentative map may be prepared by anyone with satisfactory drafting skills. However, in accordance with Section of the Subdivision Map Act, the final map must be prepared by, or under the direction of, a licensed land surveyor or registered civil engineer. 5. A statement as to whether the tentative parcel map includes the entire contiguous ownership of the land divider or only a portion thereof. 6. Name of the applicable School District or Districts; and utility providers (for water, sewer, natural gas, electricity, telephone, and cable television.) 7. If private streets are proposed, it shall be so noted. 8. Thomas Guide edition year, page number, and coordinates. 9. The existing zoning classification(s) and General Plan Foundation Component(s), Land Use designation(s), and Overlay or Policy Area(s), if any, for the property included within the land division. 18

23 Tentative Map Standards and Requirements 2.5 Tentative Parcel Map Minimum Standards and Preparation 10. If the land division is within an adopted or proposed Specific Plan, indicate the Specific Plan Name and Number, the applicable Planning Area Number and its land use designation. 11. Note whether or not the land division is within a Special Studies Zone, or subject to liquefaction or other geologic hazards; or subject to overflow, dam inundation, or flood hazards. 12. Indicate the zone designations of any FEMA mapped floodplain or floodway. 13. Note whether or not the land division is within a County Services Area, Community Facilities District, Assessment District, or Area Drainage Plan. If within one or more, identify the entity. 14. Note whether or not the tentative parcel map is within a Special Studies Zone, or subject to liquefaction or other geologic hazards; or subject to overflow, dam inundation, or flood hazards. In addition, all FEMA mapped floodplains and floodways including zone designations shall be identified. 15. A summary of the proposed parcels enumerated by type or proposed use. F. Location and Boundary Description The location, description, and boundaries of the tentative map shall be clearly shown on each tentative parcel map as follows: 1. The tentative parcel map boundary lines shall be to the centerline of the existing abutting local public street or any existing or proposed arterial highway. However, if any portion of the street or highway is not owned in fee by the subdivider, the owner of such street or highway shall be identified on the map, but approval for filing is not required for such owner. The final tract boundary lines shall be to the limit of fee ownership within such streets or highways and this shall be deemed to be in conformance with the tentative map. 2. A general location diagram (vicinity map) showing the location of the tentative tract in relation to existing and proposed arterial highways, including the closest appropriate distance from each highway to the tentative map. 3. A legal description of the tentative map. The legal description must in sufficient detail to describe the approximate location of all of the boundary lines. G. Content The following information shall be clearly shown on, contain, or be accompanied in writing with each tentative parcel map. If determined to be practical by the Planning Director, some of the information listed below may be shown on a supplemental sheet, or on a separate exhibit, if referenced on the tentative map. 19

24 Tentative Map Standards and Requirements 2.5 Tentative Parcel Map Minimum Standards and Preparation 1. The parcel layout, including the approximate dimensions of each parcel. 2. Assessor s Map book and page numbers of adjoining land divisions. The tentative map must show adjacent property/lot lines. 3. A parcel number and net area of each proposed building site. The net area is calculated by measuring the parcel horizontally as a level plane and excluding easements that prohibit the surface use of the site. 4. The width, improvements and locations of all existing and proposed easements or rightsof-way, whether public or private, for roads, railroads, electrical distribution and transmission lines, pipelines, drainage, sewers, watercourses, flood control facilities, including, above and below ground structures and improvements. 5. The names, locations, widths, approximate radius of centerline curves, and approximate grades of all proposed street and highway improvements within the proposed tentative parcel map. Said locations may be either shown on a plan or by reference to a crosssection shown on the tentative map. If private streets are proposed, they shall be so noted on the tentative map. 6. The names, locations, widths, approximate radius of centerline curves, and approximate grades of all existing street and highway improvements including those that are adjoining and those providing legal access to the tentative map, including street intersections, medians, driveways, alleys, curbs and gutters, sidewalks and edges of pavement within two hundred feet of the boundaries of the proposed tentative parcel map. 7. All existing and proposed watercourses, flood control and drainage facilities, including but not limited to, culverts and drainpipes, shall be shown as well as the organization responsible for the maintenance of these facilities. The locations of all areas subject to inundation or flood hazard shall be shown. This would include acknowledgement of flood hazard areas not identified by FEMA that could reasonably be known to exist. In addition, all FEMA mapped floodplains and floodways including zone designations shall be identified. 8. The location and outline to scale of each existing building, portion thereof, or above or below ground structure within the tentative parcel map, noting thereon whether or not such building or structure is to be removed from or remain in the development of the tentative parcel map. 9. The location of any existing wells, irrigation lines, cesspools, septic tanks, sewage leach fields, sewers, culverts, storm drains, and underground structures within the tentative parcel map; and a statement noting whether or not such uses are to be abandoned, to be removed, or to remain. 10. The location and limits of any previously filled areas within the tentative parcel map, including any liquid or solid waste disposal sites. 20

25 Tentative Map Standards and Requirements 2.5 Tentative Parcel Map Minimum Standards and Preparation 11. The location of any excavations within the tentative parcel map or within 200 feet of a portion of the tentative map. 12. If the tentative map is within an adopted or proposed Specific Plan, identify the Specific Plan name and number, the Planning Area number, the use or uses of all surrounding properties, and the use or uses proposed in the tentative parcel map as specified by the applicable or pending zoning classification. 13. Contour lines showing the existing topography of the property, with the source of the contour lines identified. Maximum contour interval shall be four feet with no less than two contour lines provided. The contour lines shall extend 300 feet beyond the exterior boundaries of the property when adjacent property is unimproved or vacant. Data from the Riverside County Flood Control District and/or the Riverside County Transportation Department base maps may be acceptable. Data from U.S.G.S topographic maps are acceptable only when other information is not available. 14. Any off-site rights-of-way that may be required for access to the project site. For off-site right-of-way, the land divider shall comply with the requirements identified in Section 3.2.I of County Ordinance No Existing zoning of property immediately surrounding the tentative parcel map. 16. The location of any excavations within the tentative parcel map or within 200 feet of a portion of the tentative parcel map. The location of any existing water wells, irrigation lines, cesspools, sewers, culverts, storm drains, solid or liquid waste disposal sites, and underground structures within the tentative map; and a statement noting whether or not such uses are to be abandoned, to be removed, or to remain. 17. Certificate of ownership signed by the owner or authorized agent. 18. Additional Information The following additional information shall accompany the tentative parcel map application when determined necessary by the Planning Director. a) A statement of certification from the proposed water supplier indicating that it holds valid permit in accordance with Section of the California Health and Safety Code and can provide an adequate water supply to the parcels. b) A statement of certification from the proposed sewering agency (if other than private sewage disposal) indicating that it can serve the parcels. c) A list of the names and addresses of the owners of real property located within 600 feet of the exterior boundaries of the property to be considered, as shown on the last equalized assessment roll, and any update issued by the County Assessor, as 21

26 Tentative Map Standards and Requirements 2.6 Waived Maps required by the Planning Department s form titled Public Hearing Notice Label Requirements. (Form ) 19. An Amendment Block placed on each amended map exhibit and all changes clearly indicated and dated. When possible, the use of numbered delta symbols, to identify the location of individual or small areas of proposed change, or clouding to identify the location of moderate or large area proposed changes, keyed to the Amendment block statements/description, is required. 20. A statement as to whether or not the tentative parcel map is in an area that lies partly or wholly within 600 feet of a surface mining operation permitted pursuant to County Ordinance No Proposed method of sewage disposal. When specific areas for subsurface disposal are required, those areas shall be delineated. H. The Planning Director may require such additional information as is deemed necessary and reasonable. 2.6 Waived Maps A. Waiver of a parcel map means that sufficient information is available and that the necessary conditions of the tentative parcel map have been met, therefore, a parcel map is not required. B. The Planning Director may waive a parcel map according to the provisions set forth in Section 2.11 of this Development Manual. C. When a parcel map has been waived, the Planning Director shall file a Certificate of Compliance with the Recorder's Office upon payment of the fee set forth in County Ordinance No After recordation, the Planning Director shall distribute copies of the Certificate of Compliance and waiver of the parcel map to the Department of Building and Safety. D. If it is determined during the review process of the tentative map that an Environmental Constraints Sheet (ECS) is needed to identify notes, constraints or restrictions, the map cannot be waived, and a parcel map will have to be recorded. 22

27 Tentative Map Standards and Requirements 2.7 Waived Maps - Mobile Home Park 2.7 Waived Maps - Mobile Home Park A. When at least two-thirds of the owners of mobile homes who are tenants in the mobile home park have signed a petition indicating their intent to purchase the mobile home park for purposes of converting it to tenant-owned, condominium ownership interest and a field survey has been performed, they may file with the Planning Director an application for waiver of a parcel map or a tentative and final map. B. The petition signed by the owners of mobile homes in a mobile home park proposed for conversion to a tenant-owned, condominium ownership shall read as prescribed by Section (b) of the Subdivision Map Act (Government Code). C. The application for map waiver shall be on the form prescribed by the Planning Director, shall be accompanied by the field survey, certified copies of all petitions signed in accordance with paragraph B and the combined fee required for Residential Parcel Map (with waiver of final map) and Certificate of Land Division Compliance with waiver of final Parcel Map. D. Waiver of a parcel map may not occur if any one of the following exists: 1. There are significant design or improvement requirements necessitated by health or safety concerns. 2. Subsequent to recordation of the existing parcel or final map, there is an exterior boundary discrepancy that requires recordation of a new parcel or tentative and final map. 3. The existing lot or lots were not created by a recorded parcel or final map. 4. The conversion would result in the creation of additional parcels. E. After the waiver application is deemed complete, the Planning Director shall approve or deny the application within 50 days. The applicant shall have the right to appeal that decision to the Planning Commission and Board of Supervisors. 23

28 Tentative Map Standards and Requirements 2.8 Vesting Tentative Maps 2.8 Vesting Tentative Maps A. Whenever a vesting tentative map is filed, it shall be processed in the same manner as a tentative map, unless modified by this section, and shall have printed conspicuously on its face the words "Vesting Tentative Map." All vesting tentative maps shall be submitted to the Planning Director on the forms provided by the Planning Department and shall be accompanied by the filing fee set forth in County Ordinance No In addition to the data required by Sections 2.4 or 2.5 of this Development Manual, the following data and information may be required by the Planning Director: 1. A site plan, drawn to scale, that shows the following: a) Name, address, and the telephone number of the applicant and all owners of the subject property, including evidence that all owners agree to the application. b) Location or address of the property and Assessor's parcel number. c) Boundary and dimension of property, north arrow, scale, and date. d) Topography of the property. e) Approximate total acreage of the property and lot size of each lot, recreational and open space area, and paving. Common areas and open space to be identified. f) Location and names of adjoining streets, alleys, and right-of-way providing legal access to the property. g) Name, locations, and widths of right-of-way for proposed streets, alleys, and easements. Streets without current names must show proposed names. h) Drainage plan to control both on-site and off-site storm runoff, water courses, channels, existing culverts and drainpipes including existing and proposed facilities for control of storm waters, and data as to the amount of runoff and the approximate grade and dimensions of proposed facilities for control of storm waters and the organization responsible for maintenance. i) Height, size, and location of buildings. j) Typical street cross sections. k) Lighting system, street and outdoor, which shall conform to the provisions and processing procedures as outlined in Section 22 of County Ordinance No. 461 (County Road Improvement Standards and Specifications). l) Signs (location, dimensions, height). 24

29 Tentative Map Standards and Requirements 2.8 Vesting Tentative Maps m) Setback dimensions. n) Location and nature of proposed and existing fences, gates, walls, driveways and curbs. o) Irrigation systems. p) Landscaping, including size, species and spacing proposed, including planters. q) Elevations and floor plans. r) Detailed grading plans. B. An application for an amendment or minor change to a vesting tentative map may be made at any time prior to expiration of the map. C. Whenever the intended development of a vesting tentative map is inconsistent with the zoning ordinance in existence at the time of filing of the map, that inconsistency shall be noted on the map, and the map may be denied or approved upon condition that the zoning is changed to eliminate the inconsistency. A conditionally approved vesting tentative map shall confer the vested right to proceed with the development in substantial compliance with the amended zoning and the map, as approved. D. Notwithstanding any provision herein to the contrary, any permit approval, extension, or entitlement of a vesting tentative map be conditioned or denied under either of the following circumstances. 1. A failure to do so would place the residents of the subdivision in a condition dangerous to their health or safety; or, 2. A failure to do so would place the immediate community in a condition dangerous to their health or safety. 3. The condition of denial is required in order to comply with state or federal law. In addition, the conditions of approval of a vesting tentative map may be amended through a minor change in order to protect against conditions dangerous to the public health or safety. 25

30 Tentative Map Standards and Requirements 2.9 Planned Developments - Residential, Commercial and Industrial 2.9 Planned Developments - Residential, Commercial and Industrial A. Whenever a tentative tract map or parcel map is filed for a planned residential, commercial or industrial development, as defined in County Ordinance No. 348, the following data shall accompany or be delineated on a separate sheet as part of the tentative map in addition to the data required by Sections 2.4 and 2.5 of the Development Manual: 1. Locations and dimensions of proposed dwellings, buildings, or other structures. 2. Table indicating area and density calculations. 3. Building setback dimensions from property lines and to other buildings or structures. 4. Driveways, loading, and parking areas. 5. Location and type of proposed fencing, gates and walls. 6. Irrigation and landscaping plans, including plant species. 7. Floor plans and elevations (for each side of the buildings). 8. Location and dimension, and intended use(s) of common areas. 9. Proposal for maintenance of common areas. 10. Proposed special restrictions. 26

31 Tentative Map Standards and Requirements 2.10 Filing Procedure 2.10 Filing Procedure A. General Plan and Zoning Consistency No Tentative map shall be processed until the Planning Director has found that the map is consistent with the General Plan, including, but not limited to, the Area Plan s Foundation Component, the Land Use designation, any applicable Overlays or Policies Area, or other applicable policies; and the Zoning classification that the map is subject to, except as set forth below. 1. If a tentative map is submitted, the finding of the Planning Director on zoning consistency and General Plan consistency will be made during the initial 30-day review period. 2. When a tentative map that is inconsistent with the General Plan and zoning is filed in compliance with the provisions of County Ordinance No. 460 and the Development Manual, the map will be processed in accordance with the following procedure: B. Submittal a) An inconsistent tentative map will be processed only if it is filed concurrently with or subsequent to the filing of the General Plan Amendment or Change of Zone, and if the tentative map is in compliance with the General Plan and the zoning classification that would become effective if adopted. When the subdivider has prepared a tentative map, including all necessary information and accompanying documents as described in the Development Manual, Sections 2.4 through 2.9, as applicable; the subdivider may submit it to any of the TLMA s Regional Offices in Riverside, Indio, or Murrieta. The filing of a tentative map must include the appropriate number of copies of the map as specified by the Planning Director, together with a required accompanying deposit-based filing fee, as specified in County Ordinance No C. Fee for Flood Protection Study 1. A Flood Control Special Study fee as set forth in County Ordinance No. 671 may be required for projects with significant issues. 2. When the fee is collected, it shall be paid to the Flood Control Engineer that reviews the flood protection study. 3. No charge shall be made for a flood protection study on a revised tentative map filed within two years of the original filing unless additional lots have been added. If a resubmitted map has additional lots proposed, a supplemental payment of the normal lot fee multiplied by the additional number of lots will be required. After two years, the fee shall be the same as the original fee. 27

32 Tentative Map Standards and Requirements 2.10 Filing Procedure There shall be no flood protection study fee for reverting subdivided lands to acreage. D. Date of Filing The date of filing for the purposes of determining the 50 day limitation for action on the tentative map shall be the date on which the Planning Director accepts the map as complete for filing. E. Additional Information Within 30 days of the date on which the map is submitted, the Planning Director shall determine whether any additional information is required, and the applicant or representative shall be so notified. Once the information required to complete the review of the tentative map is provided, the Planning Director shall accept the map as complete for filing. Additional information that may be required shall include, but not be limited to, data necessary to complete environmental review, flood and drainage studies, sewage disposal information, and circulation studies. F. Effect of Environmental Review Notwithstanding Subsection 2.10 D. above, the time limitation for action on the tentative map shall be 50 days after certification of an environmental impact report, adoption of a negative declaration or mitigated negative declaration, or a determination that the project is exempt from the California Environmental Quality Act. G. Map Review After the tentative map has been filed, all the members of the Comprehensive Project Review Committee, and Reporting Agencies in accordance with the following procedures will review it: 1. Distribution of Copies When a tentative map has been properly filed, and the subdivider has furnished the required number of copies, the Planning Director will, within three days forward a copy or copies thereof to the following: a) All members of the Comprehensive Project Review Committee; b) Any utility purveyor serving the area with it s facilities, including any water supplier that is, or may become, a public water supplier and may supply water for the subdivision; c) The governing board of any school district or districts in which the proposed subdivision is located; 28

33 Tentative Map Standards and Requirements 2.10 Filing Procedure d) The District Director of the California Department of Transportation, if a State highway or freeway is adjacent or is within sufficient proximity to the land division that impacts might be expected; e) Any public agency or officer having an interest in the proposed subdivision; f) Any city, community services district, or other authorized district requesting a copy; g) Any other person, firm, or organization that the Planning Director determines to have an interest. H. Review by Comprehensive Project Review (CPR) Committee 1. The Comprehensive Project Review Committee shall review all tentative maps. 2. Upon completion of review by the Comprehensive Project Review Committee, a report with recommendations and recommended conditions of approval shall be prepared and a copy of said report shall be provided to the appropriate Advisory Agency. The report shall be in writing, and a copy thereof mailed to the applicant at least 7 days prior to any hearing or action on the map by the Advisory Agency or the Board of Supervisors. 3. Failure to Report If a Committee member who has been transmitted a copy of the tentative map does not submit comments, corrections and/or conditions, in writing, to the Planning Department with 21 calendar days after the tentative map has been transmitted, it is assumed that such Committee member does not propose to make any comments regarding the subject map. Although the tentative map will be processed on that assumption, any comments received subsequent to the 21-day period will be considered by the Planning Department and provided to the Advisory Agency or Board of Supervisors if received before action is taken on the tentative map. 29

34 Tentative Map Standards and Requirements 2.11 Consideration by the Advisory Agency 2.11 Consideration by the Advisory Agency A. Tract Maps and Commercial Parcel Maps. Within 50 days after the date of filing of a tentative tract map, in accordance with Section 2.10 F. of the Development Manual, a public hearing on the map shall be held before the appropriate Advisory Agency or before the Board of Supervisors as provided in Section 1.2 of County Ordinance No Notice of the time, date, and place of the hearing, the identity of the hearing body, and a general description of the location of the proposed land division, shall be given at least 10 days prior to the hearing by all of the following procedures: 1. Publication once in a newspaper of general circulation in the County. 2. Mailing or delivery to the owner of the subject real property or the owner's duly authorized agent, and to project applicant. 3. Mailing or delivering to each local agency expected to provide water, sewage, streets, roads, schools, or other essential facilities or services to the project whose ability to provide those facilities and services may be significantly affected. 4. Mailing or delivering to all owners of real property which is located within 600 feet of the exterior boundary of the subject property, as such owners are shown on the last equalized assessment roll and any update. 5. Mailing by first class mail to any person who has filed a written request with the Planning Department and has provided that department with a self-addressed stamped envelope for that purpose. 6. In the case of a proposed conversion of residential real property to a condominium project, community apartment project, or stock cooperative project, such notice shall also be given by mail to each tenant of the subject property, and, in addition to notice of the time and place of the public hearing, shall include notification to the tenant's right to appear and the right to be heard. 7. If the number of owners to whom notice would be mailed or delivered pursuant to paragraph 4 herein is greater than 1,000, in lieu of mailed or delivered notice, notice may be provided by placing a display advertisement of at least one-eighth page in at least one newspaper of general circulation in the County at least 10 days prior to the hearing. 8. The Planning Director may require that additional notice of the hearing be given in any other manner deemed necessary or desirable. 9. Any interested person may appear at the public hearing and shall be heard by the hearing body. 10. After closing the hearing, the Advisory Agency shall: 30

35 Tentative Map Standards and Requirements 2.11 Consideration by the Advisory Agency a) Approve, conditionally approve, or disapprove the proposed tentative map. Notice of the decision shall be filed with the Clerk of the Board of Supervisors and a copy thereof mailed to the land divider or his authorized agent and any interested party requesting a copy. B. Parcel Maps. The following procedures shall apply to all applications for approval of residential parcel maps: 1. Applications. Tentative Parcel Maps applications, prepared in accordance to Sections 2.5 and 2.10 of the Development Manual, shall be filed with the TLMA s Regional Offices in Riverside, Indio, or Murrieta, and accompanied by the fees as set forth in County Ordinance No Proposed Use. Not less than 10 days prior to the date on which the decision will be made on the application, the Planning Director shall give notice of the proposed use by mail or delivery to all owners, as shown on the last equalized assessment roll as owning real property within a 600 foot radius of the exterior boundary of the property in question and publication once in a newspaper of general circulation in the area affected by the proposed project. No public hearing on the application for a permit issued pursuant to this paragraph shall be required unless such a hearing is requested by the applicant or other affected person or the Planning Director determines that a public hearing is required in the best interest of the community's health, safety and welfare. The notice of proposed use shall include the following information: a) A brief description of the project and its proposed location. b) The officer or body that will consider approval of the project and the address where comments or request for a public hearing should be sent. c) A statement that the decision-making officer or body will not act on the project for a period of 10 days and will consider written comments received during that period as to whether the determination of the Planning Director that the project will not have a significant effect on the environment is appropriate. d) A statement that a copy of the completed Negative Declaration is available for inspection at the Planning Department. 3. Public Hearing. If a request for a public hearing is made, it shall be held within 21 days after the first request is made by the Riverside County Subdivision Committee. Not less than 10 days prior to the date on which the hearing will be held, the Planning Director shall give notice of the proposed hearing by mail or delivery to all owners, as shown on the last equalized assessment roll as owning real property within a 600 foot radius of the exterior boundary of the property in question, and all others who received notice of the proposed use. The hearing body shall hear relevant testimony from interested persons. 4. Decision. The decision shall be made by the Subdivision Committee within the time limitations of the Subdivision Map Act, shall be filed with the Clerk of the Board of 31

36 Tentative Map Standards and Requirements 2.11 Consideration by the Advisory Agency Supervisors; and, if no public hearing was held, shall be mailed to the same owners who were given notice pursuant to Subsection B.2. above. C. The Advisory Agency, upon the request of the land divider, may waive the requirement that a parcel map be recorded if the Advisory Agency finds that the proposed land division complies with the requirements as to: 1. Area; 2. Improvement and design; 3. Flood water drainage control; 4. Appropriate improved public roads; 5. Sanitary disposal facilities; 6. Water supply availability; 7. Environmental protection and; 8. Adequate existing survey control; and, 9. Other provisions of this and other applicable ordinances of Riverside County and the Subdivision Map Act. D. Notwithstanding the above, or any other provision herein to the contrary, any map that requires the approval of a general plan amendment, a specific plan amendment or a change of zone shall be heard in accordance with the provisions of Section 2.5, 2.6, or a. of County Ordinance No. 348, whichever is applicable, and all of the procedural requirements and rights of appeal as set forth therein shall govern the hearing. E. Tentative Schedule "A, "B, "C, "D, and "E" Maps. Schedule "A, "B, "C, "D, and "E" maps are defined in County Ordinance No. 348 under Section 10.5, Section 10.6, Section 10.7, Section 10.8 and Section 10.10, respectively. Except as provided in Subsection D, of Section 1.2 of County Ordinance No. 460, the action of the Planning Commission or Subdivision Committee on a tentative Schedule "A, "B, "C, "D, and "E" map shall be final unless the final decision is appealed by the land divider or any interested party. F. Tentative Schedule "F, "G, "H, and "I" Maps. Schedule "F, "G, "H, and "I" maps are defined in County Ordinance No. 348 under Section 10.11, Section 10.12, Section 10.13, and Section 10.14, respectively. The action of the Subdivision Committee on a tentative Schedule "F, "G, "H, and "I" map shall be final unless the final decision is appealed by the land divider or any interested party. 32

37 Tentative Map Standards and Requirements 2.12 Appeals of Actions 2.12 Appeals of Actions A. Except as provided in Subsection D, of Section 1.2 of County Ordinance No. 460, the Planning Commission is the Advisory Agency authorized to directly approve, conditionally approve or disapprove tentative Schedule "A," "B," "C," "D," and "E" maps that are not consistent with the General Plan and the applicable zoning classification(s) and are being processed with either a General Plan Amendment and/or a Zone Change application. If the land divider or any interested party believes that they may be adversely affected by the decision of the Planning Commission, the land divider or any interested party may appeal the decision to the Board of Supervisors. Any such appeal shall be filed with the Clerk of the Board within 10 days after the notice of decision of the Advisory Agency appears on the Board's agenda. The appeal shall be filed in writing, stating the basis for appeal, and shall be accompanied by the fee set forth in County Ordinance No. 671 unless the fee shall be paid out of the same fund into which it would be deposited. Upon the filing of the appeal, the Clerk of the Board shall set the matter for public hearing on a date within 30 days after the date of the filing of the appeal and shall give notice of the public hearing in the same manner as was given for the original hearing. The Board shall render its decision on the appeal within 10 days of the closing of the hearing. B. Except as provided in Subsection D, of Section 1.2 of County Ordinance No. 460, the Subdivision Committee is the Advisory Agency authorized to directly approve, conditionally approve or disapprove tentative Schedule "A," "B," "C," "D," and "E" maps that are consistent with the General Plan and the applicable zoning classification(s). If the land divider or any interested party believes they may be adversely affected by the decision of the Subdivision Committee, the matter may be appealed to the Planning Commission. The appeal shall be filed with the Planning Department within 10 days after the notice of decision of the Subdivision Committee appears on the Board's agenda. Any appeal shall be filed in any permanent office maintained by the Planning Department, stating in writing the basis for the appeal and accompanied by the fee set forth in County Ordinance No All appeals shall be heard within 30 days after the filing of the appeal. Notice of the public hearing shall be given in the same manner as specified for a tract map. The appeal board shall render its decision on the appeal within 10 days of the closing of the hearing. The land divider or any interested party or the Advisory Agency may appeal the decision of the appeal body to the Board of Supervisors. Any such appeal shall be filed with the Clerk of the Board within 10 days after the notice of decision of the appeal body appears on the Board's agenda. The appeal shall be filed in writing, stating the basis for appeal, and shall be accompanied by the fee set forth in County Ordinance No. 671 unless the fee shall be paid out of the same fund into which it would be deposited. Upon the filing of the appeal, the Clerk of the Board shall set the matter for public hearing on a date within 30 days after the date of the filing of the appeal and shall give notice of the public hearing in the same manner as was given for the hearing before the appeal body. Upon conclusion of the hearing, the Board shall render its decision on the appeal within 10 days. C. The Subdivision Committee is the Advisory Agency authorized to directly approve, conditionally approve, or disapprove tentative Schedule "F," "G," "H," and "I" maps. If the land divider or any interested party believes they may be adversely affected by the decision 33

38 Tentative Map Standards and Requirements 2.12 Appeals of Actions of the Subdivision Committee, the matter may be appealed to the Planning Commission. The appeal shall be filed with the Planning Department within 10 days after the notice of decision of the Subdivision Committee appears on the Board's agenda. Any appeal shall be filed in any permanent office maintained by the Planning Department, stating in writing the basis for the appeal and accompanied by the fee set forth in County Ordinance No All appeals shall be heard within 30 days after the filing of the appeal. Notice of the public hearing shall be given in the same manner as specified for a tract map. The appeal board shall render its decision on the appeal within 10 days of the closing of the hearing. The land divider or any interested party or the Advisory Agency may appeal the decision of the appeal body to the Board of Supervisors. Any such appeal shall be filed with the Clerk of the Board within 10 days after the notice of decision of the appeal body appears on the Board's agenda. The appeal shall be filed in writing, stating the basis for appeal, and shall be accompanied by the fee set forth in County Ordinance No. 671 unless the fee shall be paid out of the same fund into which it would be deposited. Upon the filing of the appeal, the Clerk of the Board shall set the matter for public hearing on a date within 30 days after the date of the filing of the appeal and shall give notice of the public hearing in the same manner as was given for the hearing before the appeal body. Upon conclusion of the hearing, the Board shall render its decision on the appeal within 10 days. 34

39 Tentative Map Standards and Requirements 2.13 Revised Tentative Maps 2.13 Revised Tentative Maps A. Any revised tentative map shall comply with all of the provisions of the Subdivision Map Act and County Ordinance No. 460, in effect at the time the revised map is submitted for approval. B. Proceedings on a revised tentative map shall be conducted in the same manner as for the original approval of a tentative map except those procedures that are not applicable. The approval or conditional approval of a revised tentative map shall annul approval of the previous tentative map, but the approval thereof shall not extend the time within which the final map may be filed Minor Changes to Tentative Maps A. A request for approval of a minor change to an approved tentative map shall be filed with the Planning Department, accompanied by the fee specified in County Ordinance No B. The Planning Director shall make a written recommendation thereon to the Advisory Agency having jurisdiction over the underlying tentative map, or to the Board of Supervisors as provided in Subsection D, of Section 1.2 of County Ordinance No. 460; and shall notice a public hearing in accordance with Section 2.11 of this Development Manual unless the underlying map did not previously require such a hearing. C. The Advisory Agency or the Board of Supervisors may decide the matter when it first appears on the agenda, or it may continue the matter with or without the consent of the land divider. D. The decision of the Advisory Agency shall be final, unless the decision is appealed to the Board of Supervisors. In the event of such an appeal, the Board of Supervisors shall hear the matter in the above-described manner. E. The approval by the Advisory Agency or the Board of Supervisors of a minor change shall not affect the time period within which the land divider must prepare and file the final map. 35

40 Tentative Map Standards and Requirements 2.15 Extensions of Time 2.15 Extensions of Time A. Tentative Tract Maps: An approved or conditionally approved tentative tract map shall expire 36 months after such approval, unless within that period of time, a final map shall have been approved and filed with the County Recorder. Prior to the expiration date, the land divider may apply in writing for an extension of time. Each application shall be made to the Planning Director at least 30 days prior, but no earlier than 60 prior to the expiration date of the tentative map and shall be accompanied by the fee set forth in County Ordinance No The Planning Director shall forward to the Advisory Agency a recommendation for approval or denial of the application. The Advisory Agency may extend the date on which the map expire for one year and, on further application before expiration thereof, may further extend it for a second year and on further application before expiration thereof, may further extend it for a third year, and on further application before expiration thereof, may further extend it for a fourth year, and on further application before expiration thereof, may further extend it for a fifth year. The decision of the Advisory Agency shall be forwarded to the Clerk of the Board of Supervisors. The decision of the Advisory Agency shall be final unless the decision is appealed to the Board of Supervisors. Any appeal must be filed with the Clerk of the Board of Supervisors accompanied by the fee set forth in County Ordinance No. 671 within 10 days of the date of the notice of decision appears on the Board's agenda. B. Tentative Parcel Maps: An approved or conditionally approved tentative parcel map shall expire 36 months after such approval unless within that period a final map shall have been approved and filed with the County Recorder. Prior to the expiration date, the land divider may apply in writing for an extension of time. Each application shall be made to the Planning Director at least 30 days prior, but no earlier than 60 days prior to the expiration date of the tentative map and shall be accompanied by the fee set forth in County Ordinance No For Schedule "F", "G", "H" and "I" maps, the Subdivision Committee is the Advisory Agency and may extend the date on which the map expires for one year and, on further application thereof, may further extend it for a second year, and on further application thereof may extend it for a third year, and on further application before expiration thereof, may further extend it for a fourth year, and on further application before expiration thereof, may further extend it for a fifth year. The Subdivision Committee shall report its action directly to the land divider and the Board of Supervisors. If the Subdivision Committee denies the request for an extension, the applicant may appeal that decision to the Advisory Agency that within 10 days following the date the notice of decision appears on the Board's agenda by filing an appeal with the Planning Department accompanied by the fee set forth in County Ordinance No For Schedule "E" maps, the Planning Director shall forward to the Advisory Agency a recommendation of approval or denial of the application. The Advisory Agency may extend the date on which the map expires for one year and, on further application thereof, may further extend it for a second year, and on further application thereof may further extend it for a third year, and on further application before expiration thereof, may further extend it for a fourth year, and on further application before expiration thereof, may further extend it for a fifth year. The decision of the Advisory Agency shall be 36

41 Tentative Map Standards and Requirements 2.15 Extensions of Time forwarded to the Clerk of the Board of Supervisors. The decision of the Advisory Agency shall be final unless the decision is appealed to the Board. Any appeal must be filed with the Clerk of the Board of Supervisors accompanied by the fee set forth in County Ordinance No. 671 within 10 days of the date the notice of decision appears on the Board's agenda. C. An extension of time shall not be granted unless the land division conforms to the General Plan, is consistent with existing zoning, and does not adversely affect the general health, safety, and welfare of the public. D. Vesting Tentative Maps: A vesting tentative map shall be subject to the same expiration and extension of time provisions as a tentative map; provided, however, that on recordation of a final map, the rights conferred on a vesting tentative map shall last for one year. Whenever several final maps are recorded on various phases of a project covered by a single vesting tentative map, the one year initial time period shall begin for each phase when the final map for that phase is recorded. The one-year initial time period shall be automatically extended by any time used for processing a complete application for a grading permit if the time used to process the application exceeds 30 days from the date that a complete application is filed. Prior to the expiration of the initial time period, the subdivider may apply in writing to the Advisory Agency for a one-year extension, accompanied by the fee set forth in County Ordinance No If the extension is denied, an appeal may be filed with the Board of Supervisors within 15 days of the date the notice of decision appears on the Board's agenda. When the subdivider submits a complete application for a building permit during the period of time specified in this section, the vested rights shall continue until the building permit, or any extension thereto, expires. E. If the subdivider is required to expend one hundred twenty-five thousand dollars ($125,000) or more to construct, improve or finance the construction or improvement of public improvements outside the property boundaries of the land division, excluding improvements of public rights-of-way which abut the boundary of the property to be subdivided and which are reasonably related to the development of that property, each filing of a final map authorized by Section 2.16 B shall extend the expiration of the approved or conditionally approved land division map by 36 months from the date of its expiration, as provided in this section, or the date of the previously filed final map, whichever is later. The extensions shall not extend the land division more than 10 years from its approval or conditional approval. The number of phased final maps that may be filed shall be determined by the Advisory Agency at either the time of the approval or conditional approval of the land division or pursuant to Section 2.16 B. The amount of the one hundred twenty-five thousand dollars ($125,000) shall be increased by the registrar of contractors according to the adjustment for inflation set forth in the statewide cost index for class B construction, as determined by the State Allocation Board at its January meeting. The adjustment by the registrar of contractors shall be effective on the first day of the month occurring more than 30 calendar days after the registrar of contractors made that adjustment. The adjusted amount shall apply to tentative and vesting tentative maps whose applications were received after the effective date of the adjustment. 37

42 Tentative Map Standards and Requirements 2.15 Extensions of Time F. Extensions of Time For Maps Affected by Moratoriums and Lawsuits: The period of time specified in Sections 2.15 A and 2.15 B of this Development Manual shall not include any period of time during which a development moratorium, imposed after approval of the tentative map, is in existence; provided however, that the length of the moratorium does not exceed five years. Once a moratorium is terminated, the map shall be valid for the same period of time as was left to run on the map at the time that the moratorium was imposed. However, if the remaining time is less than 120 days, the map shall be valid for 120 days following the termination of said moratorium. A development moratorium shall include a water/sewer moratorium as well as other actions of public agencies that regulate land use, development, or the provisions of services to the land, other than the County which thereafter prevents, prohibits, or delays the approval of a final or a parcel map. G. The period of time specified in Sections 2.15 A. and 2.15 B. of this Development Manual shall not include the period of time during which a lawsuit involving the approval or conditional approval of the tentative map is or was pending in a court or competent jurisdiction if the stay of the time period is approved by the Advisory Agency pursuant to this section. After service of the initial petition or complaint in the lawsuit upon the County, the subdivider may apply to the Planning Department for a stay pursuant to this section. 1. Applications for a stay shall be made to the Planning Director on the forms provided by the Planning Department and shall be accompanied by the filing fee set forth in County Ordinance No. 671 and shall include such information and documents as may be required by the Planning Director. The Planning Director shall forward to the Advisory Agency a recommendation for approval or denial of the request for a stay. The Advisory Agency shall act on the requested stay within 40 days after the Planning Director receives the application. The decision of the Advisory Agency shall be forwarded to the Clerk of the Board of Supervisors. The decision of the Advisory Agency shall be final unless the decision is appealed to the Board. Any appeal must be filed with the Clerk of the Board of Supervisors accompanied by the fee set forth in County Ordinance No. 671 within 10 days of the date the notice of decision appears on the Board's agenda. H. Extension of Time for Processing. All time limits specified for reporting and acting on tentative maps may be extended by the mutual consent of the land divider and the Advisory Agency or the Board required to act, but in no event may the extensions exceed one year. 38

43 Tentative Map Standards and Requirements 2.16 Unit Phasing 2.16 Unit Phasing A. A land divider may propose to incorporate unit phasing as part of processing of a tentative map, so long as the application for the tentative map clearly provides the details of the proposed phasing plan, in addition to the normal project description provided for the proposed tentative map. Such a tentative map shall also provide the additional requirements as set forth in Sections I. and J. below. B. If a land divider proposes to file a final map or parcel map on only a portion of the land shown on an approved tentative map, the land divider shall file an application with the Planning Director. The land divider shall note on the application whether the division into units is to be approved by the Director of Transportation or the Advisory Agency. 1. If the land divider indicates that the division into unit phasing is to be approved by the Advisory Agency, then the application shall be processed in accordance with Section 2.16 C. through J., and Section 2.14 ; and shall be accompanied by the fee set forth in County Ordinance No. 671 for Minor Changes (Subdivision). 2. If the land divider indicates that the division into unit phasing is to be approved by the Director of Transportation, then the application shall be accompanied by the fee set forth in County Ordinance No. 671 for Land Division Unit Map Filings, and the application shall be processed in accordance with Section 2.16 C. through J. C. The Planning Director, after reviewing the application, shall refer it to the Director of Transportation, the Fire Chief, the Director of Environmental Health, and the Flood Control Engineer for review and approval or conditional approval. D. No unit phasing map shall be approved unless it is complete and in compliance with all of the provisions of this Development Manual, including fire protection, flood control, traffic circulation, access/secondary access and environmental considerations. The unit phasing map must also comply with all applicable conditions of approval of the tentative map, including provisions and agreements for development of parks, schools, and other facilities, and specifically approved by the Director of Transportation or the Advisory Agency, whichever is appropriate, based on the application filed by the land divider. E. The approved tentative map number will identify each unit with a dash number designating said unit. Units are not required to record in order as indicated by the unit number. However, the land divider shall specify in the application or designate a set of units that may be approved in advance by the Planning Director for recordation in any order or sequence. The last unit within a tentative map to be recorded will not bear a unit number. F. Any number of unit numbers may be issued; however, the County Surveyor can limit the number accepted concurrently for final map review. G. If, after approval of an application for division into units, a land divider proposes to further divide the tentative map into units or amend the boundaries of the approved units, the land 39

44 Tentative Map Standards and Requirements 2.16 Unit Phasing divider shall first file an application for such, and it shall be processed in accordance with this Section. H. No unit phasing map shall be approved under the Section unless the Transportation Department has determined that any delay in property development allowed by phasing shall not: 1. Delay the construction of any critically needed facility that is conditioned to be constructed with the delayed phase(s); 2. Result in the increase in Mello-Roos assessments, or similar property improvement assessments, to any existing end user of property within an improved district of which the phased areas to be delayed is a party; 3. Cause a critical reserve fund deficiency, or where a critical deficiency already exists, increase said deficiency, in any Mello-Roos district, or similar property district, of which the phased areas to be delayed is a party; or, 4. Cause increased expenses or assessments to existing end property uses or any property owners association, maintenance district or similar property maintenance facility of which the phased areas to be delayed is a part. I. All Unit Phasing maps shall provide the following: 1. A note shall be placed upon the map that clearly indicates the number of unit phases proposed. That number will include the final phase. 2. The map will clearly delineate the boundaries of each unit phase. 3. The lot number sequence for each unit phase will start at 1 and increase in succession through to the last lot within that phase. 4. If any unit phase proposes to include any off-site improvements, including but not limited to, primary or secondary access roads, temporary roads or cul-de-sacs, utilities, or drainage facilities, that information must be clearly identified for each applicable unit phase. 5. A table indicating the total number of unit phases shall be provided on the map. The table will additionally delineate the total number of residential lots as well as the total number of lettered lots and the names of streets (or sections thereof) included within each unit phase. J. Design Criteria 1. Each unit phase boundary shall be designed to provide a street circulation system that will allow said unit phase to comply with all applicable requirements set forth in Article 3 40

45 Tentative Map Standards and Requirements 2.17 Denial of Tentative Land Division Maps of County Ordinance No. 460, as it relates to traffic, access, and circulation issues, fire protection concerns, and flood control matters. 2. If any temporary off-site street improvements are required to comply with the requirements set forth in Article 3 of County Ordinance No. 460, details of said temporary improvements shall be provided. 3. If the approved tentative map includes any proposed recreational facilities, the unit phasing plan shall clearly indicate which unit phase(s) encompass the facility(ies). The unit phasing plan shall be designed to ensure that the construction of the recreational facilities are properly coordinated with the development of the all of the unit phases, as required by the approved map s conditions of approval. K. Prior to the submittal for review of a final map or parcel map for any approved unit, the land divider shall acquire the appropriate unit number from the County Surveyor upon payment of the fee specified in County Ordinance No Denial of Tentative Land Division Maps A. A tentative map shall be denied if it does not meet all requirements of Section 7.1 of County Ordinance No. 460, and if findings can be made in accordance with Section of the Subdivision Map Act Land Subject to Contract Pursuant to the California Land Conservation Act A. In addition to any of the grounds set out in Section 2.17 of this Development Manual, the Board of Supervisors shall deny approval of a tentative map, if it finds that the land is subject to a contract described in of Section 7.2 of County Ordinance No

46 Tentative Map Standards and Requirements 2.18 Land Subject to Contract Pursuant to the California Land Conservation Act This page intentionally left blank. 42

47 Land Division Dedications and Improvements 3.1 Dedications 3. Land Division Dedications and Improvements 3.1 Dedications A. Required dedications shall be in accordance with Section 10.1 of County Ordinance No Land Division Improvements A. Improvements installed in land divisions shall be constructed in conformance to the provisions of County Ordinance No B. In the absence of a standard for an improvement, the Director of Transportation or Flood Control Engineer, as appropriate, may establish a standard in keeping with good construction and engineering practices. C. When asphalt-concrete dikes are permitted and drainage is required to cross at intersecting streets, concrete curb returns and cross-gutters shall be installed. D. Structural roadbed section shall be designed using recognized design methods, employing engineering soils analysis and determination of traffic evaluations. E. The street pattern in the land development shall not land lock adjacent property or preclude access to public land. F. When located under the pavement, utility mains and utility services shall be installed before the final street surfacing is installed. G. Asphalt-concrete dikes shall be placed when fill slopes are 4:1 or steeper, or street gradients exceed three percent. H. Concrete curb and gutter shall be placed in lieu of asphalt concrete dike when street gradient is less than 0.50 percent or when street drainage exceeds a velocity of 10 feet per second. I. When an existing underground utility or pipeline crosses a proposed land division or an access to a land division, the land divider shall adequately protect the utility or pipeline as directed by the utility owner as part of the conditional approval of the land division. 43

48 Land Division Dedications and Improvements 3.3 Improvement Plans Required J. Projects that are located in the Hazardous Fire Area as shown on the Riverside County General Plan Hazardous Fire Area Map shall require special fire mitigation measures. These fire mitigation measures include the following. 1. Roofs must be constructed with Class A or non-combustible fire resistive roof covering materials. 2. Fire-resistive construction materials in dwellings and accessory structures that will not contribute to the ignition of the structure or the surrounding natural vegetation. 3. A buffer of fuel modification and/or fire retardant landscaping for appropriate distances from structures. Such buffer areas shall have a legal entity for the maintenance of plantings and shall be within the envelope of the developed areas. An analysis of the potential hazards shall be included in determining the appropriate areas of fuel modification and/or distances from natural vegetation or open space areas. 4. Water for fire protection may include improvements such as additional storage tanks and/or automatic fire sprinklers in all buildings as required by the Fire Chief. 3.3 Improvement Plans Required A. All improvements constructed or installed in public or private dedications shall be in accordance with detailed plans and specifications as approved by the Director of Transportation prior to commencement of said improvement work. B. Plans for water and sewer improvements shall be signed by a registered civil engineer, the water and sewer purveyors, and the Director of Environmental Health or designee. Each system shall comply with all applicable State and County regulations. The County Fire Chief shall also sign the water plans when conditions include fire protection. C. Contractors shall secure an encroachment permit for all work done within the County right-ofway and the Riverside County Flood Control and Water Conservation District or Coachella Valley Water District right-of-way prior to commencing said work. D. Improvements proposed or required on State Highway right-of-way shall require Caltrans approval. E. The subdivider may submit a written request and justification to the Director of Transportation to accept an estimate of the construction costs for the required public improvements as a basis for the bonding amounts for the Improvement Agreement as specified in Article 17 of County Ordinance No If the Director of Transportation approves the request, the bond estimate shall be based upon a written report prepared by the subdivider's engineer, signed and stamped by a registered Civil Engineer, detailing the itemized construction quantities. The quantities shall be taken from the subdivider's engineer's improvement plans, which while not required to be signed by the Director of Transportation, must be acceptable to him as to final design concept and quantities. The design engineer shall utilize current unit costs 44

49 Land Division Dedications and Improvements 3.4 Improvements for Subdivisions for bonding purposes as issued annually by the Transportation Department. When improvement plans are not approved and signed by the Director of Transportation prior to map approval and recordation, an additional contingency amount of 20% shall be included in the security amount. F. Securities submitted by a subdivider shall not be reduced to reflect signed plans. Any partial releases of security shall only reflect the percentage of construction work completed. The bond amounts held for improvement design may only be released in conjunction with the first partial bond release for construction. 3.4 Improvements for Subdivisions A. The minimum improvements which a land divider shall install, or enter into an agreement to install, for subdivisions shall be as hereinafter set forth in Schedule "A, "B, "C, and "D". (See Minimum Improvement Schedule) 3.5 Schedule "A" Subdivision A. Any division of land into five (5) or more parcels, where any parcel is less than one acre in net area, shall be defined as a Schedule "A" subdivision. B. The minimum improvements for a Schedule A subdivision for streets, domestic water, fire protection, sewage disposal, fences, and electrical and communications facilities are established within Section 10.5 of County Ordinance No Schedule "B" Subdivision A. Any section of land into five (5) or more parcels, where any parcel is not less than one acre in net area up to 2 acres in gross area, shall be defined as a Schedule "B" subdivision. B. The minimum improvements for a Schedule B subdivision for streets, domestic water, fire protection, sewage disposal, fences, and electrical and communications facilities are established within Section 10.6 of County Ordinance No Schedule "C" Subdivision A. Any division of land into five (5) or more parcels where any parcel is not less than 2 acres in gross area up to 5 acres in gross area. B. The minimum improvements for a Schedule B subdivision for streets, domestic water, fire protection, sewage disposal, fences, and electrical and communications facilities are established within Section 10.7 of County Ordinance No

50 Land Division Dedications and Improvements 3.8 Schedule "D" Subdivision 3.8 Schedule "D" Subdivision A. Any division of land into five (5) or more parcels, where any parcel is not less than 5 acres in gross area up to 20 acres in gross area, shall be defined as a Schedule "D" subdivision. B. The minimum improvements for a Schedule B subdivision for streets, domestic water, fire protection, sewage disposal, fences, and electrical and communications facilities are established within Section 10.8 of County Ordinance No Improvements for Parcel Map Divisions A. The minimum improvements which a land divider shall install, or enter into an agreement to install, for parcel map divisions shall be as hereinafter set forth in Schedules "E, "F, "G, "H" and "I". (See Minimum Improvement Schedule) 3.10 Schedule "E" Parcel Map Division A. Any division of land into two (2) or more parcels in commercial or industrial zones, or a division of land into two or more parcels being processed with a zone change proposing to establish a commercial or industrial zone, regardless of parcel size. B. The minimum improvements for a Schedule B subdivision for streets, domestic water, fire protection, sewage disposal, fences, and electrical and communications facilities are established within Section of County Ordinance No Schedule "F" Parcel Map Division A. Any division of land into four (4) or less parcels, where any parcel is less than one acre in net area, shall be defined as a Schedule "F" parcel map division. B. The minimum improvements for a Schedule B subdivision for streets, domestic water, fire protection, sewage disposal, fences, and electrical and communications facilities are established within Section of County Ordinance No Schedule "G" Parcel Map Division A. Any division of land into four (4) or less parcels, where any parcel is not less than one acre in net area to 2 acres in gross area, shall be defined as a Schedule "G" parcel map division. B. The minimum improvements for a Schedule B subdivision for streets, domestic water, fire protection, sewage disposal, fences, and electrical and communications facilities are established within Section of County Ordinance No

51 Land Division Dedications and Improvements 3.13 Schedule "H" Parcel Map Division 3.13 Schedule "H" Parcel Map Division A. Any division of land into four (4) or less parcels, where all parcels are not less than 2 acres in gross area, but less than 20 acres in gross area, shall be defined as a Schedule "H" parcel map division. B. The minimum improvements for a Schedule B subdivision for streets, domestic water, fire protection, sewage disposal, fences, and electrical and communications facilities are established within Section of County Ordinance No Schedule "I" Parcel Map Division A. Any division of land where all parcels are not less than 20 acres in gross area, shall be defined as a Schedule "I" parcel map division. B. The minimum improvements for a Schedule B subdivision for streets, domestic water, fire protection, sewage disposal, fences, and electrical and communications facilities are established within Section of County Ordinance No

52 Land Division Dedications and Improvements 3.14 Schedule "I" Parcel Map Division This page intentionally left blank. 48

53 Standards of Design 4.1 General Street Design 4. Standards of Design 4.1 General Street Design A. Street design shall be in accordance with Section 3.2 of County Ordinance No B. Street design shall incorporate, to the greatest extent possible, the County General Plan s Circulation Element policies as it relates to: 1. Planned Circulation Systems; 2. Levels of Service; 3. System Design, Construction and Maintenance; 4. Pedestrian Facilities; 5. Transportation System Landscaping; 6. System Access; 7. Property Owner Coordination; 8. System Financing; 9. Common Carriers; 10. Para-Transit Service; 11. Fixed Route Transit Service; 12. Oasis and Transit Centers; 13. Passenger Rail Systems; 14. Local Aviation Facilities; 15. Non-Motorized Transportation; 16. Multi-Purpose Recreational Trails; 17. Bikeways; 18. Acquisition, Maintenance, and Funding of Multi-Purpose Trails; 49

54 Standards of Design 4.1 General Street Design 19. Scenic Corridors; 20. Environmental Considerations; 21. Transit Systems Management; 22. Transportation Demand Management; 23. Air Cargo; 24. Intelligent Transportation Systems (ITS); and, 25. Major Utility Corridors. C. Residential street design shall also incorporate appropriate Standards and Guidelines from Section III (Residential Street Design) and Section IV (Landscape Design Standards) of the Countywide Design Standards and Guidelines for the County of Riverside. D. In accordance with Section 3.2.J of County Ordinance No. 460, the applicant shall indicate on the tentative map whether or not any required off-site alternative access, or other off-site public improvement is shown on the map. Furthermore, a copy of the written assurances from the property owner that are adjacent to the off-site improvement shall be provided to the Planning Department as well. 50

55 Standards of Design 4.2 Private Streets 4.2 Private Streets Private streets do not receive services of public agencies for enforcement of the California Vehicle Code or maintenance. A. Private streets shall be permitted as follows: 1. In condominiums when blended in with the common area. 2. In commercial tracts as an integral part of the parking area. 3. In restricted access (gated) communities. 4. In residential parcel map developments where it is obvious that the proposed private streets will serve very few parcels. 5. As extensions of existing private streets, in which case consideration shall be given to requiring public street standards within an easement to be offered for dedication but not accepted. B. Developers shall provide at their sole expense, all traffic studies, maps, and exhibits required to support a request for installation of traffic control devices along private streets and shall bear all costs to install and maintain the devices. The traffic control devices shall conform to the standards utilized on public highways. C. Private streets may be permitted when it is determined that there is adequate provision for their construction and continued maintenance, that the welfare of the occupants of the development will be adequately served and that it will not be detrimental to the public health, safety and general welfare. D. Private streets, other than interior streets of Planned Residential Developments, shall be required to be offered for dedication to public use. All dedicated private streets shall meet the width requirements set by the Director of Transportation and shall be constructed in accordance with Improvement Standards of Riverside County Ordinance No All offers of dedication shall remain in effect and shall be irrevocable unless abandoned under Sections 8300 et seq. of the State Streets and Highways Code. E. All streets that are permitted to be private, whether offered for dedication or not, may provide for access control by land division design, posting or gating. F. Interior streets of a planned residential development, if not offered for dedication, shall be constructed to minimum widths of 32 feet for non-circulatory interior access and 36 feet for circulatory interior access in accordance with Improvement Standards of County Ordinance No. 461; however, reduced widths may be permitted when either of the following conditions occur: 51

56 Standards of Design 4.2 Private Streets 1. Where the design and topography permit the taking of access only on one side of the street; or, 2. When the design does not permit on-street parking. G. When a special design for a cul-de-sac, length of a street terminating in a cul-de-sac, landscaped median, or any other improvement design is proposed and is not provided for in County Ordinance No. 460 or in the improvement standards of County Ordinance No. 461, the design shall be submitted to the Director of Transportation for approval. H. Concrete rolled curbs in conformance with County Ordinance No. 461, Standard No. 202, may be permitted in place of standard curbs on non-dedicated streets upon the determination of the Director of Transportation that the streets are adequate to handle drainage, and that an adequate maintenance program is provided for in the covenants, conditions and restrictions. I. Sidewalks shall be required to be constructed in conjunction with dedicated or non-dedicated private streets unless it is determined by the approving body to be unnecessary, considering the design of the development. Sidewalk construction shall be in accordance with the Improvement Standards of County Ordinance No. 461 unless otherwise approved by the Director of Transportation. J. Improvement plans, agreements, and bonds shall be required for all dedicated and nondedicated private streets in accordance with the applicable provisions of County Ordinance No

57 Standards of Design 4.3 Street Grades 4.3 Street Grades A. Grades for local streets may not exceed 16% unless approved by both the Transportation and Fire Departments. In areas with an elevation of 5,000 feet or more, street grades shall not exceed 10%, except that grades up to 15% may be approved for distances not to exceed 200 feet. B. Street grades of less than 0.50% may be approved only when engineering design shows that local drainage provisions are adequate and steeper gradients cannot be obtained. The utilization of combinations of steep and minimum grade lines as a means of generating embankment materials for on-site tract grading to the detriment of street maintenance and good engineering design will not be approved. Every effort shall be made to design street grades that will be in conformance with the existing terrain. 4.4 Street Alignment A. Curves of streets with right-of-way width of 60 feet or less shall have a minimum centerline radius of 300 feet in comparatively level locations and shall have a minimum centerline radius of 150 feet in comparatively steep hillside locations. 53

58 Standards of Design 4.5 Intersections - General 4.5 Intersections - General 4.6 Alleys A. All street intersections shall be at right angles, plus or minus 5 degrees, unless otherwise approved by the Director of Transportation. B. Centerline offsets of less than 200 feet shall not be permitted, except that in special design cases offsets of less than 5 feet may be used when approved by the Director of Transportation. C. Curb Returns: 1. A minimum curb return radius of 25 feet shall be provided if both intersecting streets have a right of way width less than an Industrial Collector (78 R/W). 2. A minimum curb return radius of 35 feet shall be provided when one of the intersecting streets is designated as a secondary highway or greater. 3. A minimum curb return radius of 50 feet shall be provided when both intersecting streets are designated as an Industrial Collector (78 R/W) or greater. 4. In hillside areas, the curb return radius may be modified if required because of the topography, as approved by the Transportation Department. D. Corner cutbacks shall be established as provided in County Ordinance No. 461, Standard No E. Frontage road connections providing access on C-1/C-P, C-P-S, M-SC, M-M, M-H and I-P zoned properties to the main highway shall incorporate an intersection design in conformance with County Ordinance No. 461, Standard No F. Median openings or crossovers between opposing lanes of a divided highway shall be located only at approved intersections and at intervals of not less than 660 feet unless otherwise approved by the Director of Transportation. A. Improved alleys not less than 20 feet in width may be approved at the rear of all lots intended for industrial, commercial, and multiple family uses. B. Alley intersections shall have minimum corner cutbacks of 25 feet or shall provide unobstructed sight distance as approved by the Director of Transportation. C. Dead-end alleys shall provide an adequate turnaround. D. Part-width alleys shall not be permitted. 54

59 Standards of Design 4.7 Lots 4.7 Lots A. Residential lot design shall incorporate the appropriate Standards and Guidelines from Section II (Residential) of the Countywide Design Standards and Guidelines for the County of Riverside. B. Numbered lot size shall not be less than the minimum required by the zoning classifications applicable to the subject property, and shall be consistent with the General Plan for Riverside County. C. Numbered corner lots shall be designed to provide a building site equal to that required for interior lots in the same zoning classification. D. When numbered lots 18,000 sq. ft. or less are proposed, the depth of lots shall not exceed 2½ times the width. When lots greater than 18,000 sq. ft. are proposed, the depth shall not exceed 4 times the width. E. When numbered lots are crossed by major public utility easements, each lot shall have a net usable area of not less than 3,600 square feet, exclusive of the utility easement. F. When a numbered lot includes an access strip, the access strip shall not be less than 30 feet in width. In no case shall the length of the access strip exceed 660 feet. When the access portion abuts a dead-end street or cul-de-sac, the combined length of the street and the access strip shall be no more than 1,320 feet in length in a Non-Hazardous Fire Area and 660 feet in a Hazardous Fire Area. G. Side lot lines shall be at approximately right angles or radial to the street centerline, except where terrain or other restrictions make such design impractical. H. Numbered lots less than 2 acres in gross area shall not have double street frontage except in hillside areas where the topography requires, however numbered lots may abut two or more streets provided that the frontage and vehicular access is from only one such street. I. No lot shall be divided by a city, county, school district or other taxing agency boundary line. J. The minimum numbered lot frontage on a knuckle or cul-de-sac street shall be 35 feet measured along the property line unless otherwise specified in the development standards of the zoning classification. K. Numbered lot frontage along curvilinear streets may be measured at the building setback line in accordance with development standards of the zoning classifications. L. Garage door setbacks for all residential zones shall be 20 feet for roll up doors, measured from the street right of way to the face of garage. If conventional swing out doors are used an additional four feet (4 ) will be required. Side entry garages shall comply with minimum building setback requirements. 55

60 Standards of Design 4.8 Required Access 4.8 Required Access A. No land division map shall be recorded unless public access is provided from each parcel of the land division to a city, county, county service area, community service district, state or federal road that is maintained for public use. Public access to a road maintained by a property owner's association may be allowed if the Board determines that there is no other feasible means of guaranteeing maintenance of the road for public use, and if the association has the unqualified right to maintain the road pursuant to recorded conditions, covenants and restrictions that require the association to maintain the road and such requirement cannot be amended or terminated without the consent of the County of Riverside. B. The requirement for public access may be waived under the following circumstances. 1. If a parcel map creates 4 or less parcels and public access over intervening lands cannot be offered for dedications, an appurtenant private easement for ingress, egress, roadway, and public utility purposes may be approved, provided: a) The land to be divided is not zoned for commercial, industrial, or multiple-residential use; b) No parcel under one acre in size is created unless only two additional parcels are being created; c) If no improvements are required, the private easement is not less than 20 feet in width, and is duly recorded, is perpetual in duration, and is not subject to liens and encumbrances that might impair or defeat its purpose. If improvements are required, a minimum of 40 feet is required. d) The access easement owned by the land divider is not an exclusive easement or specifically written to prohibit further division of the land. 2. If a subdivision map has been previously recorded that permitted private streets without the requirement of offering the streets for dedications, a private road easement may be approved provided said easement grants the new lots unrestricted access rights to the existing private streets. C. Public access is not required if each parcel created is 40 acres or more or is a quarter of a quarter section. 56

61 Standards of Design 4.9 Flood Control and Drainage Design 4.9 Flood Control and Drainage Design In order to provide for public health and safety and facilitate orderly development within the County of Riverside, the Board of Supervisors of Riverside County (the "Board of Supervisors") has adopted the Riverside County General Plan. This Plan includes a "Land Use" element, a "Multi-Purpose Open Space" element, and a "Safety" element. Drainage design for development proposals shall implement General Plan objectives. A. Overview The applicant and County s approach to the project drainage design will be required to: 1. Assure that the design approach meets General Plan objectives 2. Acknowledge regional/community impacts 3. Address local offsite impacts 4. Assure onsite facilities meet appropriate agency design standards B. Procedure The Transportation Department, the designated Flood Control Agency, or both shall review all drainage issues related to the development. 1. For tentative cases, the applicant shall submit all documents and technical backup related to drainage to the Planning Director along with the land use application package AND, within the jurisdiction of the Riverside County Flood Control & Water Conservation District (the Flood Control District ), directly to the Flood Control District. 2. Projects with significant drainage related issues might require supplemental site-specific studies in support of the tentative development proposal. This will require a separate deposit-based fee to the Flood Control District for review per County Ordinance No The level of detail in this study would be proof-of-concept. 3. After receipt of an acceptable tentative map, the Flood Control Engineer will write a flood hazard report and recommend conditions of approval for the development. The goal of the tentative review process is to identify project constraints early in the process to ensure that the final project will not change substantially after approval by the Board of Supervisors. 4. Final design Hydrologic and Hydraulic calculations shall be submitted for approval to the Director of Transportation AND the Flood Control Agency having jurisdiction (including back-up calculations related to flood hazard delineation, final map, Environmental Constraint sheets, and Improvement Plans). 57

62 Standards of Design 4.9 Flood Control and Drainage Design The Flood Control Agency shall review hydrologic and hydraulic calculations for the design of all flood control facilities associated with the development. The Transportation Department may review calculations for road culverts and bridge crossings. Improvement plans for the flood control facilities shall be approved by the Director of Transportation and/or the appropriate Flood Control Agency. C. General Project Design Guidance The guidance contained in this section is based on policies and standards of the Riverside County Flood Control and Water Conservation District. Any project that is not under the jurisdiction of the Flood Control District should contact the appropriate Flood Control Agency for guidance on development to their standards. 1. Review General Plan Objectives: All sites shall be designed to follow the Countywide Design Standards and Guidelines as well as any goals listed for the applicable Area Plan. General Plan objectives regarding watercourses and floodplains shall be considered at the early planning stages of a development. For instance, the Multipurpose Open Space Element of the General Plan states The intent of the County along floodplains and riparian areas is to sustain living riparian habitats to the maximum extent possible. This is articulated in Policies contained in Sections 2, 3, 4 and, particularly in OS 5.1 through 5.7. (These latter policies refer to channelization along floodways, floodplains, and riparian areas.) 2. Master Plan of Drainage Requirements Regional issues are often an important consideration in the design of a development. Portions of the County fall within Board of Supervisors-adopted Master Drainage Plans (MDPs) where regional backbone facilities have been planned. A development may be responsible for building onsite portions of the MDP, and sometimes, offsite segments to collect tributary flows or to provide an outlet for the site. Development proposals in areas without MDPs shall consider the regional implications of the project. Situations arise where land development proposals require substantial offsite drainage infrastructure to service the proposed density. To provide for orderly development, the Flood Control District must ensure that development proposals are coordinated with nearby development cases, do not adversely impact downstream property and infrastructure, and don t unreasonably hinder the ability of upstream properties to develop. In these cases, the County will require preparation of a Master Drainage Plan (MDP) to the satisfaction of the Director of Planning and the General Manager-Chief Engineer of the Flood Control District prior to scheduling of a hearing before the Planning Commission or Board of Supervisors. a) An appropriate Scope shall be established prior to commencing work on an MDP: 1) The Flood Control District will assist the applicant in determining the Engineering Objectives of the project. This will include setting the limits of the study area and 58

63 Standards of Design 4.9 Flood Control and Drainage Design determining the level of detail that will be required in any accompanying hydraulic and hydrologic studies. 2) The applicant shall also coordinate with the Planning Department to ensure that the project will meet Planning Objectives. This will consist of verifying that the extent and nature of the proposed MDP facilities conform to the "Land Use," "Circulation," and "Multi-Purpose Open Space" objectives set forth in the Riverside County Integrated Plan (RCIP). 3) The Applicant shall prepare a written document combining the Engineering Objectives and Planning Objectives of the project that shall be known as the Scope. 4) The Flood Control District, County Transportation, County Planning, and any other appropriate County Departments will review and issue comments on the project Scope to ensure that Public Health and Safety and other RCIP goals are adequately addressed in the MDP. b) When an MDP is required, the following milestones shall be accomplished to the satisfaction of the Planning Director and the Flood Control District prior to the scheduling of public hearings for any related development proposals: 1) Technical engineering endorsement of the proposed MDP by the Flood Control District and County Transportation Department, if appropriate. 2) Endorsement of the proposed MDP as being in conformance with the RCIP by the Planning Department. 3) Endorsement, as per Section 3.2.J of County Ordinance No. 460, of the proposed MDP by all property owners affected by the plan (including nondeveloper owned parcels). "Affected by the plan" is defined as all properties, outside of those previously offered/dedicated public rights-of-way, upon which any element of the proposed MDP are to be located. Alternatively, the Applicant may ask that the Flood Control District bring the MDP to the Board of Supervisors for approval after a public hearing. 4) Inclusion of all the MDP facilities required to be constructed by the Project into an appropriate supporting environmental document. 3. Large Lot Tract Subdivision, Design Approach: When lots sizes are 1-acre or larger, lotting and street pattern shall be designed to minimize drainage infrastructure requirements. Streets and pads shall be located away from, and parallel to, watercourses to minimize the number of road and driveway culverts. Publicly maintained facilities serving small numbers of lots shall be avoided. Private storm drains are not acceptable. 59

64 Standards of Design 4.9 Flood Control and Drainage Design 4. Respect Natural Drainage Patterns: The development s grading plan shall be designed in a manner that perpetuates the site s existing natural drainage patterns with respect to tributary drainage areas, outlet points and outlet conditions. When adjacent properties are developing simultaneously, the grading plan must be coordinated with the development of adjacent properties to ensure that watercourses remain unobstructed and storm waters are not diverted from one watershed to another. The Flood Control District will not sanction concentrations or diversions of flows. Any development plan proposing to change flow conditions leaving the property shall submit a letter of permission to the Flood Control District for the change from all affected property owners at the tentative review stage. A drainage easement shall be recorded and a copy of the easement shall be submitted to the Flood Control District for review during the improvement plan check stage. 5. Water Quality Requirements: Developments shall implement Best Management Practices (BMPs) to mitigate their impacts to water quality. a) County WQMP: The Santa Ana Region and San Diego Region Regional Water Quality Control Boards have adopted Board Orders R and R , respectively, in compliance with the federal National Pollutant Discharge Elimination System (NPDES) Municipal Separate Storm Sewer System (MS4) Clean Water Act requirements. These Board Orders regulate the discharge of pollutants from the County's MS4, and require the County to implement measures to mitigate the water quality impacts of new developments within its jurisdiction. In compliance with these Board Orders and beginning January 1, 2005, projects submitted within the western region of the unincorporated area of Riverside County for discretionary approval will be required to comply with the Water Quality Management Plan for Urban Runoff (WQMP). The WQMP addresses post-development water quality impacts from new development and redevelopment projects. The WQMP requirements will vary depending on the project s geographic location (Santa Ana, Santa Margarita or Whitewater River watersheds). The WQMP provides detailed guidelines and templates to assist the developer in completing the necessary studies. These documents are available on-line at: complete.pdf Template Exhibit A-Word Format.doc b) Project Specific WQMP: To comply with the WQMP a developer must submit a Project Specific WQMP. This report is intended to a) identify potential post-project pollutants and hydrologic impacts associated with the development; b) identify proposed mitigation measures (BMPs) for identified impacts including site design, source control and treatment control post-development BMPs; and c) identify sustainable funding and maintenance mechanisms for the aforementioned BMPs. A template for this report is included as exhibit A in the WQMP. The Flood Control 60

65 Standards of Design 4.9 Flood Control and Drainage Design District prior to issuance of building or grading permits must approve a final Project Specific WQMP. Projects requiring Project Specific WQMPs will also need to include a PRELIMINARY Project Specific WQMP along with the land-use application package. The format of the PRELIMINARY report must mimic the format/template of the final report but could be at a lesser level of detail. For example, points a, b & c above must be covered, rough calculations supporting BMP sizing must be included, and footprint/locations for the BMPs must be identified on the tentative exhibit. Detailed drawings will not be required. 6. Increased Runoff Requirements: Schedule A, B, and E land divisions and most commercial land use proposals will cause the amount of runoff leaving a site to increase. According to the Riverside County Water Quality Management Plan Section 4.4, increased runoff is presumed to create a hydrologic condition of concern which must be mitigated unless one of the following is true: runoff from the project directly enters a publicly owned, operated and maintained MS4, the project disturbs an area less than one acre, or the applicant provides information sufficient to demonstrate that the project will not have adverse impacts to downstream habitat, cause erosion or cause sedimentation. If increased runoff mitigation is required, the entire area of proposed development shall be graded to drain through a detention facility(ies) such as an increased runoff basin. The facility(ies) shall be shown on the exhibit and calculations supporting the facility size shall be submitted to the Flood Control District for review. 7. State and Federal Regulatory Constraints: When a portion of the proposed project may affect "waters of the United States", "wetlands" or "jurisdictional streambeds", regulatory constraints must be considered. A copy of appropriate correspondence and necessary permits, or correspondence showing the project to be exempt, from those government agencies from which approval is required by Federal or State law (such as Corps of Engineers 404 permit or Department of Fish and Game 1603 agreement) shall be provided to the Flood Control District prior to the recordation of the final map. All Regulatory Permits and any attachments (such as Habitat Mitigation and Monitoring Plans, Conservation Plans/Easements) to be secured by the Developer shall be submitted to the Flood Control District for review. The Flood Control District prior to improvement plan approval, map recordation, or finalization of the Regulatory Permits shall approve the terms of the Regulatory Permits. There shall be no unreasonable constraint upon the Flood Control District s ability to operate and maintain the flood control facility to protect public health and safety. 8. FEMA Regulatory Issues: The Flood Control District does not sanction development within a Federal Emergency Management Agency (FEMA) mapped zone A or AO floodplain unless the Flood hazard can be mitigated. (Note: Properties located within FEMA mapped Zone AO floodplains are subject to flooding from an alluvial fan. These properties cannot be removed from the floodplain with fill through a CLOMR-F/LOMR-F.) 61

66 Standards of Design 4.9 Flood Control and Drainage Design a) Schedule A, B, and usually E, land divisions will be required to revise the FEMA map to eliminate the flood hazard from the property. The developer shall be responsible for preparing all necessary calculations and paying all fees associated with revising the FEMA Flood Insurance Rate Map. A complete flood study shall be submitted to the Flood Control District consisting of HEC-2/HEC-RAS calculations, cross sections, maps, and any other necessary data. Once calculations are satisfactory to the Flood Control District, the package will be sent to FEMA to review. Grading cannot begin until FEMA issues a Conditional Letter of Map Revision (CLOMR) and the floodplain will not be officially removed until FEMA issues a final Letter of Map Revision (LOMR). Payment of all Flood Control District fees and deposits for processing the FEMA submittals shall be made directly to the Flood Control District. Fees for processing FEMA submittals shall be in addition to regular Flood Control District plan check fees. b) Schedule C, D, F, G, H, and I, land divisions will not be approved unless each lot has a suitable building site outside of the 100-year floodplain. D. Maintenance Requirements 1. Storm Drain and Channel Maintenance: Either the County Transportation Department or the Flood Control District must perform inspection and maintenance of flood control facilities to be constructed with the development. Generally, storm drains with 36 diameters or larger are maintained by the Flood Control District, and smaller storm drains are maintained by the Transportation Department. Maintenance responsibilities are defined in the Memorandum of Understanding between Riverside County and the Flood Control District. 2. Greenbelt Channel Maintenance: Greenbelt Channels are flood control facilities that incorporate aesthetic, recreation or habitat/conservation features. They may or may not require revetment of side-slopes and channel bottom. The amenities are for the benefit of the development and often generate high maintenance costs. It is the applicant s responsibility to identify a public agency capable of providing for the maintenance of the amenities as well as indemnification to the District for any proposed recreational use. HOAs or POAs are not acceptable. Exceptions are limited to large planned communities with commercial uses of the conveyance area (e.g. golf courses & lakes). If the Flood Control District is willing to accept the facility for maintenance, it will only maintain lines and grades and the structural aspects of the project. 3. Water Quality Feature Maintenance: A development s treatment control BMP facilities will require maintenance by a public agency or property owner s association. To ensure that the public is not unduly burdened with future costs, prior to final approval or recordation of any case, the Flood Control District will require an acceptable financial mechanism be implemented to provide for maintenance of treatment control BMPs in perpetuity. This may consist of a mechanism to assess individual benefiting property owners, or other means approved by the Flood Control District. The site s treatment control BMPs must be shown on the project s improvement plans - either the street plans, grading plans, or landscaping plans. The type of improvement plans that will 62

67 Standards of Design 4.9 Flood Control and Drainage Design show the BMPs will depend on the selected maintenance entity. The County prefers that Treatment Control BMPs be maintained by a Landscaping & Lighting Maintenance District (L&LMD) rather than an HOA or POA. Developments adjacent to an existing L&LMD zone would be annexed into that L&LMD zone. If there is not an existing zone in place, a new zone may be formed, even for small developments. Facilities located within road right-of-way may be maintained by an L&LMD. Homeowners Associations may not perform landscape maintenance in road right-of-way. E. Design Criteria The information in this section provides guidance on design standards to assist applicants with the standard of practice for drainage design for development in Riverside County. It is not intended to be all-inclusive. 1. Roadway Drainage a) Facilities for the control of tract drainage and floodwaters in Schedule "A, "B, "C, "D, "E, "F", and "G" land divisions are established as follows: 1) The minimum design for facilities that control drainage water generated within a land division or floodwater flowing into or crossing a land division shall be based on a storm having a frequency of once in 100 years. 2) The use of streets for flood control and drainage purposes may be prohibited by the Director of Transportation if the use thereof is not in the interest of the public health, safety, and welfare. 3) When the Director of Transportation permits the use of streets for flood control and drainage purposes, the 10-year frequency design discharge shall be contained between the tops of curbs or asphalt concrete dikes, and the 100-year frequency design discharge shall be contained within the street right-of-way. If either of these conditions is exceeded, additional flood control facilities shall be provided. b) In land divisions where lot grading is not proposed, the following criteria are established: 1) Where land division streets on sustained gradients cross natural drainage courses, adequate culverts shall be provided to accommodate the 100-year storm with maximum ponding to an elevation 2 feet below the road centerline profile grade, provided this does not divert ponded water into another drainage area. 2) Runoff in natural drainage courses exceeding the 10-year storm may be permitted to overtop the roadway in dip sections where, in the judgment of the Director of Transportation, topography, soil conditions, adjacent development and available all-weather routes indicate its feasibility. If a dip section is permitted, the roadway embankment slopes shall be adequately protected. 63

68 Standards of Design 4.9 Flood Control and Drainage Design 3) Culverts shall be sized to prevent the 10-year storm from overtopping the roadway (minimum 18 diameter) and shall be provided in dip sections unless otherwise approved by the Director of Transportation. The Director of Transportation may approve smaller culverts. 4) Where streets cross improved channels, the appropriate Flood Control Agency and the Director of Transportation shall provide culverts with adequate size to permit passage of the channel design flow or such other type of crossing as approved. 5) Asphalt concrete for lining of channels shall not be permitted. 6) When a land division substantially changes, concentrates or increases the natural flow of surface water onto adjacent property, facilities shall be required to direct the water to an adequate outlet, or the land divider shall obtain a recordable easement or written agreement for drainage purposes across the affected property. 2. Design Standards for Water Quality Features: Water Quality features can be designed with the Flood Control District s Stormwater Quality Best Management Practice Design Handbook. This handbook can be found at the following website: _draft7a_.pdf Additional design standards can be expected to arise as the County gains experience in this area. Contact the Development Review Section at the Flood Control District for upto-date information. The County encourages the use of landscaping features for water quality treatment. The County also encourages the use of regional water quality facilities, however not all areas are suitable for regional facilities. Site runoff cannot join any watercourse or waterbody that has been defined as receiving waters unless it meets the water quality standards assigned to that receiving water. 3. Greenbelt Channel Design Criteria: The applicant has three options when considering greenbelt or other soft flood control channel designs: a) Avoidance. The floodplain shall be mapped onto an environmental constraint sheet to accompany the final map and kept free of any obstructions including fill slopes. b) Armored Side slopes. If the applicant proposes to encroach into the floodplain with fill and flows are erosive (i.e. greater than 6 fps) then revetment for the side slopes shall be proposed and 15-foot maintenance roads shall be shown on both sides of the conveyance area. Where soft bottoms and revetted side slopes are proposed, provisions for maintenance of the buried portion of the revetment shall be 64

69 Standards of Design 4.9 Flood Control and Drainage Design incorporated into the channel design and also into any required environmental mitigation/conservation plan. The channel design shall be developed using hydraulic runs that consider both the maximum depth and the maximum velocity. The following criteria shall be used for selecting Manning s n value, unless substantiation for other values is submitted: When determining the maximum depth: for vegetated/habitat low flow channel n = 0.10, for non-mowed channel outside of low-flow section n = 0.04, for mowed nonirrigated channel outside of low-flow section n = When determining the maximum velocity: for vegetated/habitat low flow channel n = 0.10, for the rest of the channel n = c) Earthen Channel. If the applicant proposes to encroach into the floodplain and flows are non-erosive (i.e. less than 6 fps), then the side slopes may be non-revetted, if they are to be landscaped, but shall be no steeper than 4H to 1V. Also, 15-foot maintenance roads shall be provided on both sides of the conveyance area. The Manning s n values given above shall be used to show that these flows are nonerosive, and to determine the maximum depth of water. 4. Underground Conduit Design Criteria: Underground conduits shall be located within road right-of-way unless it is infeasible to do so. Proposed street patterns must take this objective into consideration. Minimum Slope (longitudinal): ft/ft. (For Cast-in-Place Pipe Minimum Slope=0.005 ft/ft). Reinforced Concrete Box Culvert Geometry: Where there is the potential for debris/sediment in the system, the minimum height shall be 7 feet to allow for use of mechanical equipment to perform maintenance. Where sedimentation is unlikely, 4-foot height is acceptable (e.g., built-out watershed or facilities below sediment catchment facilities). 5. Interceptor Ditch Design Criteria: The criteria for maintenance access of terrace/interceptor ditches is as follows: flows between 1-5 cfs shall have a 5-foot wide access road, flows between 6-10 cfs shall be a minimum 6-foot rectangular channel. Terrace/interceptor ditches are unacceptable for flows greater than 10 cfs. Flows greater than 10 cfs shall be brought to the street or other appropriate drainage facility. 6. Increased Runoff Basin Design Criteria: Basin Design Criteria Storms to be studied will include the 24-hour duration event for the 2-year and 10-year return frequencies. Detention basin(s) and outlet(s) sizing will ensure that neither of these storm events has a higher peak discharge in the post-development condition than in the pre-development condition. For the 2-year event the loss rate will be determined using an AMC (Antecedent Moisture Condition) I condition. For the 10-year event, AMC II will be used. A variable loss rate shall be used for the 24-hour event. Low Loss rates will be determined using the following: a) Undeveloped Condition --> LOW LOSS = 90% 65

70 Standards of Design 4.9 Flood Control and Drainage Design b) Developed Condition --> LOW LOSS =.9 - (0.8 x % IMPERVIOUS) c) Basin Site --> LOW LOSS = 10% Where possible and feasible the on-site flows should be mitigated before combining with off-site flows to minimize the size of the detention facility required. If it is necessary to combine off-site and on-site flows into a detention facility two separate conditions should be evaluated for each duration/return period/before-after development combination studied; the first for the total tributary area (off-site plus on-site), and the second for the area to be developed alone (on-site). It must be clearly demonstrated that there is no increase in peak flow rates under either condition (total tributary area or on-site alone), for each of the return period/duration combinations required to be evaluated. A single plot showing the pre-developed, post-developed and routed hydrographs for each storm considered, shall be included with the submittal of the hydrology study. No outlet pipe(s) will be less than 18" in diameter. Where necessary, an orifice plate may be used to restrict outflow rates. Appropriate trash racks shall be provided for all outlets less than 48" in diameter. All facilities must have positive drainage; dead storage basins shall not be acceptable. The basin(s) and outlet structure(s) must be capable of passing the 100-year storm without damage to the facility. Embankment shall be avoided in all cases unless site constraints or topography make embankment unavoidable in the judgment of the General Manager-Chief Engineer. Mitigation basins should be designed for joint use and be incorporated into open space or park areas. Side slopes should be no steeper than 4:1 and depths should be minimized where public access is uncontrolled. A viable maintenance mechanism, acceptable to both the County and the Flood Control District, should be provided for detention facilities. Generally, this would mean a CSA, L&LMD, parks agency or commercial property owners association. Residential homeowners associations are discouraged. *** Preliminary sizing may be based on the difference in runoff hydrograph volume between the "developed" condition and the "pre-developed" condition for the 24-hour duration event for the 10-year return frequency. Final design of the basin, including a complete hydrology study will not be required until the improvement plan stage of this development. The project may need modifications at the plan check stage in order to comply with the increased runoff criteria. 66

71 Standards of Design 4.10 Electrical and Communications Installation Requirements 4.10 Electrical and Communications Installation Requirements A. Requirements for Electrical and Communications installation shall comply with Section 13.1 of County Ordinance No B. A waiver may be granted for a land division or any portion thereof where it is determined that, due to severe soil or topographical problems in the greater portion of the land, underground installation would be unreasonably costly and the use of overhead lines would not be detrimental to other property in the vicinity. Application shall be made in writing by the land divider at the filing of the tentative map, stating fully the facts and grounds upon which the waiver is sought. C. When arrangements are made with the serving agency, a letter stating that arrangements have been made for underground facilities and such other comments the agency may have regarding easements, utility locations, and other pertinent matters must be submitted by the agency to the Director of Transportation. 67

72 Standards of Design 4.11 Landscaping 4.11 Landscaping A. Street Trees 1. The planting of street trees in connection with the development of new land divisions is desirable and shall be required as a condition of approval in Schedule "A," "B," "C," D, E, "F," and "G" land divisions unless otherwise exempted. In Schedule "E" parcel maps, the planting of trees shall be deferred to the plot plan stage. 2. All land divisions governed by this section shall be required to have planted a minimum of one street tree per parcel frontage prior to final building inspection based on the following standards: a) Trees shall be chosen from Land Use County Ordinance No. 348, Article XIXf, Water Efficient Landscape Requirements, and the Riverside County Guide to Trees, Shrubs and Ground Covers. Each choice should reflect consideration of the geographic zone involved. b) Trees shall be located such that at 15 years of age that the crown will not encroach across property lines or into street rights-of-way. Trees may be planted no more than five feet from the road right-of-way. c) Trees shall be located a minimum of ten feet from driveways. d) Trees shall be spaced at approximately 60-foot intervals or a minimum of one tree per lot frontage. e) For corner lots, street trees shall be required on both street frontages, provided such planting does not interfere with site distances and setbacks. f) Street trees shall not be required along street frontages where noise attenuation walls exist or will be required. g) All street trees shall be staked. Tree stakes shall be 1½ to 2 inches in diameter, 8 feet in length, and driven into the hole before tree is planted on the side from which the prevailing winds come. The tree shall be secured to the stake in two or three places with plastic, cloth or rubber ties. h) Exceptions to street tree planting may be permitted in cul-de-sacs and on those lots where proper spacing is not possible. Requests for exception shall be made to the Planning Director. i) Root barriers must be installed between street trees and sidewalk and/or curb. B. Security and Agreements 68

73 Standards of Design 4.11 Landscaping 1. Prior to the issuance of building or grading permits, the land divider shall enter into an agreement with the Transportation Department for the planting of the trees and for the guarantee and warranty of the work for a period of one year following the acceptance of all improvements as against any defective work or labor done, or defective materials furnished. 2. Acceptable forms of security shall be the same as those enumerated in Section 17.1 of County Ordinance No The agreement and the security shall be executed only upon forms and terms approved by the Board, and shall be checked by the Director of Transportation. The amount of the security shall be $ for each tree required. 3. The security shall be released at the time when the one-year warranty period has ended. C. Exemptions 1. Any person who is required to plant street trees may request exemption from the requirement. The request for the exemption shall be made to the Director of Transportation on the forms provided by the Transportation Department with other such agency clearances as may be required. 2. Any person may be exempted from the requirement to plant street trees if any of the following conditions are found to exist: a) Tree planting is impractical due to unsatisfactory soil, rock, grade, or other topographical conditions that cannot readily be corrected. b) A satisfactory water supply is not available. c) Tree planting will create conditions hazardous to traffic. d) The street is likely to be widened within a reasonable time and trees cannot now be set in their proper relationship to the ultimate right-of-way. e) Trees are already planted in the substantially correct location. 3. Any request for exemption shall be reviewed by the Director of Transportation and be transmitted for review to the Planning Department. The decision on any request for an exemption under this section shall be made prior to the issuance of any building or grading permits. D. Enforcement 1. The Transportation Department shall be responsible for the enforcement of the street tree planting requirements under Section J of County Ordinance No. 460 and Section 4.11 A. of the Development Manual. E. Residential Landscaping Design Standards 69

74 Standards of Design 4.11 Landscaping 1. Residential subdivisions, as identified in the Applicability section of the Countywide Design Standards and Guidelines shall provide for Neighborhood Entry Statements, Corner Cutbacks or Cutoffs, Landscaped Medians, Reverse Frontage Treatments, and Yard Landscaping requirements, as described in the Countywide Design Standards and Guidelines. 2. Residential subdivisions will require a Conceptual Landscape Design submittal for a Model Home. Said submittal will provide the required elements on the Conceptual Landscape Plans as set forth in Riverside County Landscape Design Guidelines. Appropriate plantings for either Region A or B, as identified in the Guidelines, shall be selected. The Guidelines also provide listing of plants that are Moderate, Low and Very Low water use for each Region. 3. Residential subdivisions will be conditioned for the submittal of a more detailed landscape design plan, in accordance with the Riverside County Landscape Design Guidelines, prior to the issuance of residential building permits. The plan shall include: a Planting Plan, Hydrozone Plan; Irrigation Plan; Grading Plan; Shading Plan; Sections, Details and Maintenance; and, Water Budget Calculations. The plan shall provide for typical front yard landscaping, any neighborhood entry statements, corner cutbacks, landscaped medians or reverse frontage treatments, as well as any proposed improved open space areas. Commercial and Industrial Landscaping Design Standards A. Commercial and Industrial projects will require a Conceptual Landscape Design submittal. Said submittal will provide the required elements on the Conceptual Landscape Plans as set forth in Riverside County Landscape Design Guidelines. Appropriate plantings for either Region A or B, as identified in the Guidelines, shall be selected. The Guidelines also provide listing of plants that are Moderate, Low and Very Low water use for each Region. B. Commercial and Industrial development will be conditioned for the submittal of a more detailed landscape design plan, in accordance with the Riverside County Landscape Design Guidelines, prior to the issuance of building permits. The plan shall include: a Planting Plan, Hydrozone Plan; Irrigation Plan; Grading Plan; Shading Plan; Sections, Details and Maintenance; and, Water Budget Calculations. 70

75 Standards of Design 4.12 Fire Protection 4.12 Fire Protection A. Developers shall obtain consultant assistance in the development of the fuel modification zones as the varied vegetation and terrain will not allow one set of requirements will match all ecosystems found within the Hazardous Fire Area of the County. B. Fuel modification areas for fire protection may contain the following: 1. Minimum setbacks from natural vegetation for any combustible construction subject to ignition from direct flame impingement. 2. Fire resistive construction used in development facing the fuel modified areas. 3. Analysis of natural vegetation, anticipated re-growth into fuel modified areas and potential flame lengths. 4. Fuel modified and fuel reduction zones. 5. Methods of maintenance and access to fuel modified zones. 6. Compatibility of new plantings and the natural vegetation in accordance with the Habitat Evaluation and Acquisition Negotiation Strategy (HANS). 7. Compatibility with the Western Riverside County Multi-Species Habitat Conservation Plan (WRCMSHCP) for Riverside County. C. Such areas for fuel modification for fire protection shall also be reviewed and approved by the Environmental Programs Department for the appropriate Multi-Species Habitat Conservation Plan Area. Fuel modifications shall not occur within dedicated conservation areas. D. Multi-family, commercial and industrial buildings in any zone where any structure more than two stories or greater than 30 feet additional design features for fire protection are required. Such design elements require elevation and interior diagrams to evaluate for further fire protection features. E. Land Divisions shall provide for secondary or alternate access through any phasing prior to final occupancy of any improvements. F. Land Divisions in Schedules C, D, H, and I, that allow for individual single-family development shall show fire protection features at building sites are greater than 150 feet from public access such as the following: 1. Turnarounds for fire apparatus. 2. Describe roadway and driveway surface, width and gradients. 71

76 Standards of Design 4.13 Environmental Health 3. Fire protection water supplies. 4. Fuel modification zones Environmental Health A. For detailed information regarding development standards for solid waste collection, separation of water and sewer lines, the users of this Development Manual are directed to the local water and sewage agencies Trails/Parks/Paseos A. Developers shall provide schematics for local, neighborhood, and community parks. The schematics shall identify proposed park design and access, park elements and features, signage, construction materials, construction schedule, and the entity that will provide longterm maintenance of the facility. B. Developers shall identify the location of trails, easement and trail widths, links to offsite trails, signage, construction materials, construction schedule, and the entity that will be responsible for long-term maintenance of the trails and signage. 72

77 Standards of Design 4.15 Geographically Based Design Standards 4.15 Geographically Based Design Standards A. Whenever a division of land is proposed within an area that is subject to wind erosion, as defined in Section 15.1, the division shall comply with the requirements of Article 15 of County Ordinance No B. Whenever a division of land is proposed within an area that lies partly or wholly within 600 feet of a surface mining operation permitted pursuant to County Ordinance No. 555, (Surface Mining and Reclamation Act) the division shall comply with the requirements of Article 16 of County Ordinance No C. Whenever a division of land is proposed within the boundaries (Zones A or B) defined in County Ordinance No 655. (Regulating Light Pollution), the tentative map shall be designed to comply with the requirements set forth in said Ordinance. D. Whenever a division of land is proposed within the boundaries of a Redevelopment Area, the tentative map shall be transmitted to the County Economic Development Agency s Redevelopment Division for review and comment. Compliance with said comments, recommendations, and conditions shall be required to ensure conformity to the requirements set forth for the applicable Redevelopment Area. E. Whenever a division of land is proposed within the boundaries of an Airport Influence Area, or as otherwise determined the County Economic Development Agency s Aviation Division, the tentative map shall be transmitted to EDA for review and comment. Compliance with said comments, recommendations and conditions shall be required to ensure conformity to the requirements set forth for the applicable Airport Influence Area. If it is determined necessary, the land divider will be required to make application submittal to the County Airport Land Use Commission (ALUC). Completion of the ALUC process shall be required prior to scheduling the tentative map for public hearing. F. Whenever a division of land is proposed within the boundaries of: 1. The Riverside Transit Agency (RTA), the tentative map design shall incorporate the Bus Transit Planning guidelines as described in the RTA s Design Guidelines for Bus Transit, to the greatest extent possible. Additionally, the tentative map shall be transmitted to the RTA for review and comment. Compliance, as determined by the County, with said comments, recommendations and conditions shall be required to ensure consistency with said Guidelines and assure compliance with applicable County General Plan policies; or, 2. The SunLine Transit Agency, the tentative map shall be transmitted to the Agency for review and comment. Compliance, as determined by the County, with said comments, recommendations and conditions shall be required to assure compliance with applicable County General Plan policies. 73

78 Standards of Design 4.15 Geographically Based Design Standards G. Whenever a division of land is proposed within the boundaries of the Coachella Valley Fringe-toed Lizard Fee Assessment Area, the tentative map shall comply with Section of County Ordinance No H. Whenever a division of land is proposed within the boundaries of an adopted Area Drainage Plan, the tentative map shall comply with Section of County Ordinance No I. Whenever a division of land is proposed within the boundaries of an Area of Benefit for an adopted Road and Bridge Benefit District, the tentative map shall comply with Section of County Ordinance No J. Whenever a division of land for residential use is proposed within the boundaries of a public agency designated to receive dedications and fees for Park and Recreation purposes, the tentative map shall comply with Section of County Ordinance No K. Whenever a division of land is proposed for property that is subject to Contract pursuant to the California Land Conservation Act (Williamson Act), the tentative map shall comply with of County Ordinance No

79 Final Maps and Parcel Maps 5.1 General 5. Final Maps and Parcel Maps 5.1 General After the approval or conditional approval of the tentative map and prior to the expiration of such map, the subdivider may cause the real property included within the map, or any part thereof, to be surveyed and a final map or parcel map thereof prepared in accordance with Article 9 of Riverside County Ordinance No Procedures A. Surveying and Mapping 1. The subdivider shall cause the proposed subdivision to be accurately surveyed and mapped in accordance with the State Subdivision Map Act, the Land Surveyor's Act (Section 8700 et seq. of the Business and Profession Code), County Ordinance No. 460 (Subdivisions), County Ordinance No. 348 (Zoning), the approved tentative map and conditions of approval thereof, the County Transportation Department s Manual for the Preparation and Checking of Maps, and this Development Manual. No final map may be compiled from record data, except as allowed by Section 9.6 of County Ordinance No A final tract or parcel map may be divided and recorded in phases (units) in compliance with a phasing proposal approved by Planning Commission or the Planning Director, provided it complies with the following provisions: a) Those amenities and improvements to be provided for the benefit and enjoyment of the future occupants of the entire subdivision shall be provided in the first phase (unit), unless otherwise approved by the Planning Director. b) Any incremental recordation shall provide for all of the amenities and improvements necessary for that phase (unit) so that it is not dependent on an unrecorded portion of the tentative map. c) Any incremental recordation of a portion of the area of a tentative map shall be in compliance with the provisions of an applicable discretionary land use entitlement when the approval of the tentative map was based on the approval of such entitlement. d) The portion of the tentative map not included in a phase (unit) for recordation shall be sufficient as to size, shape, topography and access so that it may be further subdivided in compliance with the requirements of the applicable zoning regulations, and such incremental recordation will not result in the omission of the installation of improvements normally required as a condition of approval of the tentative tract map. 75

80 Final Maps and Parcel Maps 5.2 Procedures e) Such phasing (unitization) recordation will not create any unnecessary conditions or situations that will be incompatible with existing and possible future uses of adjacent properties. f) When a tentative map is recorded in phases (units), the map number used for the tentative map shall be used to record the final phase (unit). g) The distinctive border of any final tract or parcel map shall be tied to the overall boundary in at least two places, preferably on opposite sides of the map, as approved by the County Surveyor. 3. The County Surveyor may waive the boundary plat if sufficient survey information is of record. 4. Whenever the County Surveyor has established the centerline of a street, that data shall be considered in making the surveys and in preparing the final map or parcel 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. The final map or parcel map shall show City and County boundaries adjoining the division of land. B. Final Tract or Parcel Map Submittal and Preliminary Review (Prints) 1. The subdivider shall submit to the County Surveyor a sufficient number of prints of the map, as specified by the County Surveyor, for distribution to all interested County agencies, departments, and divisions for their preliminary review and comments. The final map shall be accompanied by the map checking fee as set forth in County Ordinance No The subdivider shall also submit required improvement plans to the Transportation Department and accompanied with the plan checking fee as set forth in County Ordinance No Prior to the recordation of the final map, the following items shall be provided and approved: a) A copy of the approved Conditions, Covenants, and Restrictions (CC&Rs) that are to be recorded with the final map. b) Evidence of title in the form of a current preliminary title report issued by a California title company, showing the names of persons having any record title interest in the land to be divided, together with the nature of their respective interests therein. In the event that any dedication is to be made for public use of any property shown on a final land division map, a California title company shall issue a subdivision guarantee. The consent of the owner or owners of any contingent reversionary interest in the 76

81 Final Maps and Parcel Maps 5.2 Procedures lands to be subdivided is not necessary and need not be named in the guarantee of this title. c) All requests for waivers of signatures as provided in the Subdivision Map Act. d) Letters from utility purveyors that will serve the land division certifying that satisfactory provisions have been made with each of the said public utility purveyors as to location of their facilities and construction thereof. C. Final Tract or Parcel Map Submittal and Review (Original) When the County Surveyor is satisfied that a map has been or is being brought into compliance with applicable laws, ordinances and requirements, the Surveyor shall request the subdivider to submit the original and duplicate original of the final map or parcel map together with all required agreements for improvements and securities and all other required documents as may be necessary for consideration of the final map or parcel map. If the County Surveyor does not determine the final map or parcel map or documents complete, they shall be returned to the land divider for corrections. The applicant shall make a sufficient number of prints of the final map for distribution. These copies should be submitted at least 50 days prior to the expiration date of the tentative map to allow for review and processing. Each County agency, department, or division shall review the map for compliance with the provisions of the Subdivision Map Act, County Ordinance No. 460 (Subdivisions), County Ordinance No. 348 (Zoning), this Development Manual, any other applicable County ordinance or requirement, and with the approved tentative map and conditions of approval thereof relative to matters coming under its jurisdiction. Each such agency, department, or division shall inform the County Surveyor who will notify the surveyor/engineer and/or the subdivider of the corrections deemed necessary to bring the map into compliance with such applicable laws, ordinances, and requirements. When each agency, department, or division makes a finding that the map and all accompanying proposals for dedications and improvements comply with all applicable requirements, such agency, department, or division shall forward a letter to the County Surveyor certifying compliance. No agency, department, or division shall forward a letter of compliance to the County Surveyor until such agency, department, or division has found the map to be in compliance with all of the applicable requirements within its jurisdiction. D. Letters of Compliance Each reviewing agency, department, or division responsible for checking compliance of final tract maps and final parcel maps shall report within the County s Land Management System to the County Surveyor within five working days after making a finding that the map has been brought into such compliance. E. Subdivision Committee Review 77

82 Final Maps and Parcel Maps 5.2 Procedures At the request of the subdivider, the County Surveyor shall forward the map to the Subdivision Committee for a finding of conformance whenever the Surveyor or any other reporting County agency, department or division finds that the map does not or cannot be made to comply with all applicable requirements and the subdivider does not agree to make the changes considered necessary to bring the map into conformance. F. Final Tract or Parcel Map Checking Fee and Parcel Map Filing Fee 1. The subdivider shall pay a final tract or parcel map-checking fee to the County Surveyor for examining and checking maps located in the unincorporated territory of Riverside County. 2. These fees shall be as stated in Section 5 D. of County Ordinance No. 671, adopted by the Board of Supervisors. The County Surveyor shall not accept or review any map (including preliminary review or boundary check) until the deposit is received. The County Surveyor shall not submit any map to the County Recorder for recordation until all checking fees are paid. In any case where the cost of checking is less than the deposit, the remainder will be refunded within 45 days after the recordation of the map. G. Evidence of Title The evidence of title required by the provisions of Section of the Subdivision Map Act shall be a preliminary subdivision report or title guarantee issued by a title company authorized by the laws of the State of California to write the same, showing the names of all persons having any record title interest in the land to be subdivided, together with the nature of their respective interests therein as of the date the map is to be recorded. The liability under the said report shall be not less than $1, H. Time Limit for Recording Final Tract or Parcel Map In the event a map is not recorded with the County Recorder prior to the expiration date of the tentative map or any approved extension of time thereof, the approval or conditional approval of the tentative map shall automatically become void, and the final tract or parcel map shall not be recorded. 78

83 Final Maps and Parcel Maps 5.3 Specifications and Requirements 5.3 Specifications and Requirements A. Materials The final tract or parcel map shall be legibly drawn, printed, or reproduced by a process guaranteeing a permanent record in black on tracing cloth or polyester base film and shall meet the requirements of the County Surveyor and the requirements of the County Recorder. Certificates may be legibly stamped or printed upon the map with black opaque ink. If black opaque ink is used on polyester base film, the ink surface shall be coated with a suitable substance to assure permanent legibility. The ink used on polyester base film should be the type made specifically for such material. All signatures and notary seals shall be original. B. Size The size of each sheet shall be 18 inches by 26 inches. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch. C. Orientation Each map sheet and the lettering thereon shall be so oriented that, with north point directed away from the reader, the map may be read most conveniently from the bottom right corner of such sheet, i.e., from a southeasterly orientation. D. General Requirements 1. At the time of making the survey for a final map or parcel map, the engineer or surveyor shall set sufficient durable monuments to conform to the standards described in Section 8771 of the Business and Professions Code and also comply with the requirements of County Ordinance No. 461 and with the requirements of the County Surveyor. 2. All monuments for final maps and parcel maps shall be set prior to the recordation of the map. The land divider may execute a secured agreement or cash bond guaranteeing the setting of the monuments upon approval by the County Surveyor. 3. A complete boundary survey shall be shown on one sheet of every phase of unitized subdivision. Said boundary shall also reflect the original boundary as shown on the tentative map of said subdivision. 4. A land division name shall not be shown on the map. 5. The exterior boundary of the land shown on a land division map shall be indicated by a distinctive delineation and clearly designated. 6. Lots shall be numbered consecutively, commencing with the number "1, with no omissions or duplications. Each lot shall be shown in its entirety on one sheet; unless, due to size and/or shape, and after using an acceptable scale, the County Surveyor 79

84 Final Maps and Parcel Maps 5.3 Specifications and Requirements determines the parcel(s) or lot(s) cannot reasonably be shown on a single sheet. Lots used for streets, alleys, or barrier strips shall be lettered. Easements shall be clearly identified. 7. Where a part-width street is shown on a map, the centerline of the improvements shall be monumented and shown correctly, as related to the full future width of the street. 8. Parcel Maps shall include a statement of the Tentative Map approval requirements for the construction of offsite and onsite improvements. 9. Dates of survey and the name and registration number of the person authorized to practice land surveying by the State of California and who is responsible for the preparation of the map; 10. Locations and names (without abbreviations) of all adjoining, existing, and proposed streets and the locations of alleys. Proposed public area and easements shall also be identified; 11. Gross area of land division, and the net acreage, computed to the nearest.01 acres, on all lots containing 1 acre or more. Lot lines shall be shown by solid lines; 12. Centerline of all streets and lengths, tangent, radius and central angle or radial bearings on all points on curves and the bearings of radial lines to each lot corner on a curve; the width of each street, the width of the portion being dedicated and the width of existing dedications; and the widths of right-of-way of railroads, flood control or drainage channels and other easements appearing on the map; 13. Sufficient data to determine readily the bearing and length of each line. Recorded survey data as required by the County Surveyor; 14. Sufficient primary survey control points; 15. Ties to and recording references to adjacent record maps and to section corners, quarter section corners and also to section lines and quarter section lines when adjacent or within the map; 16. Centerline data and width of all easements to which the division of land is subject. If the easements are not definitely located by record, a statement as to the easement shall appear on the title sheet of the land division. Distances and bearings on the side lines of lots that are cut by an easement shall be so shown as to indicate clearly the actual location. Alignment data alongside lot lines of easements shall be provided when not controlled by paralleling lines or centerline. The easement shall be clearly labeled and identified and, if already on record, proper reference to the records given. Easements dedicated in land divisions shall be included in the Owner's Statement. Easements shall be shown on the map by broken lines; 80

85 Final Maps and Parcel Maps 5.3 Specifications and Requirements 17. If the filing of the map shall constitute abandonment of any public streets or public easements not shown on the map a written notation of each abandonment shall be listed by reference to the recording data creating those public streets or public easements and the abandonment shall be certified to on the final map by the Clerk of the Board; 18. Clear indication of stakes, monuments or other evidence found on the ground to determine the boundaries of the tract, data to determine physical description, size, ground position, tag number and record reference of survey markers; untagged monuments accepted as control shall be tagged or replaced by the surveyor or engineer making the survey; 19. No setback lines shall appear on the final map; 20. New street names shown on a land division map must be approved by the County Surveyor; 21. When an Environmental Constraint sheet is required a note shall be placed below the Surveyor's notes on the final map in one-fourth inch high bold block letters, stating: ENVIRONMENTAL CONSTRAINT NOTE: Environmental constraint sheet affecting this map is on file in the Office of the Riverside County Surveyor in E.C.S. Book Page. This affects lot Nos. or Parcel No The Basis of Bearings and the Basis of Coordinates shall be based on the California State Plane Coordinate System, Zone 6, and shall be shown on the map in accordance with the current County Transportation Department s Manual for the Preparation and Checking of Maps. Exemptions shall be at the discretion of the County Surveyor. E. Index Map/Vicinity Map 1. The entire boundary of a land division must appear on the first map sheet of a final map or parcel map showing: a) A boundary survey of the land division, including all courses and distances necessary to compute a closure; b) Sufficient data to prove the method by which the boundary was determined, including a description of all corners found or set, adjoining maps or property lines of record; c) Phased units in relation to the boundary. 2. If more than two map sheets are used in preparing the final tract or parcel map, there shall be included either on the title sheet or first map sheet an index map showing the general plan of the subdivision (including streets) and the portions thereof included on each map sheet. 81

86 Final Maps and Parcel Maps 5.3 Specifications and Requirements 3. When required by the County Surveyor, a location map shall be placed on the final map that indicates the location of the proposed land division and its relationship to existing streets and highways. F. Data to be shown on all sheets of the final tract or parcel map in the top left corner of sheet, unless otherwise noted. 1. The sheet number and the total number of sheets. 2. The total number of lots or parcels within the subdivision. 3. Total acreage of property included within the subdivision. 4. The engineer or surveyor's name registration or license number. 5. Indicate whether map is: Portion of Tentative Tract No. All of Tentative Tract No. Final Unit of Tentative Tract No. 6. Survey date or dates. 7. The final tract or parcel map number shall be prominently lettered at top of sheet. Tract and parcel map numbers are obtained from the County Surveyor's Office upon payment of the appropriate fee as described in Section 2.1 of this Manual. 8. A subtitle consisting of a general description of all the property being divided by reference to record maps, and to section surveys or ranchos. 9. References shall be spelled out and worded identically with original records, with complete reference to proper book and page of record. 10. The words "In Unincorporated Territory of the County of Riverside, State of California" shall be lettered directly below the final tract or parcel map number. G. Additional Data to be shown on the Title Sheet or Sheets 1. A description of the property being subdivided containing the name and legal designation of the tract, section, or grant in which the property is located, indicating if the subdivision is all or a portion of said tract, section or grant. 2. Reference to a soils report, a geologic report, or soils and geologic reports on tract maps (when applicable). 3. Certificates and acknowledgments as required by the Subdivision Map Act, County Ordinance No. 460, and this Development Manual. The statements, certificates and 82

87 Final Maps and Parcel Maps 5.3 Specifications and Requirements acknowledgments shall appear on the first sheet only. Certificates should be signed with black opaque waterproof ink, not felt tip pens or similar material. 4. The following Certificate and Statements shall be included: Owners' Statement Trustee's Statement Recorder's Statement Surveyor's/Engineer's Statement County Surveyor's Statement Director of Transportation's Statement Clerk of the Board of Supervisors Statement Board of Supervisor's Statement Tax Collector's Certificate Signature Omissions (relating to oil, gas or mineral rights) The following Notice may be included, if applicable: Notice of Election of the Land Divider to Defer Drainage Fees. a) The Recorder's Statement shall be placed in the upper right-hand corner of the map. b) The surveyor's or engineer's statement shall state that the survey was made by the surveyor or engineer or under the surveyor s or engineer s direction, that the survey is true and complete as shown, that all monuments are of the character and occupy the positions indicated and are sufficient to enable the survey to be retraced, that the map conforms to the approved tentative map and conditions of approval thereof, and that all provisions of the applicable state and local ordinances have been complied with. c) A statement labeled Surveyor's Notes or Engineer's Notes shall be shown on the first map sheet after the signature sheet of a multiple sheet map. The statement shall include the basis of bearings; the monuments that were found; the monuments and points that were set, with reference to County Ordinance No. 461 standards; and a key to the symbols and abbreviations and such other information required by the County Surveyor. H. Additional Data to be shown on Each Map Sheet 1. The scale of the map. The map shall be drawn at a suitable engineer's scale to identify and describe all essential details clearly. Said scale shall be such that when the map contains any lots/parcels encompassing less than one acre, one inch shall be equivalent to eighty feet or less. In no case shall the scale be such that one inch is equivalent to more than two hundred feet. The County Surveyor shall be the final authority as to allowable or necessary deviations to the foregoing map scales. 2. North arrow. 83

88 Final Maps and Parcel Maps 5.3 Specifications and Requirements 3. Basis of bearing note or reference to sheet showing same. 4. Monument note placed on one map sheet with reference to that sheet made on all other map sheets. Each monument shown may be individually described. It is desirable that found monuments be shown by closed symbols, set monuments by open symbols. 5. The relation of each map sheet to adjoining map sheets. I. Additional Data to be Shown When Applicable. 1. Lot/parcel numbers The lots/parcels shall be numbered consecutively commencing with the number 1, except as otherwise provided herein, with no omissions or duplications. Each numbered lot/parcel shall be shown entirely on one sheet. No alphabetically designated lot/parcel shall be considered or approved as a building site, and this fact shall be noted on the map. The purpose of each lettered lot shall be noted on the map. 2. Curve data The length, radius, and total central angle of each curve; the bearings of terminal radii of each non-tangent curve; the bearings of radials to each lot/parcel corner located on a curve; and the length and central angle of each segment within each lot/parcel shall be shown, the length, radius, semi-tangent and total central angle of all central angle of all centerline curves. 3. Boundary lines a) The boundary line of the final tract or parcel map shall be indicated by a solid continuous black line approximately three times as wide as the general drafting on the map. Minimum line width of the boundary line should be of an inch. b) The boundary line of the final tract or parcel map along any street shall be carried to the limits of ownership along or within said street or as approved by the County Surveyor. c) On each map there shall be clearly shown and identified all monuments found, set, reset, replaced or removed, describing their kind, size, and location, and giving other data relating thereto, together with ties to sufficient corners of adjoining tracts, sections, street center lines, or other surveys of property, as may be necessary to locate the limits of the subdivision. All boundary lines, which are controlled by previously recorded deeds or maps, shall have appropriate reference notes to said controlling documents drafted in the vicinity of and arrowhead to said lines. d) Any city or county boundary line adjoining the tract or parcel map shall be clearly shown by proper symbol and labeling and, if necessary, located and monumented. 84

89 Final Maps and Parcel Maps 5.3 Specifications and Requirements 4. Monuments Monuments shall be set which conform to the following requirements. The County Surveyor must approve any deviation in character or position requirements of set monuments. a) Boundary Monuments Each final tract or parcel map shall indicate the setting of acceptable, durable monuments as shown on the Monument Policy Supplemental, or as approved by the County Surveyor, at each boundary corner or at an offset and at intermediate points as may be made necessary by topography or contour to facilitate recovery of any point or line without unreasonable difficulty, except at corners where substantial monuments which are easily identifiable are found. The position and character of each found and set monument shall be shown on the map. Any monument found or set shall have its relationship to the surface of the ground shown on the map. Sufficient boundary monuments or references thereto shall be in position prior to recordation of any tract map to conform to the requirements of Section of the Subdivision Map Act. The BC's, EC's, PRC's, and PCC's along the street right of way need not be set if the street centerline is monumented and tied out at these locations. Rebar and plastic caps are not acceptable as durable monuments. b) Lot/Parcel Monuments All lot and parcel corners shall be monumented and said monuments shall conform to those shown on the Monument Policy Supplemental. c) Center Line Monuments All center line intersections of streets and alleys and the beginning and end of curves shall be monumented with spike washers (½' diameter, 6" long) stamped with the L.S. or RCE number of the person preparing the map. In addition, survey wells, or equivalent, with subsurface monuments, shall be placed within public streets in strategically located positions throughout the subdivision to enable the survey to be readily retraced. The number and location of such monuments shall be as directed by the County Surveyor. d) Monument Ties and Notes (public street) The engineer or surveyor under whose supervision the survey has been made shall furnish a set of tie notes submitted as a Corner Record to the County Surveyor. The Corner Record must be of such form and content as needed to conform to the standardized records of the County Surveyor and be acceptable to him. These notes shall show the ties between the monuments marking public street center line intersections and other center line control points which are set or found and sufficient number (not less than four) of durable distinctive reference points (lead and tack or equal). The use of property corners as ties is encouraged in order to avoid confusion and duplication of labor. 85

90 Final Maps and Parcel Maps 5.3 Specifications and Requirements e) Deferment of Setting of Monuments The map shall show which monuments are set and which monuments are to be set on or before a specified later date. All monuments and monument ties and notes so deferred shall be agreed to be set and furnished by the subdivider. Such agreement shall be accompanied and guaranteed by adequate and acceptable security guaranteeing the payment of the cost of setting such monuments. The amount of the security posted must be agreeable to the County Surveyor. The County Surveyor, at his discretion, may require the placing of monuments sufficient to control the boundary prior to the specified date mentioned above. f) Identification Marks on Set Monuments All monuments set as required herein shall be permanently and legibly marked or tagged with the registration or license number of the engineer or surveyor under whose supervision the survey was made. g) Identification Marks on Found Monuments Monuments found and accepted for control of boundary lines and which are not marked with the registration or license number of an engineer or surveyor, or agency shall be marked with the registration or license number of the engineer or surveyor under whose supervision the survey was made and so indicated on the map. This requirement pertains to those monuments which the surveyor/engineer uses as control for the establishment of the boundary of his survey, i.e., street centerline intersections, lot corners, block corners, etc. and is based on opinions by the Attorney General, State Board of Registration and the County Surveyor. It is not the intent of this article that all untagged monuments shown on a map need to be tagged. In lieu of removing an untagged monument and replacing it with a tagged one, four suitable and durable tangent ties may be set at a reasonable offset to the found monument. h) Monuments Found Out of Position When a boundary monument is found out of position, a new monument should be placed at the proper position if by doing so the found monument is not disturbed. If the monument cannot be set without disturbing the old one, an offset may be set. Monuments out of position shall be shown accentuated in scale on the map (see Section 5.3 I.6.d). i) Upon notification by the engineer or surveyor preparing the map, the County Surveyor's Office shall perform a field check to verify that all public street monuments and ties have been set. j) In the event that the exact character of a monument cannot be determined at the time the map is prepared, this note shall be placed in the monument notes: "-0- denotes set 1"IP LS/RCE XXXX or a lead and tag LS/RCE XXXX in concrete or a spike and tag LS/RCE XXXX in asphalt pavement, having a thickness of 2" or more." 86

91 Final Maps and Parcel Maps 5.3 Specifications and Requirements Iron pipe should be set in asphalt pavement having a thickness of less than 2" to insure durability of the monument. 5. Boundary Control a) All deed references controlling the boundary should be delineated on the map. b) References shall be made to the most appropriate record data controlling the boundary. c) Notes shall be placed on the map showing how points or lines were established when the method of establishment is not obvious by inspection (i.e., "set by intersection," "set by proportion between...," "established by holding record angle from the found spike," etc.) d) Lines of occupation shall be shown on the map when occupation is used to substantiate boundary establishment. e) When the boundary of a tract or parcel map covering a large area is tied to the California Coordinate System, said ties shall be made at two locations, preferably at opposite sides of the map, as approved by the County Surveyor. 6. Map Delineation a) An overall bearing and distance should be shown between the extremities of a line, with distances only along the increments. b) An overall bearing and distance should be shown along the distinctive border line, with distances only shown along the increments. c) When there are several points at one location or close together, a separate detail should be put on the map for clarification. d) Found monuments should have a solid symbol shown accentuated in scale when not occupying accepted position and set monuments should have an open one. e) To avoid cluttering, maps should have a Title sheet with certificates only, plus additional sheet(s) for mapping. 7. Easements, limited/irrevocable offers of dedication and right-of-way a) Easements and limited/irrevocable offers of dedication should be denoted by broken lines unless unusual circumstances dictate otherwise. b) Easements and limited/irrevocable offers of dedication should be shown with adequate data to locate the easement and offer irrevocable offer of dedication 87

92 Final Maps and Parcel Maps 5.3 Specifications and Requirements definitely with respect to the adjacent property lines and so that the net area of each lot/parcel may be computed. c) Easements and limited/irrevocable offers of dedication shall be clearly labeled and identified. If already of record, proper reference to the record shall be given. Easements and offers being dedicated shall be so indicated in the certificates of dedication and acceptance and on the map sheet. Easements and offers/irrevocable offers of dedication not being dedicated shall show a note on the map sheet adequately defining the status thereof. d) The map shall show each existing railroad right of way, flood control right-of-way, limited/irrevocable offer of dedication, drainage or floodplain easement and such other easements pertinent to the map with appropriate references. If applicable, a statement required by Section of the Subdivision Map Act shall appear on the title sheet. e) The centerline of each street or alley within the subdivision, the total width thereof, the width on each side of the centerline thereof, and the width of that portion to be dedicated shall be shown. The bearing and length of each center line and side line tangent, and the radius, central angle semi-tangent and length of each curve shall be shown except as approved by the County Surveyor. f) Limited access designation J. Street Names When vehicular access between any lot/parcel and any street is to be restricted, the vehicular access rights released and relinquished to the County of Riverside shall be indicated by an appropriate certificate on the title sheet indicating all exceptions to access restrictions. A note to that effect shall be lettered along the street adjacent to the affected lots/parcels on the map sheet. Each public or private street, alleyway, drive, etc., which is to be used for addressing or required for emergency service access shall be named. The proposed name shall be submitted to and approved by the County Surveyor prior to final approval of the final tract or parcel map by the County Surveyor. The County Surveyor shall approve the proposed name if it is acceptable to him and is found to be in conformance with the approved street name guidelines. All private streets shall be labeled as such. K. Survey Practice The practice and procedures of all surveys made for any final tract or parcel map shall conform to the Land Surveyor's Act and shall be in conformance with the accepted standards of the surveying profession. The acceptable error of field survey closure should not exceed 1 part in 10,000. The acceptable error of map traverse closure should not exceed of a foot. 88

93 Final Maps and Parcel Maps 5.3 Specifications and Requirements L. Ties to Horizontal Control/Digital Map Submission NOTE: "CCS83" below refers to the California Coordinate System based on the North American Datum of 1983 Lambert Projection Zone IV, Epoch OCS GPS Adjustment or current adjustment as directed by the County Surveyor. 1. The County Surveyor will provide coordinated positions in the vicinity of each new tract or parcel map by tying the section, quarter section, rancho, or other appropriate land net corners or road centerlines, on an approximate ½ mile grid convenient for proper coordinate tie-in of such map boundaries, to the existing monuments of, and where possible, intervisible with the local control network, and by calculating and adjusting coordinates for these corners using the CCS All data pertaining to these control monuments will be filed in accordance with the requirements of the Professional Land Surveyor's Act and these records shall be indexed and made readily available to the general public. 3. The surveyor or engineer shall show ties made to such control monuments in accordance with Division 8, Chapter 1, Section 8813 of the Public Resources Code, and shall show coordinates published by the County for these control monuments. 4. The surveyor or engineer preparing the tract or parcel map shall tie the boundary of said map into the CCS83 in at least two locations, preferably on opposite sides of the boundary or as mutually agreed to by the surveyor or engineer and the County Surveyor. 5. The Basis of Bearings of the tract or parcel map shall be the CCS83, as established by the use of existing monuments or Global Positioning System Surveys (GPS). 6. In the event that the County Surveyor is unable to provide the surveyor or engineer with coordinated monuments, as described above, within 30 days of a written request the foregoing requirements shall be waived. However, none of the above will preclude a person authorized to practice Land Surveying within the State of California from performing the necessary work to meet the requirements of this section. M. Digital Submission 1. The surveyor or engineer preparing a tract or parcel map shall submit to the County Surveyor, a digital graphics file containing the boundary, street centerline, right-of-way and lot/parcel line data necessary to facilitate transferring of the file into the Land Information System if the surveyor or engineer has the capability to provide such files. At the written request of the surveyor or engineer, the County Surveyor will create such a graphics file for entry into its system and recover the cost through the map check process. 2. If the boundary of the final tract map or parcel map is a parcel or lot of a map already tied to the CCS83, the requirements in Paragraph 4 (above) shall be waived. 89

94 Final Maps and Parcel Maps 5.3 Specifications and Requirements N. Appeal 1. In the event the surveyor or engineer submitting a final tract or parcel map to the County Surveyor believes that compliance with the requirements stated above will create a hardship, he may appeal to the County Surveyor to waive them. County Surveyor may consult with a committee of members of the private sector recognized as a representative of the professional surveying community, such as the California Land Surveyors Association-California Council of Civil Engineers and Land Surveyors Joint Professional Practice Committee. O. Parcel Maps Compiled from Recorded Data 1. A parcel map of four or less parcels may be compiled from recorded or filed data, if such data is acceptable to the County Surveyor. P. Action by the County Surveyor 1. When a Schedule "A, "B, "C, "D, or "E" final map or parcel map and all agreements, securities and other required documents have been submitted and found to be in correct form, the County Surveyor shall, within 20 days thereafter, file the final map or parcel map and documents with the Clerk of the Board and certify that: a) The County Surveyor has examined the map; b) The land division as shown is substantially the same as it appeared on the tentative map and any approved alterations thereof; c) All provisions of the Subdivision Map Act and all County ordinances applicable at the time of approval of the tentative map have been complied with; d) The County Surveyor is satisfied that the map is technically correct; and; e) In the statement, the County Surveyor shall state the date of approval of the tentative map and the date of expiration. 2. When a Schedule "F, "G, "H, or "I" final parcel map and all agreements, securities and other required documents have been submitted and found to be in correct form, the County Surveyor shall, within 20 days thereafter, approve the map if it conforms to all the requirements of the Subdivision Map Act and County Ordinance No. 460 applicable at the time of approval or conditional approval of the tentative map and any rulings made thereunder. When the map is approved, the Director of Transportation shall accept or reject dedications and offers of dedication that are made by statement on such map, and may sign the certificate for the County. The Director of Transportation shall file the approved map and documents with the Clerk of the Board for transmittal by the Clerk to the County Recorder. 90

95 Final Maps and Parcel Maps 5.3 Specifications and Requirements Q. Action by the Board of Supervisors 1. The Board, upon filing with it of a Schedule "A, "B, "C, "D, or "E" final map or parcel map, shall at the meeting at which it receives the map or at its next regular meeting after the meeting at which it receives the map, approve the map if it conforms to all the requirements of the Subdivision Map Act and County Ordinance No. 460 applicable at the time of approval or conditional approval of the tentative map and any rulings made thereunder. R. Delivery of Map to the Recorder 1. Upon approval by the Board, or upon approval by the County Surveyor if so authorized, the Clerk of the Board shall certify that all required certificates, security and deposits have been filed and shall transmit the final map or parcel map to the Recorder. 2. The land developer shall present to the Recorder evidence that, at the time of the filing of a final map or parcel map, the parties consenting to the filing are all of the parties having a record title interest in the real property being divided whose signatures are required, as shown by the records in the Office of the Recorder; otherwise, the map shall not be filed. 3. The Recorder shall have not more than 10 days within which to examine the final map or parcel map and either accept or reject it for filing. 4. If the Recorder accepts the final map or parcel map for filing, such acceptance shall be certified on the face thereof. 5. The Recorder, upon filing the final map, shall attach the recording data to the polyester base film duplicate original and thereupon deliver the same to the County Surveyor who shall retain custody thereof. S. Certificate of Correction/Amendment to Final Map 1. After a final map or parcel map is filed in the Office of the County Recorder, a Certificate of Correction or an Amendment to the Final Map may modify the recorded map; whichever is appropriate as determined by the County Surveyor. 2. Application. The land divider may apply for a Certificate of Correction/Amendment to Final Map upon finding that one or more of the following conditions apply: a) To correct an error in any course or distance shown thereon; b) To show any course or distance that was omitted there from; c) To correct an error in the description of the real property shown on the map; 91

96 Final Maps and Parcel Maps 5.3 Specifications and Requirements d) To indicate monuments set after the death, disability or retirement from practice of the engineer or surveyor charged with responsibilities for setting monuments; or, e) To show the proper location or character of any monument that has been changed in location or character and originally was shown at the wrong location or incorrectly as to its character. f) To correct any other type of map error or omission as approved by the County Surveyor that does not affect any property right. Such errors and omissions may include, but are not limited to, lot numbers, acreage, street names, and identification of adjacent record maps. As used in this section, "error" does not include changes in courses or distances from which an error is not ascertainable from the data shown on the final or parcel map. 3. The application for a Certificate of Correction/Amendment to Final Map shall be made to the County Surveyor upon payment of fees set forth in County Ordinance No. 671 and on the forms provided by the County Surveyor and shall include such information as required by the County Surveyor in addition to the following: a) The Certificate of Correction/Amendment to Final Map shall be prepared and signed by a registered civil engineer or licensed land surveyor and shall show in detail the corrections made and show the names of the fee owners of the real property affected by the correction or omission on the date of the filing or recordation of the original recorded map. 4. Recordation of Certificate of Correction/Amendment to Final Map. Once the County Surveyor has approved the Certificate of Correction/Amendment to Final Map, the Certificate of Correction/Amendment to Final Map shall be filed in the Office of the County Recorder in which the original map was filed. Upon such filing, the County Recorder shall index the names of the fee owners of the real property reflected on the original recorded map and the appropriate tract or parcel map designation shown on the Certificate of Correction/Amendment to Final Map in the general index and map index respectively. Thereupon, the original map shall be deemed to have been conclusively so corrected, and thereafter shall impart constructive notice of all such corrections in the same manner as though set forth upon the original map. T. Amendment of Final Maps or Parcel Maps 1. In addition to the amendments authorized by Section 5.3 S. of this Development Manual, after a final map or parcel map is filed in the Office of the County Recorder, an Amendment of Final Map as may modify the recorded map, as allowed by Section of the Subdivision Map Act. 2. Application. The land divider may apply for an Amendment of Map on the forms provided by the Planning Department upon payment of fees as set forth in County Ordinance No. 671 and shall include such information as required by the Planning Director. 92

97 Final Maps and Parcel Maps 5.3 Specifications and Requirements a) The amending map shall conform to the requirements of Section of the Government Code, if a final map, or subdivisions (a) to (d), inclusive and (f) to (i), inclusive of Section 66445, if a parcel map. b) The amending map shall set forth in detail the corrections made and show the names of the fee owners of the real property affected by the correction or omission on the date of the filing or recording of the original recorded map. 3. No Amended Map shall be approved unless it complies with the following standards: a) There are changes in circumstances that make any or all of the conditions of the map no longer appropriate or necessary; b) The modifications do not impose any additional burden on the fee owners of the real property; c) The modifications do not alter any right, title, or interest in the real property reflected on the recorded map; and, d) The County Surveyor finds that the map as modified conforms to the provision of Section 9.1 of County Ordinance No Notice of Hearing. The Planning Director shall set the matter for public hearing in accordance with Section 2.11 of this Development Manual. The hearing shall be confined to consideration of and action on the proposed modification. 5. Recordation of Amendment of Final Map. When the changes to a final map or parcel map are in conformance with the standards, the Planning Director shall certify to this fact on the amended map. Once the Amendment of Map has been certified by the Director of Transportation and the County Surveyor and approved by the Board of Supervisors, the Amendment of Map shall be filed in the Office of the County Recorder in which the original map was filed. Upon such filing, the County Recorder shall index the names of the fee owners of the real property reflected on the original recorded map and the appropriate tract or parcel map designation shown on the Amendment of Map in the general index and map index respectively. Thereupon, the original map shall be deemed to have been conclusively so corrected, and thereafter shall impart constructive notice of all such corrections in the same manner as though set forth upon the original map. 93

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99 Grading Plans 6.1 General Information 6.1 General Information 6. Grading Plans A. Grading plans prepared to implement an approved tentative map must be prepared and submitted to the County Department of Building and Safety in order to obtain a grading permit. No grading shall be conducted on-site until the County has issued a grading permit. B. Grading plans will be allowed a vertical differential tolerance of three (3) feet for pad elevations along the perimeter of a subdivision for areas with a natural slope of zero to ten percent. A vertical tolerance of five (5) feet will be allowed for pad elevations within the interior of a subdivision for areas with a natural slope of zero to ten percent. Grading plans will be allowed a vertical differential tolerance of five (5) feet for pad elevations along the perimeter of a subdivision for areas with a natural slope greater than ten percent. A vertical tolerance of ten (10) feet will be allowed for pad elevations along the perimeter of a subdivision for areas with a natural slope of greater than ten percent. C. Grading plans shall clearly identify any proposed retaining walls or crib walls. The height of said walls (ends and high point) shall be indicated. D. Grading plans will be allowed a horizontal differential tolerance of two (2) feet, except as it relates to road rights-of-way. Road right-of-way will have zero tolerance at the perimeter of the subdivision if the centerline of the street is already set, unless otherwise determined by the Transportation Director. E. If a grading plan proposed to import or export material offsite the grading plan shall clearly identify the volume of material to be moved, the import or export site, the proposed route of travel, the estimated number of truck trips, and the dates and times the trips are to occur. 95

100 Reversion to Acreage 7.1 General Information 7.1 General Information 7. Reversion to Acreage A. An application for Reversion to Acreage shall be in the same form and contain the same information as required for tentative tract maps or tentative parcel maps dependent upon the number of parcels being reverted. The application (tentative map) is processed the same way as tentative tract maps and tentative parcel maps with the exception that said application is reviewed by the Comprehensive Project Review Committee for purposes of making a recommendation thereon to the Subdivision Committee; and is then forwarded to the Board of Supervisors for final action thereon at a Public Hearing. The Board of Supervisors must approve or disapprove the application (Map) including any proposed road vacations or abandonment of dedications or offers of dedication. After the approval of the tentative map, the applicant may cause a final map or parcel map to be prepared in accordance with the applicable provisions of Article 9 of County Ordinance No. 460, and shall pay the fees as set forth in County Ordinance No The Reversion to Acreage shall be effective when the final map is recorded with the County Recorder. 96

101 Reversion to Acreage 7.2 Filing and Processing Procedures 7.2 Filing and Processing Procedures A. To revert divided lands to acreage, a tentative map shall be filed as follows: 1. A tract or parcel map number shall be obtained from the County Surveyor upon payment of the fee set forth in County Ordinance No A tentative map application package shall be filed with the Planning Director, accompanied by the fee set forth in County Ordinance No The owners filing the tentative map shall pay the fee. If the Board of Supervisors initiates the application at the request of the owners of the property, the fee shall be paid by the persons(s) making the request to the Board. 3. The tentative map shall be prepared in the form required by Article 5 of County Ordinance No. 460, and shall show all relevant details of the land division proposed to be reverted, its relationship to existing streets, dedications, and adjoining lands, and configurations of the proposed reversion. 4. Proof of ownership of the real property proposed to be reverted to acreage shall be submitted with the tentative map. B. The tentative map shall be distributed by the Planning Director to all interested and affected agencies and utilities, and shall be reviewed by the Comprehensive Project Review Committee, which shall make recommendations to the Advisory Agency having jurisdiction over the area. C. The Advisory Agency shall consider the recommendations on the tentative map, and shall forward a report and recommendation to the Board for approval, conditional approval, or disapproval of the proposed reversion to acreage. A copy of the Advisory Agency report and recommendations shall be mailed to the applicant or the authorized agent. D. After receipt of the report and recommendations of the Advisory Agency, the Board shall set the matter for public hearing. Notice of the time and place of the public hearing before the Board, including a general description of the location of the subject property, and shall be given by all of the procedures listed in Section 2.11 of the County Development Manual. E. The following shall be required as conditions to approval of a reversion to acreage application: 1. Dedications necessary for a logical street pattern for access to any lands not proposed for reversion or as may be necessary for drainage or utilities; 2. Retention of all previously paid fees; 3. Retention of any necessary improvement security or deposit. 97

102 Reversion to Acreage 7.3 Merging of Contiguous Parcels 7.3 Merging of Contiguous Parcels A. In accordance with Section 18.5 of County Ordinance No. 460, four or fewer legal contiguous parcels under common ownership may be merged without reverting to acreage, provided the merger is approved by the Planning Director and an instrument evidencing such merger is recorded with the County Recorder. Those documents prepared as part of the Certificate of Parcel Merger application that are to be recorded shall be prepared by a person authorized to practice land surveying pursuant to Section 8700 et seq. of the Business and Profession Code (Professional Land Surveyors Act.) B. Applications to merge contiguous parcels shall be made to the Planning Director on Certificate of Parcel Merger application form provided by the Planning Department, and shall be accompanied by the fee specified in County Ordinance No. 671, and the following items/information: 1. A site plan exhibit, drawn to scale, delineating the existing parcel boundaries and the location of existing structures and easements. 2. A copy of a current recorded deed for the existing parcels. 3. A map exhibit, drawn to scale, delineating the boundaries of the parcel after the merger. 4. A legal description of the new parcel as merged. 5. A preliminary title report. 6. Written consent of all owners of record interest. C. The Planning Director shall transmit a completed application to the County Surveyor for review and recommendation and shall grant approval of the request for merger if: 1. The parcels to be merged are, at the time of merger, under common ownership and written consent has been obtained from all record owners. 2. The parcel as merged will be consistent with the zoning of the property. 3. The parcel as merged will not conflict with the location of any existing structures on the property. 4. The parcel as merged will not be deprived access because of the merger. 5. The merger will not restrict access to the adjoining parcels. 6. No new lot lines are created through the merger. 98

103 Reversion to Acreage 7.3 Merging of Contiguous Parcels 7. The existing right-of-way shall not be altered. Any alteration shall be accomplished through a separate vacation process. D. The Planning Director shall submit to the County Recorder for recordation the new legal description, map exhibit, and deeds implementing the parcel merger within 20 days after the Planning Director has approved it. 99

104 Certificate of Compliance 8.1 Classifications 8. Certificate of Compliance 8.1 Classifications Classification of Certificates of Compliance. A. Certificate of Compliance. A Certificate of Compliance is issued when the real property complies with the Subdivision Map Act and County Ordinance No Documentation showing the real property as a separate property based upon the following time frames shall qualify for this classification: 1. Gift Deeds: Recorded prior to March 2, 1972, or between June 9, 1977 and June 8, Parcels of 4 acres or less: Documents dated prior to July 14, Parcels greater than 4 acres, but less than 60 acres: Documents dated prior to March 4, Parcels greater than 60 acres: Documents dated prior to June 6, Contiguous held property of multiple parcels: Documents dated prior to June 6, B. Conditional Certificate of Compliance. A Conditional Certificate of Compliance is issued when the Planning Director determines that the property was divided in violation of the Subdivision Map Act or County Ordinance No C. Certificate of Compliance and Waiver of a Parcel Map. A Certificate of Compliance is required on all tentative parcel maps that have the parcel map waived. Since there is no parcel map to record, a certificate is necessary to record a legal description of the property that has been divided. 100

105 Certificate of Compliance 8.2 Applications 8.2 Applications The following procedures shall apply to applications for approval of a certificate of compliance: A. Any owner of real property, including owners denied a permit, or a vendee of that person pursuant to a contract of sale of the real property may file a Certificate of Compliance application form. A separate application shall be made to the Planning Director, accompanied by the fees set forth in County Ordinance No. 671 for each parcel to be certified. No Certificate of Compliance application proposing the certification of multiple lots will be accepted unless submitted in conjunction with a waived final parcel map. Those documents prepared as part of the Certificate of Land Division Compliance application that are to be recorded shall be prepared by a person authorized to practice land surveying pursuant to Section 8700 et seq. of the Business and Profession Code (Professional Land Surveyors Act.) Each completed application shall be accompanied by the following: 1. A map shall be submitted, drawn on a form provided by the Planning Department. The map shall be legibly drawn, in ink, to an engineer's scale, with the scale shown on the map. It shall show the subject property with dimensions and the gross and net area, and it shall show the locations, width, and names of all streets and roads adjacent to and providing access to the property. 2. The map shall show the location and use of all structures on the property, with the distances from the structures to the parcel boundaries and distances between structures, and all existing utilities and easements. 3. A small-scale vicinity map shall be shown with distances (in feet or tenths of a mile) to the nearest street intersection. 4. The map shall show the name, address, telephone number of the current owner of the property, and the name, address and telephone number of the person preparing the map, if different from the owner. 5. The map shall show the current zoning on the property and the current Assessor's Parcel Number. 6. The application shall also include: a) A legible copy of a current recorded deed or contract of sale; b) A map and copies of deeds of all other property owned by the applicant that is contiguous to the subject real property; c) Documentation of recorded access to the subject property unless abutting a public street; 101

106 Certificate of Compliance 8.2 Applications d) A legal description for the subject property to be typed on plain white paper, 8 ½ x 11 in size, with 1 margins at the top, sides and bottom. This legal description shall be reproducible to yield a legible copy that can be used as a part of a recorded Certificate of Compliance. 102

107 Certificate of Compliance 8.3 Processing 8.3 Processing A. Processing and Issuance. 1. Certificate of Compliance. a) The Planning Director shall, within 50 days after receipt of a completed application, review the matter and make a determination as to whether or not the real property complies with the applicable provisions of the Section of the California Government Code (Subdivision Map Act) and Section 20.2 of County Ordinance No. 460, and is not contrary to the public health, welfare and safety. b) After determining that the property meets the requirements of the applicable provisions, the Planning Director shall forward the map and legal description to the County Surveyor for checking. If it is determined that the property does not meet the applicable provisions, the Planning Director shall notify the applicant that processing of the application may be continued under the provisions of a Conditional Certificate of Compliance, subject to the payment of additional fees as set forth in County Ordinance No. 671 c) If the Planning Director determines that the real property was divided in compliance with the provisions of the Subdivision Map Act, and applicable County Ordinances that were applicable at the time the property was divided; and, after notification from the County Surveyor that the map and legal description are acceptable, the Planning Director shall cause a completed and signed Certificate of Compliance package to be filed for recordation with the County Recorder. 2. Conditional Certificate of Compliance. a) If upon receipt of a completed application the Planning Director determines that the property was divided in violation of the Subdivision Map Act or County Ordinance No. 460, but that the real property may be approved as not being contrary to the public health, welfare or safety, a Conditional Certificate of Compliance may be issued by the Planning Director contingent upon the completion of specified conditions. b) The Planning Director shall transmit copies of the application materials to the following agencies to establish appropriate conditions: 1) County Transportation Department; 2) County Surveyor; 3) County Environmental Health Department; 4) County Fire Department; 5) County Department of Building and Safety; and, 6) Flood Control Engineer. 103

108 Certificate of Compliance 8.3 Processing c) The Planning Director or the reviewing agencies may impose such conditions as would have been applicable to the division of the property at the time that the current owner of record acquired the property, except that where the applicant was the owner of record at the time of the initial violation who by a grant of the real property created a parcel or parcels in violation, and such person is the current owner of record of one or more of the parcels which were created as a result of the grant in violation, then the Planning Director may impose such conditions as would be applicable to a current division of the property or the requirement of filing on a tentative parcel or tract map. d) Once conditions have been imposed, the Planning Director shall cause a completed and signed Conditional Certificate of Compliance package to be filed for recordation with the County Recorder. e) The conditional certificate shall serve as notice to the property owner or applicant who has applied for the certificate, a grantee of the property owner, or any subsequent transferee or assignee of the property that the fulfillment and implementation of these conditions shall be required prior to subsequent issuance of a permit or other grant of approval for development of the property. 1) The conditions may be fulfilled and implemented by the owner who has applied for the Certificate of Compliance or any subsequent owner. 2) Compliance with such conditions shall not be required until such time as a permit or other grant of approval for the development or use of the property is issued by the County or any other subsequent jurisdiction, unless the property is thereafter included as a part of a legal division of said real property pursuant to the provisions of County Ordinance No ) Upon completion of the conditions, the owner shall notify the Planning Director. If the conditions are satisfactorily completed, the Planning Director shall then issue and record a final Certificate of Compliance. 3. Certificate of Compliance and Waiver of Parcel Map. a) A Certificate of Compliance is required on all tentative parcel maps that have the parcel map waived. The Certificate of Compliance application shall be processed concurrently with the waived map. A single Certificate of Compliance application is needed, but must include legal descriptions of each proposed parcel. b) The Planning Director shall forward the map and legal descriptions to the County Surveyor for checking. After notification from the County Surveyor that the map and legal descriptions are acceptable, the Planning Director shall complete the Certificate of Completion package, but hold it until the waived parcel map is approved. 104

109 Certificate of Compliance 8.3 Processing c) The Planning Director shall cause a completed and signed Certificate of Compliance package to be filed for recordation with the County Recorder immediately after final approval of the waived tentative parcel map. The Planning Director shall distribute a copy of the recorded document to Department of Building and Safety. B. Appeal to Planning Commission. The decision of the Planning Director regarding a Conditional Certificate of Compliance may be appealed to the Planning Commission within 10 calendar days after the date of the decision by the Planning Director. Upon receipt of a completed appeal, the Planning Director shall set the matter for hearing before the Planning Commission, not less than 10 days nor more than 60 days thereafter, and shall give written notice of the hearing, by mail, to the appellant. The Planning Commission shall render its decision within 30 days following the close of the hearing on the appeal and a copy thereof shall be mailed to the appellant. 105

110 Lot Line Adjustment 9.1 General Information 9. Lot Line Adjustment 9.1 General Information A. A Lot Line Adjustment is a procedure that may be used under certain specified circumstances as a method for making minor revisions to property lines between four or fewer existing parcels. Section of the California Government Code specifies that a lot line adjustment between four or fewer existing adjoining legal parcels, where the land is taken from one parcel and added to an adjoining parcel, and where a greater number of parcels than originally existed is not hereby created, is not applicable to, and is excluded from the Subdivision Map Act. The Planning Director shall have final authority to administratively approve, conditionally approve, or disapprove a proposed Lot Line Adjustment application. 9.2 Filing Instructions A. Applications for lot line adjustment, as defined in Section 11.1 Item No. 68 of this Development Manual, shall be made to the Planning Director on the Lot Line Adjustment application form provided by the Planning Department. The legal owners of the parcels involved are responsible for the accuracy of all information submitted in connection with the application. The signed application shall be accompanied by the fee set forth in County Ordinance No. 671, and the following items/information: 1. A copy of a current recorded deed for the existing parcels; 2. A completed and notarized Notice of Lot Line Adjustment form; 3. A legal description of each adjusted property; 4. A map exhibit, drawn to scale, delineating the boundaries of the existing properties, and the proposed lot lines; 5. A site plan exhibit, drawn to scale, delineating the existing parcel boundaries, proposed lot lines, and the location of existing buildings, structures, sewer system, and easements; and, 6. A Preliminary title report B. Those documents prepared as part of the lot line adjustment application that are to be recorded shall be prepared by a person authorized to practice land surveying pursuant to Section 8700 et seq. of the Business and Profession Code (Professional Land Surveyors Act.) Because those documents are to be recorded, those forms must be typed and the exhibits drawn legibly. To assure the reproducibility of the documents, black ink must be used on all forms and exhibits. 106

111 Lot Line Adjustment 9.3 Processing 9.3 Processing A. Upon submittal of, and a determination of completeness for filing purposes, the Public Information Counter staff will assign the application a Lot Line Adjustment Number, and deliver the application package to Planning Department staff for processing. B. Upon assignment of the application, and determination that the application is complete for processing purposes, the Planning Department staff shall transmit the copies of the material to the following agencies: 1. County Transportation Department; 2. County Surveyor; 3. County Environmental Health Department; 4. County Fire Department; 5. County Department of Building and Safety; and, 6. Flood Control Engineer. If the project site is located within a Criteria Area, as defined in the WRCMSHCP, the County Environmental Programs Department shall also be transmitted to. The applicant shall be promptly notified of any concerns set forth by the reviewing agencies that may delay approval of the application. The Planning Director shall limit review and approval to a determination of whether or not the parcels resulting from the adjustment will conform to State law, the General Plan and zoning and building ordinances, and shall not impose conditions or exactions on the approval except to conform to the General Plan and zoning and building ordinances, or to facilitate the relocation of existing utilities, infrastructure, or easements. When special circumstances are applicable to a property; including, but not limited to, topographic constraints, parcel orientation, access restrictions, methods of circulation, existing improvements, and/or urbanization of the property under a requested permit, the Planning Director may, upon sufficient documentation and justification, approve a lot line adjustment as long as the proposed adjustment is not in conflict with state law, County ordinances, and requirements set by other County Departments or agencies. The Planning Director may impose conditions or exactions on its approval of a Lot Line Adjustment to conform to the General Plan and zoning and building ordinances, or to facilitate the relocation of existing utilities, infrastructure, or easements. Within 30 days of the lot line adjustment application being accepted as complete for processing purposes, the Planning Director shall conditionally approve, disapprove; or notify the applicant that the request does not meet the requirements of a lot line adjustment. Application for lot line adjustment shall not be considered final until new deeds, together with the approved Notice of Lot Line Adjustment form and Exhibits A & B, have been recorded by the County Recorder. 107

112 Lot Line Adjustment 9.3 Processing C. If the Lot line Adjustment approval was subject to a condition or conditions of approval, the applicant shall provide evidence that each condition has been satisfied to the Planning Director, prior to the submittal of the new deeds and the Notice of Lot Line Adjustment form and Exhibits A & B to the County Recorder for recordation. D. Recordation. Upon approval of the lot line adjustment application by the County Surveyor, the following processing occurs: 1. If different individuals or entities own the parcels/lots involved, these owners shall prepare deeds to convey the appropriate portions of the adjusted lots/parcels to each other. Consent to the Lot Line Adjustment by a party or entity holding a beneficial interest in the property shall be reflected in a modification of the deed of trust including, as appropriate, any partial reconveyance necessary to affect the intent of the Lot Line Adjustment. The modifications and, if required, partial reconveyance shall be executed in the manner of a conveyance of real property and recorded concurrently with the deeds required by this section. The applicants shall submit the above-described deeds to the Planning Director, who will forward them to the County Surveyor for review. Upon the Surveyor s approval, the Planning Director will submit both the deeds and the approved Lot Line Adjustment to the applicant's bonded Title Insurance Company for recordation. 2. If all of the parcels/lots involved are owned by a single individual or entity, the owner shall prepare deeds to convey the newly adjusted parcels/lots to said owner or entity. The legal descriptions shown on these deeds shall agree with the lots/parcels shown on the approved Lot Line Adjustment. Consent to the Lot Line Adjustment by a party or entity holding a beneficial interest in the property shall be reflected in a modification of the deed of trust including, as appropriate, any partial reconveyance necessary to affect the intent of the Lot Line Adjustment. The modifications and, if required, partial conveyance shall be executed in the manner of a conveyance of real property and recorded concurrently with the deeds required by this section. The applicant shall submit the above-described deeds to the Planning Director, who will forward them to the County Surveyor for review. Upon the Surveyor s approval, the Planning Director will submit both the deeds and the approved Lot Line Adjustment to the applicant's bonded Title Insurance Company for recordation. Deeds recorded pursuant to this paragraph shall be exempt from the requirements of Government Code Section (Monument Preservation Fund). 3. The applicant shall cause a copy of the recorded deeds and the approved Lot Line Adjustment document package to be provided to the Planning Department immediately upon recordation by the County Recorder. E. Record of Survey. A Record of Survey shall be required pursuant to Section 8762 of the Business and Professions Code if monuments are set at the new lot lines, unless the boundary is monumented as part of a land division with a recorded map. 108

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114 Specifications for the Digital Submission of Subdivision Maps 10.1 Basis of Bearings 10.1 Basis of Bearings 10. Specifications for the Digital Submission of Subdivision Maps The basis of bearings shown on all final and parcel maps shall be based on the California Coordinate System 1983 (CCS83) based on the North American Datum of 1983 Lambert Projection Zone VI, Epoch or as directed by the County Surveyor. The boundary of the map shall be tied into the CCS83 in at least two locations on the map CCS83 Specification The following specifications apply to map submissions based on the CCS83: A. All geodetic points shall have the exact published coordinate values in U.S. survey feet. If a survey is initiated prior to publication of a readjustment, the previously adjusted values will be accepted for a period of up to 90 days from the date of current publication. B. The entire published value for the coordinate shall be shown, i.e., no constraints will be applied. C. In addition to making the proper ties to the boundary of the map from the Geodetic Control Network, as required by the State of California Public Resources Code and County Ordinance No. 460, two points on the external boundary of the map shall show a grid coordinate value. The boundary point assigned grid coordinate values should be on a major control line or corner where applicable. D. The combination factor, convergence angle, and coordinate system information including the date of adjustment must appear on the recorded map. 110

115 Specifications for the Digital Submission of Subdivision Maps 10.3 Deliverables 10.3 Deliverables In addition to the material currently being submitted for map checking and recordation purposes, a digital graphics file shall be submitted. The digital submission shall consist of two deliverables: A. Traverse Data. An ASCII file containing traverse data, i.e., bearings, distances, northings and eastings of boundaries, street centerlines, lot lines, easements, etc. B. Graphics representation. A graphics representation of required elements of the cadastral map as defined in this specification. 1. Traverse Data Representation This file shall be an ASCII file consisting of traverse data. Fields shall be separated by a minimum of one space (HEX 20). Other records may contain headers, closures, etc. All coordinate values in the traverse data file shall be on a CCS Graphical Representation The format for digital submission of the graphical data may be DXF, or IGDS. The following is an overview of each format: a) DXF (Drawing Exchange File) DXF is an ASCII(1) exchange format initially developed by Autodesk for use with their AutoCAD product. Although this format is not vendor independent, it is possible to generate this format from virtually all micro based CADD packages. A full definition of this format can be found in the AutoCAD documentation. A binary DXF format is in existence but is not accepted as a valid exchange format for digital submissions. b) IGDS (Intergraph Graphics Design Software) (Microstation) This is a binary file format used by Intergraph Corporation for their IGDS software and by Bentley Systems for their Microstation product. The format is primarily of use to Intergraph/Microstation users. A full definition of the format can be found in the Application Software Interface Document. (Intergraph Document Number: DIXD3500). c) DWG (Drawing File) (AutoCAD) AutoCAD uses the DWG format to store its drawings. Although the specifications of the DWG format are not disclosed by AutoDesk, DXF and DWG files essentially contain the same information (the DWG format does not contain some extra information related to internal bookkeeping). MGE vector data is managed by the 111

116 Specifications for the Digital Submission of Subdivision Maps 10.3 Deliverables MicroStation platform and can be imported or exported in a variety of formats, including DWG. C. DXF Submission Requirements TABLE I DXF Layer Specifications FEATURE LAYER NAME VALID DATA ELEMENTS Boundary Data Boundary Polyline Text Road Centerline Data CL Line, Arc, Polyline, Text Lot Line Data Lot Line, Arc, Polyline, Text Right of Way Data ROW Line, Arc, Polyline, Text Easement Data Easement Line, Arc, Polyline, Text Tie to Geodetic Control Tie Line, Polyline, Text Miscellaneous Data Misc All except shapes The following restrictions shall apply to data submitted in the DXF format: At a minimum the header to the DXF file shall contain: 1. Range data 2. Block definitions for all blocks used in the drawing. Only two-dimensional (2D) data files will be accepted. Three-dimensional (3D) data files will not acceptable. Shapes will not be permitted as a valid data element for point feature symbology. Coordinates shall be output to a minimum of three decimal places in the DXF file. D. IGDS Submission Requirements TABLE II IGDS LEVEL SPECIFICATIONS FEATURE LEVEL VALID DATA ELEMENTS Boundary Data 1 Shapes, Complex Shapes, Text Road Centerline Data 2 Lines, Arcs, Curves, Connected Strings, Text Lot Line Data 3 Lines, Arcs, Curves, Connected Strings, Text Right of Way Data 4 Lines, Arcs, Curves, Connected Strings, Text Easement Data 5 Lines, Arcs, Curves, Connected Strings, Text Tie to Geodetic Control 6 Lines, Arcs, Curves, Connected Strings, TextCells 112

117 Specifications for the Digital Submission of Subdivision Maps 10.3 Deliverables Monument Data 7 Cells, Text Miscellaneous Data 8 All TABLE III IGDS CELL ASSIGNMENTS POINT FEATURE Found Monument Set Monument Control Point CELL NAME FNDMON SETMON CONPNT TABLE IV IGDS DESIGN FILE PARAMETERS SU PU GLOBAL X GLOBAL Y The following restrictions apply to data submitted in the IGDS format: Customized symbol fonts will not be permitted. Auxiliary Coordinate Systems shall not be used. Seed files for each agency are available upon request. Design files must be submitted in two dimensions (2D). Three dimensional (3D) Design files will not be acceptable. Curves will only be used to represent irregular boundaries. 113

118 Specifications for the Digital Submission of Subdivision Maps 10.4 Data Integrity Requirements 10.4 Data Integrity Requirements The following requirements pertain to the mathematical integrity of the geometric data. A. All coincident points on the external boundary shall have the same coordinate values, i.e., boundary lines shall be coterminous. B. The maximum error allowable between theoretically coincident points shall be 0.03 feet. C. The maximum error allowable between points on line and the line shall be 0.02 feet. D. The difference between bearings calculated by inversing between the coordinates of points in the digital submission and the annotated bearings shall not exceed the maximum of 1031/dist(ft) or 1". Examples: Distance Between Points Allowable Error in Bearing (Seconds) 50' 21" 100' 11" 200' 6" 1,200' 1" 5,000' 1" E. Boundaries shall be transmitted as a closed figure. For example, in DXF a boundary would be represented as one polyline rather than a series of lines, arcs and curves. F. Curvilinear boundaries, i.e., not lines or arcs, shall be represented by sufficient points to unambiguously define the boundary. Examples of curvilinear boundaries might include centerline of a stream, high water mark, contour lines and transition curves on railroads. G. Annotation (text) submitted digitally shall be identical to annotation submitted on the hardcopy maps. The section "Data Layering Requirements" defines requirements for submission of annotation. 114

119 Specifications for the Digital Submission of Subdivision Maps 10.5 Data Layering Requirements 10.5 Data Layering Requirements The data shall be layered into the following features: A. Boundary Data - pertaining to this survey B. Road Centerline Data - new C. Lot Line Data - new D. Right of Way Data - new E. Easement Data - new F. Tie to geodetic control - pertaining to this survey G. Miscellaneous - all other data Essentially, data specific to the survey being submitted which is directly applicable to landbase maintenance is separated and split into seven layers. All other data is transmitted on a single layer. The following table indicates which features must be transmitted digitally, and which are desirable but not required: Boundary Data Boundary Line Required Map Name Required Lot/Parcel Data Lot Lines Required Lot Numbers Required Easement Data Easement Lines Required Road Centerline Data Centerline Required Right of Way Data Right of Way Lines Required Descriptive Data Optional Bearings/Distance/Curve Data Optional Tie Data Graphic Representation Required California Coordinate System values (where applicable) Required Geological Data Fault Lines, Zones & Setbacks Required Miscellaneous All Other Data Optional In cases where a linear element between two points applies to more than feature, e.g., a boundary line and lot line may be coincidental, this data may, at the submitter s discretion, be submitted as: 115

120 Specifications for the Digital Submission of Subdivision Maps 10.5 Data Layering Requirements H. One graphical element utilizing the following hierarchy to determine the appropriate layer for the graphics data. 1. Boundary 2. Centerlines 3. Right of Way 4. Lot Line 5. Easement By utilizing this approach there is no duplication of data. I. Duplicated graphical data sets with each data layer containing a full definition of the feature. For example: a line between two points which is both a boundary line and a lot line would appear on both the boundary layer and the lot line layer. J. A combination of a) and b) above. For example, lines which are both boundary lines and lot lines may utilize b) above, while lines which are both right of way lines and lot lines may utilize a) above. Annotation which applies to more than one feature shall not be duplicated. For example, a bearing may apply to geodetic ties, a boundary line and a street centerline. In such cases, the following hierarchy shall determine the appropriate layer for such annotation. 1. Ties to Geodetic Control 2. Boundary Data 3. Centerline Data 4. Right of Way 5. Lot Line 6. Easement 116

121 Specifications for the Digital Submission of Subdivision Maps 10.6 Media Requirements 10.6 Media Requirements Any of the following media will be accepted: CD DVD No other files shall exist on the media. The submitter is responsible for archival of the digital data until final acceptance by the County Surveyor. All disks shall be submitted with labels indicating the following data and will be signed by the Licensed Surveyor/Registered Civil Engineer submitting the map. The purpose of the signature is to verify the transmittal of the data, not professional responsibility, for the data. It is understood that the digital data does not constitute a professional delivery. It is the responsibility of the County Surveyor to refer to the recorded map for the correct information. The label on the submitted media shall include the following: MAP : DATE : COMPANY : LS/RCE : REG NO. : FORMAT : SIGNATURE : EXAMPLE MAP : PM DATE : DECEMBER 15, 2004 COMPANY : HUFFNAGLE & ASSOCIATES LS/RCE : NATHAN C. TRISTAN REG NOS. : L.S FORMAT : DXF SIGNATURE 117

122 Specifications for the Digital Submission of Subdivision Maps 10.7 File Naming Conventions 10.7 File Naming Conventions The submitter may submit files using either of the following conventions: A. One file will be submitted for each survey/map regardless of the number of sheets submitted in hardcopy form. The file will be named according to the map name. File extensions will be as follows: DXF Format: IGDS Format: Traverse Data: DWG Form.DXF.DGN.TRV.DWG EXAMPLES: Parcel Map No submitted in DXF: Tract Map No submitted in IGDS: PM85201.DXF TR15521.IGDS B. One file submitted for each map sheet. File naming conventions will be as a) except that TR or PM will be replaced by the sheet number. EXAMPLES: Sheet 2 of Tract Map No submitted in DXF: DXF 118

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124 Appendix 11.1 Definitions 11. Appendix 11.1 Definitions The following terms, as used in County Ordinance No. 460 and this Development Manual, are defined to have the following meanings: 1. ABUTTING means to border on, or to touch along a border or with a projecting part. (see ADJACENT) 2. ACCESS ROAD (see Section 11.1 Item 56.L.) 3. ADP means Area Drainage Plan. 4. ADJACENT means having one or more sides in common. 5. ADJOINING means to lie next to or in contact with. (see ADJACENT) 6. ADVISORY AGENCY means the Planning Commission, the Planning Director, or Subdivision Committee, as specified in Section 1.2 of County Ordinance No ALLEY (see Section 11.1 Item 56.N.) 8. ALTERNATIVE ACCESS (see Secondary Access) means an additional highway or private street, improved or designed or ordinarily used for vehicle traffic used to provide access to a proposed land division as set forth in County Ordinance No ALUC means Riverside County Airport Land Use Commission. 10. APPROVED FIRE HYDRANT means an appliance meeting American Water Works Association (AWWA) standard C (Dry-Barrel Fire Hydrants) or C (Wet-Barrel Fire Hydrants) and approved by the water company and the fire department having jurisdiction. 11. ARTERIAL HIGHWAY (see Section 11.1 Item 56.E.) (Also see Items 56.C and 56.E) 12. BMP means Best Management Practices. 13. BOARD means the Board of Supervisors of Riverside County. 14. BRIDGE means a bridge identified in the Circulation portion of the Public Facilities and Services Element of the General Plan or a bridge that is part of a major thoroughfare and spans a waterway, railway, freeway or canyon. 15. BUILDING OFFICIAL means the Director of the Building and Safety Department of Riverside County. 120

125 Appendix 11.1 Definitions 16. CCS83 means the California Coordinate System (CCS83) based on the North American Datum of 1983 Lambert Projection Zone VI, Epoch OCS GPS Adjustment or current adjustment as directed by the County Surveyor. 17. CEQA means the California Environmental Quality Act, consisting of the Act (Public Resources Code, Division 13. Environmental Quality Sections ) and the CEQA Guidelines (California Code of Regulations Title 14, Chapter 3 Sections ). 18. CFS means Cubic Feet per Second. 19. CIVIL ENGINEER means a professional engineer possessing a valid license as a Civil Engineer issued by the California Board for Professional Engineers and Land Surveyors. 20. CLOMR means Conditional Letter of Map Revision (also see LOMR) 21. COLLECTOR STREET (see Section 11.1 Item 56.I.) 22. COMMUNITY APARTMENT PROJECT as defined in the California Civil Code Section 1351 (d), means a development in which an undivided interest in land is coupled with the right of exclusive occupancy of any apartment located thereon. 23. COMMUNITY SERVICES DISTRICT means a community services district created under authority of Section et seq of the Government Code which has the power to construct and maintain streets. 24. COMMUNITY FACILITIES DISTRICT (see MELLO ROOS) 25. COMMERCIAL ZONES mean the following zoning classifications as defined in County Ordinance No. 348: General Commercial (C-1/C-P), Tourist Commercial (C-T), Scenic Highway Commercial (C-P-S), Retail Commercial (C-R), Commercial Office (C-O), Rubidoux-Village Commercial (R-VC), and Commercial Citrus/Vineyard (C-C/V). 26. CONDOMINIUM PROJECT as defined in the California Civil Code Section 1351 (f), means a development consisting of condominiums. A condominium consists of an undivided interest in common in a portion of real property coupled with a separate interest in space called a unit, the boundaries of which are described on a recorded final map, parcel map, or condominium plan in sufficient detail to locate all boundaries thereof. The area within these boundaries may be filled with air, earth, or water, or any combination thereof, and need not be physically attached to land except by easements for access and, if necessary, support. The description of the unit may refer to (1) boundaries described in the recorded final map, parcel map, or condominium plan, (2) physical boundaries, either in existence, or to be constructed, such as walls, floors, and ceilings of a structure or any portion thereof, (3) an entire structure containing one or more units, or (4) any combination thereof. The portion or portions of the real property held in undivided interest may be all of the real property, except for the separate interests, or may include a particular threedimensional portion thereof, the boundaries of which are described on a recorded final map, parcel map, or condominium plan. The area within these boundaries may be filled with air, earth, or water, 121

126 Appendix 11.1 Definitions or any combination thereof, and need not be physically attached to land except by easements for access and, if necessary, support. An individual condominium within a condominium project may include, in addition, a separate interest in other portions of the real property. 27. CONSTRUCTION means design, acquisition of right-of-way, administration of construction contracts and actual construction. 28. CONTIGUOUS means adjacent parcels of land that shall be considered contiguous even if separated by roads, streets, utility easements, or railroad rights-of-way. 29. COUNTY SURVEYOR means the County Surveyor of Riverside County. 30. CPR means Comprehensive Project Review. 31. CSA means County Service Area, as described in Government Code Section and Board of Supervisors Policy A CUL-DE-SAC STREET (see Section 11.1 Item 56.O.) 33. DEAD-END STREET (see Section 11.1 Item 56.P.) 34. DEPARTMENT OF TRANSPORTATION means the Department of Transportation of the State of California. 35. DESIGN means: A. Street alignments, grades and widths; B. Drainage and sanitary facilities and utilities, including alignments and grades thereof; C. Location and size of all required easements and rights-of-way; D. Fire roads and firebreaks; E. Lot size and configuration; F. Traffic access; G. Grading; H. Land to be dedicated for park, recreational, or trail purposes; and, I. Such other specific physical requirements in the plan and configuration of the entire land division as may be necessary or convenient to insure consistency with or implementation of the General Plan or any adopted specific plan. 122

127 Appendix 11.1 Definitions 36. DIRECTOR OF ENVIRONMENTAL HEALTH means the Director of Environmental Health of the County of Riverside. 37. DIRECTOR OF TRANSPORTATION means the Director of the Transportation Department of the County of Riverside. 38. ECS means Environmental Constraint Sheet. 39. EDA means the Riverside County Economic Development Agency. 40. ENHANCED LOCAL STREET (see Section 11.1 Item 56.J.) 41. ENVIRONMENTAL CONSTRAINT NOTE means any note or notes required by the conditions of approval to be shown on an Environmental Constraint Sheet and reference made thereto on the final map. This shall be required when constraints involving but not limited to any of the following are conditioned by the Advisory Agency or Board of Supervisors: archaeological sites, geologic mapping, grading, building, building setback lines, flood hazard zones, seismic lines and setbacks, fire protection, water availability, and sewage disposal. 42. ENVIRONMENTAL CONSTRAINT SHEET means a duplicate of the final map on which are shown the Environmental Constraint Notes. This sheet shall be filed simultaneously with the final map, with the County Surveyor, and labeled ENVIRONMENTAL CONSTRAINT SHEET in the top margin. Applicable items shall be shown under a heading labeled Environmental Constraints Notes. The Environmental Constraint Sheet shall contain the statement: THE ENVIRONMENTAL CONSTRAINT INFORMATION SHOWN ON THIS MAP SHEET IS FOR INFORMATIONAL PURPOSES DESCRIBING CONDITIONS AS OF THE DATE OF FILING, AND IS NOT INTENDED TO AFFECT RECORD TITLE INTEREST. THIS INFORMATION IS DERIVED FROM PUBLIC RECORDS OR REPORTS, AND DOES NOT IMPLY THE CORRECTNESS OR SUFFICIENCY OF THOSE RECORDS OR REPORTS BY THE PREPARER OF THIS MAP SHEET. 43. EXPRESSWAY (see Section 11.1 Item 56.B.) 44. FAST TRACK STATUS means the status conferred on a map by majority vote of the Board of Supervisors or by the Executive Director of the Riverside County Economic Development Agency in accordance with the provisions of Board of Supervisors Policy A FEMA means Federal Emergency Management Agency. 46. FIRE CHIEF means the Chief of the Fire Protection Agency or designee having jurisdiction of the area in which a land division is located. 47. FLOOD CONTROL ENGINEER means the person as determined by the area in which a land division is located as follows: A. Within the boundaries of the Riverside County Flood Control and Water Conservation District, it means the General Manager-Chief Engineer of that District. 123

128 Appendix 11.1 Definitions B. Within the boundaries of the flood control jurisdiction of the Coachella Valley Water District, it means the General Manager of that District. C. Outside the boundaries of either of the above Districts, it means the person designated by the Board of Supervisors to perform the flood protection studies. 48. FLOODPLAIN means the relatively flat area of low lands adjoining, and including, the channel of a river, stream, watercourse, bay, or other body of water that is subject to inundation by the floodwaters of the 100-year frequency floods. 49. FLOODWAY means a channel of a river or other watercourse and the adjacent land areas that must be reserved in order to pass the 100-year flood without cumulatively increasing the water surface elevation more than one foot. Private development may not encroach into the floodway limits without construction of a FEMA approved flood control facility that is to be maintained by a public agency. 50. FREEWAY (see Section 11.1 Item 56.A) 51. FUEL BREAK means an area, strategically located for fighting anticipated fires, where the native vegetation has been permanently modified or replace so that fires burning into it can be more easily controlled. Fuel breaks divide fire-prone areas into smaller areas for easier fire control and to provide access for fire fighting. 52. FUEL MODIFICATION means a method of modifying fuel load by reducing the amount of nonfireresistive vegetation or altering the type of vegetation to reduce the fuel load. 53. GENERAL PLAN means the General Plan of the County of Riverside, including all elements thereof, as adopted by the Board of Supervisors. 54. GPM means Gallons per Minute. 55. HAZARDOUS FIRE AREA means an area within the County of Riverside so designated on the map entitled "Hazardous Fire Areas of Riverside County" on file in the Office of the Clerk of the Board of Supervisors and in the Office of the County Fire Chief. County Ordinance No. 787 defines it as land that is covered with grass, grain, brush, or forest, whether privately or publicly owned, which is so situated or is of such inaccessible location that a fire originating upon such land would present an abnormally difficult job of suppression or would result in great and unusual damage through fire or resulting erosion. 56. HIGHWAY OR STREET means a right-of-way within which improvements are constructed for the conveyance of vehicular and pedestrian traffic and includes all highways, streets, road, and alleys. Said rights-of way and improvements shall be in conformity with County Transportation Department Standards and Specifications as set forth in County Ordinance No A. FREEWAY means a highway upon which the abutter's rights of access are controlled and which provides separated grades at intersecting streets. 124

129 Appendix 11.1 Definitions B. EXPRESSWAY means a multimodal highway corridor for through traffic to which access from abutting property is restricted. Intersections with other streets or highways shall be limited to approximately one-half mile intervals. Minimum right of way width shall be 142 to 220 feet. C. URBAN ARTERIAL HIGHWAY means a six-lane divided highway primarily for through traffic where anticipated traffic volumes exceed four-lane capacity. Access from other streets or highways shall be limited to approximately one-quarter mile intervals. Minimum right-of-way width shall be 152 feet. D. ARTERIAL HIGHWAY means a divided highway primarily for through traffic to which access from abutting property shall be kept at a minimum. Intersections with other streets or highways shall be limited to approximately one-quarter mile intervals. Minimum right-of-way width shall 128 feet. E. MOUNTAIN ARTERIAL HIGHWAY means a four-lane highway intended to serve through traffic in mountainous areas zoned for low-density residential development. Access from abutting property shall be kept at a minimum. Intersections with other streets or highways shall be limited to approximately 330-foot intervals. Minimum right-of-way width shall be 110 feet. F. MAJOR HIGHWAY means a highway intended to serve property zoned for major industrial and commercial uses, or to serve through traffic. Intersections with other streets or highway may be limited to approximately 660-foot intervals. Minimum right-of-way width shall be 118 feet. G. SECONDARY HIGHWAY means a highway intended to serve through traffic along longer routes between major traffic generating areas or to serve property zoned for multiple residential, secondary industrial or commercial uses. Minimum right-of-way width shall be 100 feet. Intersections with other streets and highways may be limited to 330-foot intervals. H. INDUSTRIAL COLLECTOR means a three lane circulatory street with a continuous left turn lane with at least one end connecting to a road of equal or greater classification. Minimum right-of-way width shall be 78 feet. I. COLLECTOR STREET means a street which is intended to serve intensive residential land use, multiple family dwellings, or to convey traffic through an area to roads of equal or similar classification or higher. Direct residential driveway access shall be restricted. Minimum rightof-way width shall be 74 feet. J. ENHANCED LOCAL STREET means a through street serving a single-family neighborhood with lot sizes generally less than 7,200 square feet, which also has direct frontage access for schools or parks. It may also serve a cul-de-sac in industrial or commercial use areas but shall not exceed 660 feet in length. Minimum right-of-way width shall be 66 feet. K. LOCAL STREET means a residential street designed to serve as the local access for most single-family neighborhoods. Minimum right-of-way width shall be 60 feet. L. ACCESS ROAD means: 125

130 Appendix 11.1 Definitions 1) An existing improved roadway, either graded, graded and based, or asphalt paved, built within the dedicated right-of-way and providing safe, passable access from a maintained road to a land division site; or, 2) A proposed road that will be constructed to grade, alignment, and width from the project site to a maintained or public road as defined this Development Manual. M. MAINTAINED ROAD means a road in which a Governmental Agency, a County Service Area, or Community Services District shall principally conduct the road maintenance. A road maintained by a Property Owner's Association may constitute a maintained road if the Board of Supervisors determines that there is no other feasible means of guaranteeing maintenance of the road for public use; and if the Association has the unqualified right and obligation to maintain the road pursuant to recorded conditions, covenants, and restrictions which provide that such right and obligation cannot be amended or terminated without the mutual consent of the County of Riverside and the Association. N. ALLEY means a secondary means of access to property and is located at the rear or side of the property. Minimum right-of-way width shall be 20 feet. O. CUL-DE-SAC STREET means a road open at one end only, with special provisions for turning around, and the further extension of which is precluded by the land division design. P. DEAD-END STREET means a street open at one end only without provisions for turning around and which may be further extended into adjoining property. Q. PRIVATE STREET means a street within a private development or a planned residential development whereby the street requirements are regulated by Section 4.2 of this Development Manual. R. PART-WIDTH STREET means any street in which the improved width is less than the width necessary for a normal full-width street. S. RURAL ROAD means any local residential street within designated areas, identified in the General Plan, Community Plan, or a Specific Plan serving less than 50 single family lots with lot sized of one-half acre or larger. The minimum right-of-way shall be 60 feet. The radii, maximum grade percentage, intersection intervals, and all other design standards except pavement width shall be the same as those for a "Local Street" as required by County Ordinance No Minimum improvements are as follows: Road Classification Minimum Parcel Size Number of Residences Minimum Pavement Width Road Standard Number Collector ½ Acre Gross 21 thru feet No. 136 Residential (Local) 2 Acre Gross 20 or less 24 feet No. 138 The above rural road standards shall be applicable in the following areas: 1) Lake Mathews/Woodcrest Area Plan 2) County Service Area Numbers 41, 86, 104, 105, 108, 117, 124 and

131 Appendix 11.1 Definitions 57. HOA means Home Owners Associations (Also see POA) 58. IMPROVEMENT means any street work, surveys and monuments and utilities to be installed, or agreed to be installed, by the land divider on the land to be used for public or private streets, highways, ways, and easements as are necessary for the general use of the lot owners in the subdivision and local neighborhood traffic needs as condition precedent to the approval and acceptance of the final map thereof. Improvement also means such other specific improvements or types of improvements the installation of which, either by the land divider, public agencies, private utilities, any other entity or by any combination thereof, is necessary or convenient to insure consistency with and implementation of the conditions of approval of the tentative map and the General Plan and any adopted specific plan. 59. INDUSTRIAL COLLECTOR (see Section 11.1 Item 56.H.) 60. INDUSTRIAL ZONES mean the following zoning classifications as defined in County Ordinance No. 348: Industrial Park (I-P), Manufacturing - Service Commercial (M-SC), Manufacturing - Medium (M-M), Manufacturing - Heavy (M-H), Mineral Resources (M-R) and Mineral Resources and Related Manufacturing (M-R-A) 61. IMPROVEMENT STANDARDS means the standards set forth in this and other ordinances related to the development of land as a subdivision or parcel map division. 62. LAND DIVISION or SUBDIVISION means the division of any unit of units of improved or unimproved land, or any portion thereof, shown on the latest equalized county assessment roll as a unit or as contiguous units, for the purpose of sale, lease, gift, or financing, whether immediate or future. Land division or subdivision includes both tract map and parcel map divisions of land as hereinafter defined: A. TRACT MAP DIVISION means a land division creating five or more parcels, five or more condominiums as defined in Section 783 of the California Civil Code, a community apartment project containing five or more parcels, or the conversion of a dwelling to a stock cooperative project containing five or more dwelling units. B. PARCEL MAP DIVISION means a land division where any of the following conditions prevail: 1) The land is divided into 4 or less parcels. 2) The whole parcel before division contains less than five acres, each parcel created by the division abuts upon a maintained public street or highway, and no dedication or improvements are required for the land division. 3) Each Parcel created by the land division has a gross area of not less than 20 acres up to 40 acres and each parcel has an approved access to a maintained public street or highway. 127

132 Appendix 11.1 Definitions 4) The land consists of a parcel or parcels of land having approved access to a public street of highway, is part of a tract of land zoned for industrial or commercial development, and is approved as to street alignment and width. 5) Each parcel created by the land division has a gross area of 40 acres or more, or each of which is not less than a quarter of a quarter section. 6) The land being subdivided is solely for the creation of an environmental subdivision pursuant to Section of the Subdivision Map Act. C. LAND DIVISION or SUBDIVISION does not include: 1) The financing or leasing of apartments, offices, stores or similar space within apartments buildings, industrial buildings, commercial buildings, mobile home parks or trailer parks. 2) Agricultural, gas, oil, or mineral leases. 3) Land dedicated for cemetery purposes under the California Health and Safety Code. 4) The division of land caused by the acquisition of a property interest by any public entity or governmental agency. 5) The division of land caused by the acquisition of a property interest by a public utility for operating public utility purposes, or the conveyance of land by a public utility to a contiguous ownership. 6) A lot line adjustment between four or fewer existing adjoining parcels solely for the purpose of increasing or adjusting the size of lots or parcels, provided that the lot line adjustment does not reduce the original parcels below the zoning development standards applicable to the land, no additional parcels are created and the adjustment is approved by the Planning Director. 7) When a land division is of a portion of any unit or units of improved or unimproved land, the subdivider may designate as a remainder that portion which is not divided for the purpose of sale, lease or financing. The designated remainder shall not be counted as a parcel for the purposes of determining whether a parcel map or final map is required. 8) For a designated remainder parcel, the fulfillment of construction requirements for improvements shall not be required until a permit or other grant of approval for development of the remainder parcel is issued by the Planning Department, or until the construction of the improvements is required pursuant to an agreement between the subdivider and the County. In the absence of that agreement the County may require fulfillment of the construction requirements within a reasonable time following approval of the final map and prior to the issuance of a permit or other grant of approval for the development of a remainder parcel upon a finding by the County that fulfillment of the construction requirements is necessary for reasons of the public health and safety, or the required construction is a necessary prerequisite to the orderly development of the surrounding area. A designated remainder 128

133 Appendix 11.1 Definitions subsequently may be sold without any further requirement of the filing of a parcel map or final map, but the Planning Director may require a certificate of compliance or conditional certificate of compliance. 63. L&LMD means Landscaping & Lighting Maintenance District 64. LAND USE ORDINANCE means the Riverside County Ordinance No. 348, as amended. 65. LAND MANAGEMENT SYSTEM (LMS) means the permit and case tracking system that manages all land development activities for the TLMA within the unincorporated areas of the County. 66. LOCAL STREET (see Section 11.1 Item 56.K.) 67. LOMR means Letter of Map Revision (also see CLOMR) 68. LOT LINE ADJUSTMENT means a minor alteration adjustment of a boundary line or boundary lines between four or fewer adjoining legal parcels. It is not a subdivision or re-subdivision procedure and is intended to be used only in those situations where the provisions of the Subdivision Map Act and County Ordinance No. 460 applicable to subdivision and re-subdivisions do not apply. see Section 11.1 Item 62.C.6)) 69. MAINTAINED ROAD (see Section 11.1 Item 56.M.) 70. MAJOR HIGHWAY (see Section 11.1 Item 56.F.) 71. MAJOR THOROUGHFARE means those roads designated as an expressway, arterial highway, major highway and secondary highway as defined by Section 10.1 Item 56, and reflected in the General Plan and whose primary purpose is to carry through traffic and provide a network connecting to or which is part of the state highway system. 72. MELLO-ROOS (Community Facilities District): means a "Community Facilities District," created by a county, city, special district, school district or joint powers of authority, to establish such a District for the purpose of financing public services and facilities. The services and facilities Mello-Roos Districts can provide include streets, police protection, fire protection, ambulatory, elementary schools, parks, libraries, museums, and cultural facilities. 73. MDP means Master Drainage Plan. 74. MINOR CHANGE means a minor modification of an approved tentative map that includes, but is not limited to, a change in lot lines, lot design, or street alignment, building pad location or grading proposals provided that the basic design concept is retained. A minor change may decrease, but not increase the number of approved lots. A minor change may alter or delete any condition of approval that is no longer appropriate or necessary. Notwithstanding the above, or any other provision herein to the contrary, a request to alter or delete a condition of approval of any approved tentative map within the boundaries of the following districts shall, in all instances, be considered a minor change: Assessment District No. 159, Assessment District No. 161, Community Facilities 129

134 Appendix 11.1 Definitions District No. 84-2, Community Facilities District No.86-1, Community Facilities District No. 87-1, Community Facilities District No and Community Facilities District No MOUNTAIN ARTERIAL HIGHWAY (see Section 11.1 Item 56.E.) 76. PARCEL MAP (see Section 11.1 Item 62.B.) 77. PART-WIDTH STREET (see Section 11.1 Item 56.R.) 78. PLANNED RESIDENTIAL DEVELOPMENT means residential development including, but not limited to, a statutory and nonstatutory condominium project, cluster housing, town houses and a community apartment project that is permitted reduced lot area, width and depth requirements and building setback requirements, by integrating into the overall development open space and outdoor recreational facilities, and that may include recreational and public assembly buildings intended primarily for the use of the residents of the project, within the development. 79. PLANNING COMMISSION means the commission that performs those planning and zoning duties specified by law or ordinance that are not expressly delegated or reserved to another body or officer, including but not limited to, the duties related to legislative matters and the duties related to quasi-judicial matters and appeals thereof, as described in Section 1.4 of County Ordinance No PLANNING DIRECTOR means the Planning Director of the County of Riverside, or designee. 81. POA means Property Owners Association (Also see HOA) 82. PRIME AGRICULTURAL LAND means either: A. Land that qualifies for rating as Class I or Class II in the Natural Resource Conservation Service land use capability classifications. B. Land that qualifies for rating 80 through 100 in the Storie Index Rating. C. Land that supports livestock used for production of food and fiber and which has and annual carrying capacity equivalent to at least one animal unit per acre as defined by the United States Department of Agriculture. D. Land planted with fruit or nut-bearing trees, vines bushes or crops which have a nonbearing period of less than five years and which will normally return during the commercial bearing period on an annual basis from the production of unprocessed agricultural plant production not less than $200 per acre. E. Land that has returned from the production of unprocessed agricultural plant products and annual gross value of not less than $200 per acre for three of the previous five years. 83. PRIVATE STREET (see Section 11.1 Item 56.Q.) 130

135 Appendix 11.1 Definitions 84. PSI means pounds per square inch. 85. PUBLIC ACCESS means: A. Dedication to public use or to the County of Riverside to the required width for road purposes. B. Permanent written easement for road purposes to the required width from the State or Federal Government. C. An access road that has been open to the public without posting for five years or more, provided adequate evidence thereof is submitted to and approved by the Director of Transportation. D. A dedication to a community services district to the required width for road purposes. 86. PUBLIC IMPROVEMENTS means traffic controls, streets, roads, highways, freeways, bridges, over crossings, street interchanges, flood control or storm drain facilities, sewer and water facilities, lighting facilities and trails. 87. RECORDER means the Recorder of Riverside County. 88. REGISTERED SOILS ENGINEER means a professional engineer possessing a valid license as a Geotechnical Engineer issued by the California Board for Professional Engineers and Land Surveyors. 89. REMAINDER PARCEL (see Section 11.1 Items 62.C.7) & 8)) 90. REVISED TENTATIVE MAP means a modification of an approved tentative map wherein the design of the land division is changed from the approved tentative map, but there is no substantial change in concept from the original approved map. 91. RTA means the Riverside Transit Agency. 92. RURAL ROAD (see Section 11.1 Item 56.S.) 93. R/W means right-of-way. 94. SCHEDULE MAP refers to number and size of lots in a land division and the minimum improvements that a land divider shall install or enter into an agreement to install as set forth in the County Ordinance No SECONDARY ACCESS (see Alternative Access) 96. SECONDARY HIGHWAY (see Section 11.1 Item 56.G.) 97. SPECIFIC PLAN means a plan adopted by the Board that is based upon the General Plan of Riverside County, as provided in Section et seq. of the Government Code. 131

136 Appendix 11.1 Definitions 98. STAFF means the employees of the Transportation and Land Management Agency, the Health and Fire Departments and the Riverside County Flood Control and Water Conservation District. 99. STOCK COOPERATIVE PROJECT as defined in California Civil Code Section 1351 (m), means a development in which a corporation is formed or availed of, primarily for the purpose of holding title to, either in fee simple or for a term of years, improved real property, and all or substantially all of the shareholders of the corporation receive a right of exclusive occupancy in a portion of the real property, title to which is held by the corporation. The owners' interest in the corporation, whether evidenced by a share of stock, a certificate of membership, or otherwise, shall be deemed to be an interest in a common interest development and a real estate development for purposes of subdivision (f) of Section of the Corporations Code. A "stock cooperative" includes a limited equity housing cooperative that is a stock cooperative that meets the criteria of Section of the Health and Safety Code STORM FREQUENCY OF ONE IN 100 YEARS means a storm that will probably be equaled or exceeded on the average of once every 100 years. It does not follow, however, that such a storm will be equaled or exceeded once in every 100-year period, or that having occurred once, it will not occur again for 100 years. It may occur several times in a 100-year period, but over a sufficient length of time the average is expected to be once in 100 years STREET AND HIGHWAY DETAILS A. BARRIER STRIP means a strip of land one foot or more in width dedicated to the County of Riverside for street purposes and access control at the end of a dead end-street or along the side of a part-width dedicated street or other public right-of-way. B. BICYCLE (BIKE) PATH means an area either within or outside the right-of-way of a dedicated street where bicycle travel is the designated use. C. MEDIAN means that portion of a divided highway separating the traveled way for traffic in opposite directions. D. MULTI-LANE DEMAND means that projected traffic volume will exceed the nominal capacity of a two-lane street section when such projected traffic volume is determined by a rational method of traffic generation employing land use techniques and traffic engineering principles. E. OUTER SEPARATION means the area between the traveled way of a highway for through traffic and a frontage road or service road. F. PEDESTRIAN PATH/SIDEWALK means a right-of-way designed for use by pedestrians and not intended for use by motor vehicles, as defined by the Section 415 of the California Vehicle Code. A pedestrian path/sidewalk may be located within or without a street right-of way, at grade, or grade separated from vehicular traffic. 132

137 Appendix 11.1 Definitions G. RIGHT-OF-WAY means the entire width of property for the use of highways, flood and drainage works, overhead, and underground utilities, or any related improvements. H. PARKWAY means the area adjoining the outer edge of the roadbed, extending to the right-ofway line in which sidewalks, trails, plantings, utilities, bank slopes, and related facilities may be located. I. ROADWAY means those portions of the highway including roadbed, all slopes, side ditches, channels, waterways, and all other related facilities that are located within a road right-of-way. J. ROADBED means that portions of the roadway extending from curb-face or to the outside line of improved shoulders. K. TRAVELED-WAY means that portion of the roadway for the movement of vehicles, exclusive of shoulders and auxiliary lanes. L. ENHANCED INTERSECTION GEOMETRICS means expansion of the typical roadway cross section in order to facility the provision of additional turning lanes at major intersections, for example, the provision of a dedicated right turn-lane and/or dual or triple left turn lanes. Additional right of way may be needed to provide for such enhanced intersection geometrics. Intersection design shall be in accordance with the appropriate County Ordinance No. 461 Street Standards SUBDIVISION (see LAND DIVISION) 103. TENTATIVE MAP means a map made for the purpose of showing the design and improvement of a proposed land division and the existing conditions in and around it and need not be based upon an accurate or detailed final survey of the property TRACT MAP (see Section 11.1 Item 62.A.) 105. TRANSPORTATION AND LAND MANAGEMENT AGENCY (TLMA) means the departments of Planning, Transportation, Building and Safety, and Environmental Programs consolidated into one Agency URBAN ARTERIAL HIGHWAY (see Section 11.1 Item 56.C) 107. VESTING TENTATIVE MAP means a tentative map which after approval by the Advisory Agency and recordation of a final map gives the land divider a vested right for one year to proceed with development in accordance with the ordinances, policies, and standards in effect at the date that the tentative map application was deemed complete. Vesting Maps are processed in accordance with Section 2.8 of this Development Manual WQMP means Water Quality Management Plan WRCMSHCP means the Western Riverside Multiple Species Habitat Conservation Plan. 133

138 Appendix 11.1 Definitions 134

139 Appendix 11.2 Minimum Improvements By Schedule 11.2 Minimum Improvements By Schedule Ordinance No. 460 Schedule Size No. of Parcels Road Water Sewer Fire Less than 1 5 or A Ac. Net more B C D E F G H I Not less than 1 Ac. Net to 2 Ac. Gross Not less than 2 Ac. Gross to 5 Ac. Gross. Not less than 5 Ac. Gross to 20 Ac. Gross. Any size Commercial & Industrial. Zones Less than 1 Ac. Net. Not less than 1 Ac. Net to 2 Ac. Gross. Not less than 2 Ac. Gross to 20 Ac. Gross 20 Ac. Gross or greater. 5 or more 5 or more 5 or more 1 or more Asphaltic concrete pavement. Concrete curb, gutter and sidewalk. Drainage & Flood Control Facilities. Asphaltic concrete pavement. Concrete curb and gutter Drainage & Flood Control Facilities Water system per Title 22, Calif. Code of Regulations. Water system per Title 22, Calif. Code of Regulations. All streets: 32 ft. width w/ asphaltic concrete paving. No water Asphaltic concrete dikes system Additional improvement required on boundary streets to required. achieve compatibility w/ adjacent streets or land divisions. Drainage & Flood Control Facilities All streets 32 ft. width w/ asphaltic concrete paving. No water Asphaltic concrete dikes system Additional improvement required on boundary streets to required. achieve compatibility w/ adjacent streets or land divisions. Drainage & Flood Control Facilities Asphaltic concrete pavement. Concrete curb, gutter and sidewalk. Through streets: Min. width 64 ft. curb to curb. Non-circulatory streets: Min. width 56 ft. curb to curb. Drainage & Flood Control Facilities. 4 or less Asphaltic concrete pavement. Concrete curb, gutter and sidewalk. Drainage & Flood Control Facilities. 4 or less Asphaltic concrete pavement. Concrete curb and gutter Drainage & Flood Control Facilities 4 or less 1 or more 2 Ac. to less than 5 Ac. 5 Ac. to 20 ac. Asphaltic concrete pavement Through streets: Min. width 32 ft.; Access roads & Non-circulatory streets: Min. width 28 ft. Drainage Facilities. Asphaltic concrete pavement Rural road standards Access Roads: Min. width 28 ft. Drainage Facilities. 20 Ac. to No Specific Plan: Centerline study profile (80 scale) less than Specific Plan: Ultimate Design 40 Ac. Legal Access Drainage Facilities. 40 Ac. or None greater Water system per Title 22, Calif. Code of Regulations Water system per Title 22, Calif. Code of Regulations. No water system required.. No water system required. No water system required. No water system required. No water system required.. Collection system; or, Septic if appropriate; or, Package Treatment Plant Collection system; or, Septic if appropriate; or, Package Treatment Plant None Sewage Disposal Feasibility Report to Environmental Health None Sewage Disposal Feasibility Report to Environmental Health Collection system; or, Septic if appropriate; or, Package Treatment Plant Collection system; or, Septic if appropriate; or, Package Treatment Plant None Sewage Disposal Feasibility Report to Environmental Health None. As approved by Environmental Health. None. As approved by Environmental Health. None As approved by Environmental Health None. As approved by Environmental Health. Hydrant locations: each intersection but no less than 330 ft. apart. Min. Flow: 1,000 GPM for 2 20 PSI per hydrant. Multi-family - See Ord. No Hydrant locations: each intersection but no less than 660 ft. apart. Min. Flow: 1,000 GPM for 2 20 PSI per hydrant. Multi-family - See Ord. No. 787 Hydrant locations: each intersection but no less than 660 ft. apart. Min. Flow: 1,000 GPM for 2 20 PSI per hydrant. ECS note if domestic water system does not meet fire protection requirements. Hydrant locations: each intersection but no less than 660 ft. apart. Min. Flow: 1,000 GPM for 2 20 PSI per hydrant. ECS note if domestic water system does not meet fire protection requirements. See County Ordinance No. 787 Coordinate design criteria with County Fire Dept. Hydrant locations: each intersection but no less than 330 ft. apart. Min. Flow: 1,000 GPM for 2 20 PSI per hydrant. Multi-family - See County Ordinance No Where public water exists within 500 ft of land division: Hydrant locations: each intersection but not less than 660 ft. apart. Min. Flow: 1,000 GPM for 2 20 PSI per hydrant. ECS note if domestic water system doesn t meet fire protection requirements. As approved by County Fire Dept. (Min. 24 ft. wide improvements) As approved by County Fire Dept. (Min. 24 ft. wide improvements) As approved by County Fire Dept. As approved by County Fire Dept. 135

140 Appendix 11.3 Application for Subdivision and Development - Matrix 11.3 Application for Subdivision and Development - Matrix SUBDIVISION AND DEVELOPMENT MATRIX PM TR PRD PCD VM a) PM = Parcel Map b) TR = Tract Map c) PRD = Planned Residential Development PCD = Planned Community Development VM = Vesting Map X X X X X 1. Name, address, and telephone number of applicant. X X X X X 2. Name, address, and telephone number of landowner. X X X X X 3. Name, address, and telephone number of exhibit preparer. X X X X X 4. Assessor s Parcel Number(s) and, if applicable, address of the property. X X X X X 5. Scale (number of feet per inch) use Engineer s Scale for all maps and exhibits. Architect s scale is only acceptable for the floor plans, elevations, and landscaping plans. X X X X X 6. North arrow. X X X X X 7. Date tentative map or exhibit prepared. X X X X X 8. Map Number. X X X X X 9. Title of Map (i.e. Map No., Vesting Tentative Map, etc.). X X X X X 10. Proposed improvement schedule (i.e. Schedule A, B, C, etc.). X X X X X 11. Map book and page numbers of adjoining recorded land divisions. X X X X X 12. Complete legal description of property. X X X X X 13. Overall dimensions and approximate total net and gross acreage of property. X X X X X 14. Vicinity map, showing site relationship to major highways and cities and two access roads (Proposed and existing paved roads will be indicated by heavy dark lines or noted as paved). X X X X X 15. Exhibit Revision Block. X X X X X 16. Thomas Brothers map page and coordinates (Indicate edition year used.). X X X X X 17. Land division boundary line. X X X X X 18. Proposed lot lines and dimensions of each parcel. X X X X X 19. Net lot size, for each lot. X X X X X 20. Gross lot size, for each lot 2 acre and larger in size. X X X X X 21. Location of adjoining property and lot lines. X X X X X 22. A statement indicating that the tentative map includes the entire contiguous ownership of the land use designation of subject property and all surrounding property. X X X X X 23. Existing and proposed zoning and land use of property. X X X X X 24. Existing use and zoning of property immediately surrounding subject property. X X X X X 25. If project is within a Specific Plan, indicate the Specific Plan Planning Area number and the land use designation of subject property and all surrounding property. X X X X X 26. Names of utility purveyors and school district(s), including providers of water, sewer, gas, electricity, telephone, and cable television. 27. Location, widths, and improvements of existing and proposed public utility easements, X X X X X transmission lines, power and telephone poles, and underground utilities on or abutting the property. X X X X X 28. Names, locations, right-of-way widths, and improvements of adjacent existing and proposed streets and the approximate grades of proposed and existing streets and approximate street centerline radii of curbs. If private streets are proposed, they shall be so noted on the tentative map. X 29. Proposed names of streets without current names. X X X X X 30. List and accurately show all easements of record (by map or instrument number). X X X X X 31. Streets, alleys, and rights-of-way providing legal access to the property. X X X X X 32. Indicate whether or not property is within a County Service Area or Community 136

141 Appendix 11.3 Application for Subdivision and Development - Matrix SUBDIVISION AND DEVELOPMENT MATRIX a) PM = Parcel Map b) TR = Tract Map c) PRD = Planned Residential Development PCD = Planned Community Development VM = Vesting Map Facilities District, identify the district or area. X X X X X 33. Typical street improvement cross-section (not required on schedule H or I parcel maps). X X X X X 34. Label and describe any land or rights-of-way to be dedicated to public or other uses. X X X X X 35. Any known existing wells on the property or within 200 feet of the property boundary. 36. Existing topography of the property, with the source(s) of the contour lines identified. The contour lines shall extend 300 feet beyond the exterior boundaries of the subject property when adjacent property is unimproved or vacant. When adjacent property is improved or not vacant, contour lines shall extend beyond the exterior boundaries of the X X X X X subject property a distance sufficient to determine compatibility with adjacent property. Maximum contour interval should be five feet. Flood Control District and Transportation Department base maps are acceptable sources of information. Topography from U.S.G.S. maps may be used only when more detailed information is not available. Additional topography map be required if deemed necessary. 37. Preliminary grading including all cut/fill slopes to scale with slope ratios and slope setbacks from structures and property lines, the elevations of all individual building pads, X X the elevations at the perimeter of the subdivision, conceptual drainage facilities (including the location of terraces, terrace drains, brow ditches, V-ditches, and lot to lot drainage facilities), existing topography and the relationship to adjoining land and development, and any existing grading. 38. Preliminary grading as described above in item 37 for all existing and proposed X road, and for all proposed pad and driveway locations within contained areas (See detailed description of Constrained Area on Page 10 of application). X 39. Detailed grading plan to include all information required above in item 37 for preliminary grading plus a typical lot drainage design with a building envelope. X X X X X 40. Spot elevations (See detailed description of Spot Elevations on Page 10 of application). X X X X X 41. When subsurface septic sewage disposal is intended, include the information described on Page 10 of application under, Site Grading, Subsurface Disposal. X X X X X 42. Note whether or not land is subject to liquefaction, or other geologic hazards, or is within a Special Studies Zone. PM TR PRD PCD VM X X X X X 43. Note whether or not land is subject to overflow, inundation, or flood hazards. X X X X X 44. FEMA mapped floodplains and floodways including zone designations. X X X X X 45. Drainage plan. (See description of Drainage Plan on Page 10 of application). X X X X X 46. Centerline curve radii and typical selections of all open channels. X X 47. Table indicating area and density calculations with percentage breakdowns, including total area involved, total building area divided by uses, if applicable, total parking/paved area, total landscaped area, total recreation and/or open space area. Identify proposed parking spaces. X X X X X 48. Numbered mobile home or recreational vehicle spaces, dwelling units, or lots, and the total number of each type of space, unit, or lot. 49. Labeled common areas, open space, and recreational areas with location, X X X X X dimensions, acreage, and known proposed uses, and name of proposed owner(s) or entity(ies) who will maintain these areas. X X X X 50. Location, dimensions, setbacks, and nature of any proposed and all existing fences, 137

142 Appendix 11.3 Application for Subdivision and Development - Matrix SUBDIVISION AND DEVELOPMENT MATRIX a) PM = Parcel Map b) TR = Tract Map c) PRD = Planned Residential Development PCD = Planned Community Development VM = Vesting Map gates, walls, free-standing signs, driveways, turnouts and/or turnarounds, curbs, drainage structures, and above and below ground structures, including specific subsurface disposal systems. 51. Location, dimensions, arrangement, and numbering of parking spaces for existing X and/or proposed parking, loading and unloading facilities, identifying handicapped and compact parking spaces. X X X X 52. Location and dimensions of existing and proposed ingress and egress, and methods of vehicular circulation. X 53. Lighting system, both street and outdoor. X X X X 54. Location and dimensions of existing dwellings, buildings or other structures, labeled as existing and indicating whether they are to remain or be removed. X X X X 55. Location, dimensions, and height of proposed dwellings, buildings or other structures, labeled as proposed. PM TR PRD PCD VM X X X X 56. Setback dimensions of existing structures and paved areas. X X X X 57. Setback dimensions of proposed structures and paved areas. X X 58. Label landscaped areas with dimensions and spacing of proposed planters. X X X X X X X X X X X X X X X X 59. Location and amount of flammable/combustible liquids and waste of both above and belowground. 60. Dimensioned elevations, including details of proposed materials for elevations, and type of construction and occupancy classification per the current County Adopted Uniform Building Code and floor plans for each building (Attach to Site Plan.) 61. Square footage of each dwelling unit and every floor and the total for each building shown. 62. Irrigation and landscaping plans, including size, plant species and spacing proposed, including planters, and irrigation systems (Attach to Site Plan, or note that said plans will be deferred to a later time.) 63. Design Manual (optional) (See detailed description of Design Manual on page 11 of application). 64. If R-2 Zone (Article VII, Sec. 7.1a (9)), Restricted Single-Family Residential Subdivision: building footprints, floor plan assignments, proposed setbacks, pad elevations, street grades, and all cut and fill slopes in excess of one foot in vertical height. 65. To show compliance with the County s Water Quality Management Plan, water quality features or a note describing the site s water quality features shall be shown. 138

143 Appendix 11.4 Riverside County Landscape Design Guidelines 11.4 Riverside County Landscape Design Guidelines A. Application Submittal Instructions for Major Plot Plan Review 1. PURPOSE The Landscape Design Submittal Guidelines provide a clear understanding of plan check requirements and insure that proposed landscaped areas surrounding new and existing development improve the general quality of the environment. 2. PROJECTS REQUIRING LANDSCAPE SUBMITTAL: a) Single-Family & Multi-Family Residential b) Commercial and Industrial c) See Development Standards for the following zones located in County Ord. 348) Reference Design Guidelines Countywide Design Standards & Guidelines for Single-Family Residential Development Design and Landscape Guidelines for Development in the Second Supervisorial District Design Standards & Guidelines, Third and Fifth Supervisorial Districts 3. PLAN CHECK REQUIREMENTS FOR LANDSCAPE DESIGN CONCEPT REVIEW Applicant is strongly encouraged to review the following: a) Design Standards & Guidelines and appropriate Code Sections for plant material quantity compliance, parking lot screening, parking lot shading requirements, etc. b) Landscape Application Submittal checklist. c) Water budget calculation discussion and use of Hydrozone planting. d) Review of Plant List for recommended planting of Hydrozones, etc. Applicant is required to submit the following: a) A Conceptual Landscape Plan with the Conceptual Review plans of building/structure(s) Exhibit B, with a Major Case Application. b) The submittal of one Landscape plan shall include: 1) Conceptual Planting Plan & Conceptual Landscape elevation 139

144 Appendix 11.4 Riverside County Landscape Design Guidelines Conceptual Landscaping Design Submittal Conceptual Planning Plan Refer to Plant List for recommended plantings. Group plantings in the design according to water needs. Indicate location and quanity of plant groupings using typical planting plan symbols. Include shade trees required for residential, commercial, industrial buildings, parking lots, and Open Space pursuant to County Ordinance No. 850, Section?? Soils test on all projects. Analyze and amend soil accordingly. Conceptual Section/Elevations Indicate location of building footprint(s), include the proposed landscape and hardscape areas of the project site. Illustrate in plan the ingress/egress patterns for commercial/industrial, as well as single-family development and multi-family community projects. Choose a typical location on-site where a section would illustrate the height and design intent of berms. Vegetative screens, street trees, and other requirements per County Ordinance No. 850, Section?. 140

145 Appendix 11.4 Riverside County Landscape Design Guidelines Required Elements of Conceptual Landscaping Plan Plant Materials Legend Botanical Name Common Name Quantity Size Notes Butia capitata Pindo Palm 5 24 Box Trim fronds Title block along the right margin: -Title of sheet, name and address of the project, sheet numbers, numbers of sheets, and a revision block to indicate the date and type future revisions. -The title block should also indicate whoprepared it, and date of the drawings. -Title block format shall match the submitted concept level building plans. Bottom of sheet: north arrow, scale of site plan Site plan: property limits, building footprint, curbs, easements, fences, manholes, mounds, roads, slopes, walls walks, structures, and swales. Existing landscape materials and proposed landscape materials. Proposed landscape material shall reflect the hydrozone planting and include a list of plants. A plant materials legend shall be included on the plan that shall consist of: a. A symbol indicating each plant species that matches plant symbols specified in plan. (See illustration). b. The plant material legend shall include a list of scientific (botanical/latin) and common names for each plant species symbol specified in plan. c. The plant material legend shall include the proposed quantity and size of each plant specified in plan. 141

146 Appendix 11.4 Riverside County Landscape Design Guidelines Conceptual Planting Elevations 3 Berm slope 3:1 Canopy trees Evergreen shrubs for screening Entrance decorative shrub planting Street trees Concept Elevation/Sections for Commercial and Industrial developments should include the locations of: Each paving material for pedestrian and vehicular circulation, and the location of streets, driveways and alleys shall be shown. Berms Slopes Shade trees Street trees Number, size and location of bicycle racks. Street names and plan orientation Sections shall be called out and scale assigned. 142

147 Appendix 11.4 Riverside County Landscape Design Guidelines Conceptual Landscape Plan for Model Home Concept Landscape Plan for Model Home shall include: A study of hydrozones: Areas (zones) of plant groups requiring same irrigation (hydro). In the plan example shown to the left, trees, shrubs and lawn are identified in their respective hydrozone by a number. The conceptual landscape plan should include the placement of planting groups using symbols or numbers for each plant s water need. For example a separate symbol would be used to indicate the watering needs for the proposed trees, shrubs, groundcovers including lawns. Walkways, porches, driveways and other hardscape must also be illustrated. (Note: example in plan does not reflect elevation examples shown below) Hydrozone designing Plans can also include a generalized elevational diagram of the location of plantings and their water requirements. Water requirements can be assigned numeric values to document the location of irrigation type and method For example, the tree groupings shown in the drawing to the left require three different amounts of water