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Home My WebLink AboutNS 5.01t i ORDINANCE NO. NS -5 �',I SUBDIVISION ORDINANCE No Affidavit of Publication SARATOGA NEWS 3rd and Big Basin Way, Saratoga, California Phone UN 7 -9501 In the Superior Court of the County of Santa Clara, State of California Ordinance No. NS -5 STATE OF CALIFORNIA ss. COUNTY OF SANTA CLARA, Helen McLeod being first duly sworn, deposes and says: That at all times hereinafter mentioned he was a citizen of the United States, over the age of eighteen years, and a resident of said county, and was at and during all times the publ isher of the Saratoga News, a newspaper of general circulation printed and published weekly in said County of Santa Clara, State of California, that said Saratoga News is and was at all times herein mentioned, a newspaper of general circulation as that term is defined by Section 4460 of the Political Code, and, as provided by said section, is published for local news and intelligence of a general charac- ter, having a bona fide subscription list of paying subscrib- ers, and is not devoted to the interests, or published for the entertainment or instruction of a particular class, profession, trade, calling, race or denomination, or for the entertain- ment and instruction on any number of such classes, pro- fessions, trades, callings, races or denominations; 'that at all times said newspaper had been established, printed and published in said County and State, at regular intervals for more than one year preceding the first publication of the notice herein mentioned; that gaid notice was set in type not smaller than nonpareil, and was preceded with words printed in black face type not smaller than nonpareil, describing and expressing in general terms, the purport and character of the notice intended to be given; that the r- dinanee Ale. -1S 5 of which the annexed is a printed copy, was published and printed in said newspaper at least one time commencing on the and ending on the Oct. 18 1961 Subscribed and sworn to before me this —�9()tb day of Oct. , 1961 9 viJ Notary Public in and for Santa Clara County, California S „S WILLIAMS MY COMMISSION EXPIRES OCTOBER 27, 1962 i - - — -- - Saratoga News,', Oot , 18y- t 61 wise abutting on a street. scheduling and amounts of these fees -shall ring Commission and City Council shall ion forms as aproved by the Planning Cam - LEGAL NOTICE Improvement be as set forth in Table I attached hereto refuse approval of any tentative or final mission, and shall be - accompanied by. "Improvement' refers to such street work and incorporated herein by reference. Said asap application not in conformity here- tentative maps as hereafter set forth pre - ORDINANCE NO. NS -5 and utilities, includitg without being limit- fees may hereafter be changed by resolu- with. and all officials, departments and pared by. a registered civil engineer or AN ORDINANCE REGULATING THE ed to storm and sanitation drains and tion of the City Council, and such changed employees of the City vested with author -, licensed land -eurvyeor. Such map shall be I DESIGN AND IMPROVEMENT OF sewers' to be installed or agreed to be in- fee shall control without amendment to sty or duty to issue permits or certificates in full compliance with this section, SINGLE LOTS, PARCELS, DIVISIONS stalled by the subdivider on the land dedi- this ordinance. shall not issue -any such permit or certifi- Section 2.2: Time of Filing. The time of AND SUBDIVISIONS OF LAND IN cated or offered to be dedicated for streets, SECTION 4: ACTS PROHIBITED ' cats wbich conflicts with any provision of filing an application for subdivision ap- THE CITY OF SARATOGA highways, public ways and easements, as Section 4.1: It shall be unlawful for any this ordinance. proval and the tentative subdivision map The City Council of the City of Saratoga are necessary for the •general use of the person to sell, offer to sell, contrad•to sell Other than as above set forth, the Di- shall be construed to be the time at which does hereby ordain as follows: lot Owners In the subdivision and local or divide any real property in the City of rector of Public Works shad& be the official the same are accepted by the officer desig- PART ONE: GENERAL PROVISIONS neighborhood traffic, drainage and sewage Saratoga which constitutes a subdivision responsible for the enforcement of this hated in the rules of the Planning Commis- SECTION 1: PURPOSE, APPLICATION u"ds.'as a condition precedent-to the ap- proval of 9ie final map of the subdivision of five or more lots as defined herein with- ordinance. He may sign criminal nom- lion for that purpose. Such officer shall AND POWERS or to the final site approval PART. out complying with all of the provisions of P Pam plaints and call u the City Attorney to examine any such map and application Section 1.1: This ordinance is enacted to under THREE of this ordinance. PART TWO hereof. Section 4.2: It Prosecute criminal proceedings and /or In- stitute legal proceedings to' upon presentation of the same'to him and regulate and control the design and im- Means Access shall be unlawful for any' civil enforce' shall not accept them for filing until they provement of laud in the City of Saratoga. of A "mean, of access" is a stree right of � � person to sell, par to sell or contract to sell any lot or parcel of real property in Sec ordinance. Section 9.2: Penalties for Violation. Any are in full compliance with all the as to ions of law and of this ordinance as to It is applicable to divisions and subdi- visions, and to single lots and parcels.' It way, easement or way of necessity or other the City of Saratoga as a prospective build-. Person. as that term is herein defined, vdo- form and as to the data and information shall be known and ieferred to in its en- thwoughfare except an alley, designed for ing site or which constitutes a subdivision ; lcting any provision of this ordinance shall required to be shown thereon or furnished tirety as the "Subdivision Ordinance." Ingre S to or egress from any parcel of land of four or less lots, for which site approval be guilty of a misdemeanor and upon' con- therewith, and all required fees are paid. Section 1.2: This ordinance is in three to a public street. person is necessary under PART THREE of this viction thereof shall be Punishable by a Section 2.3: Tentative Maps —Form and parts. The provisions .of this PART ONE The term "person" means and shall in, ordinance, unless either (a). all the pro- fine of not more than (!500.00 or by im- Filing. apply to the entire ordinance. The pro -. elude any person, firm, partnership, asso- visions of PART THREE of this ordinance have been complied with and final site pnoonment in the County Jail for a term Section 2.3 -1: Filing. Twelve (12) copies and a reproducible transparency ncy of the visions of PART TWO, except as hereafter noted, shall apply to subdivisions of five eiation corporation, business trust, city, Con, local ty. a approval has been obtained within rive of not exceeding 8 months,.pr by both such fine "•(irtd+ ' nme6t. nmPr!so tentative map of a proposed subdivision (5) or more lots. The provisions of PART agency' district' State or Fed- eral government or any branch, district or y prior to such sale, or (b) the seller .. - Such person shall be deemed guilty of a 'shall be filed. Additional copies may be THREE, and Sections 1, 2, 3, 4, 5 and 7 division thereof, exclusive of the City of has prior to ens such sale, delivered to the purchaser a statement in writing that separate offense for each day during any required for transmittal to the designated official any adjoining city or county of PART TWO insofar as they are made gram �• site approval has not yet- been obtained portion of which a violation of this ordi- -is which has requested the same as provided applicable by PART THREE, shall apply Right -of -Way for said lot or parcel. Hance committed or continued or per - in the Map Act. If the subdivision or any to all single lots and parcels, and to sub- I The term "right of way" includes -all or SECTION 5: VOIDABILITY OF DEEDS mitted by sat h person, punishable as hen - pad thereof adjoins any State highway, two divisions of four (4) or less lots. Anything to the contrary above notwith- any part of the entire width of a road, street or highway easement whether or OR CONTRACTS in provided. Any building or structure erected or additional copies of�the tentative map shall f standing, whenever in the opinion of the not such entire area is actually used for Section 5.1: Any deed of conveyance, sale or contract to sell made contrary to the constructed in violation of PART THREE rlso be filed, which shall be transmitted by the Planning Commission to the District Planning Commission the intent of the i road, street or highway purposes. provisions of this ordinance is voidable at of this ordinance shall be and is hereby . Zngin� of the State Department of High- subdivider ls ultimately to subdivide into five or more lots, or wherever it a ppeau's Street A "street" is any thoroughfare for motor the sole option of the grantee, buyer, or declared unlawful and a public nuisance and the City .Attorney on direction of the +raga with a statement that the Commis - Commis- reasonably necessary in order to maintain vehicle travel which affords the principal person contracting to purchase, his heirs, personal representative, or trustee in in- Director of Public Works shall institute don will consider any recommendation of said District Engineer made within fifteen uniformity of building site design or im- — means of access to abutting property, in- solvency or bankruptcy, within one year necessary legal proceedings for the abate - (15) days' after receipt by him of said pfovement, PART TWO of this ordinance after the date of execution of the deed of ment, removal or enjoinment thereof in the copies of the map. shall be applicable to four or less lot sub- eluding public and private rights of way conveyance, sale, or contract to sell, but manner provided by law and shall take Section 2.3 -2: Form of Tentative Map and divisions which otherwise would come un- and easements. the deed of conveyance, sale, or contract such other steps as may be necessary to Accompanying Data. The tentative map der the terms of PART THREE. Section 1.3: This is an ordinance supple- Street — Collector' "Collector Street' is a street which, be- to sell, i, binding upon 'any any assignee or accomplish these ends• All remedies provided for hewn shall shall be clearly and legibly drawn on trac- menting the Subdivision Map Act as to is cause of its design and locality with re- transferee of the grantee, buyer, or person contracting. purchase, other than those be cumulative and not exclusive. ing cloth or tracing paper of good quality. ' shall have a dimension of not less than subdivisions as that term therein de- aped to -other streets and other sources of er above enumerated, and upon the grantor, SECTION 10: INCONSISTENT O DI- R 118 18 "x28° and the scale shall be 1" equal, fined, regulating divisions' of land less than traffic, is, used to carry traffic from local vendor, or person contracting to sell, or NANCES REPEALED to 100 feet. It shall contain the following ! a subdivision as that term is de- streets to secondary and major streets. his BEsi gnce, heir, or devisee. Ordinances Nos. 5, 5 -A, 23, 23 -1, 23 -2, information; fined the Map Act, and regulating sin. Street — hillside Collector SECTION 8: BUILDING PERMIT AND 23-4, 23 -5 and 5 B and 23 -8 are (a) The name`of any existing recorded map s gle unsubdivided sites under the site ap- " I`Iillside Collector Street' is a street CERTIFICATE OF here herby repealed. ape applicable to the subdivision' proval conditions set forth in PART which, because of its design ign and location Section 8.1: No building permit shall be SECTION 11: CONSTITUTIONALITY (b) Proposed- subdivision name if any and THREE hereof. Section 1.4: Ile Planning Commission is with respect 'to other streets and other sources of traffic, is used to carry traffic issued until the final subdivision map is If any section subsection, sentence, clause or phrase of this ordinance is for date, North point, scale and sufficient . hereby designated as the "Advisory Agency" that term is -defined from local streets to secondary and major recorded b the Count Recorder, or, in y the case of lots, parcels subdivisions any reason held by a court of competent description to define the location and n boundaries of the proposed tract' The the streets and which traverses terrain re- subject to PART THREE of this ordinance, t jurisdiction to be invalid, such decision proposed name is subject to approval by! Subdivision Map Act, and ls charged with n d quiring construction on natural ground on no building permit shall be issued until shall not affect the validity of the remain- . the Planning Commission. the powers and duties in respect to tenta- a gradient of more than 15 %. final site approval is granted is accord m� portions of this ordinance. The City (c) Eo map showing adjacent property, five and final maps and the procedure Street —Cal de -sac therewith. Council of the City of Saratoga hereby de- giving location, names and widths of relating thereto which are specified by law A "cul -de -sac" is any street having but ;Section 0.2: No certificate of occupancy clam that it would have passed this ordi- and by this ordinance.. one outlet for vehicular traffic, the terms- shall be issued until all trees are planted nance and each section, subsection. sent- . adjacent rights of way; . SECTION 2: DEFINITIONS nus of said street being within the sub - and curbs, gutters, driveway approaches, ence, clause and Phrase thereof, (d) Name and address of record owner o� the purposes of this ordinance the division and enclosed by parcels of land base rock and underground utilities serv- five of the fad that any one or more sec- more owners, subdivider and registered sags definitions hereafter' set forth shall con- comprising lots of the subdivision. icing such lot or parcel are satisfactorily bens, subsections, sentences, clauses or neer or licensed land. surveyor who pre 1 trol. Terms not herein defined shall be as Street— Dead -End installed and completd. phrases be hell invalid or unconstitutional. aced said ma P p. defined in the Zoning Ordinance of the A "deadend street" is any street having SECTION 7:'CONFORMITY WITH PART TWO: SUBDIVISION REGULA- (e) Locations. names, widths, centerlin City of Saratoga. Terms neither defined but one outlet for vehicular and pedestrian pe ZONING LAWS TIONS radii and centerline slopes of all streets herein nor is the Said Zoning Ordinance traffic and terminating :' the pro perty Nothing contained in thw ordinance, $ ,. Y c 9 ('^'O., AI�C highways and. other ways ?n the, pro.: shall be as defined in the Subdivision Map adjoining the subdivision, nur any act of forbearance done or permitted CEiMIltit>RY.MAP.. CONFERENCES posed subdivision; Act of the State of California. "City" Street—Frontage Road hereunder, shall waive or relieve comp}{ - Section 1.1: Filing of Preliminary Map. (f) Number of lots, dimensions of the lots, Section 2.1: In General. shall A "frontage road" is a street adjacent and once with any other ordinance of the City prior to filing a tentative map the subdi- including frontage, depth and area in mean the City of Saratoga; "Planning parallel to a major highway, which is sep- of Saratoga not specifically repealed here- vider may' at his option, submit to the square fed, Commission" shall mean the Planning crated therefrom by a dividing strip. by. Neither final map nor Site approval Planning Commission a preliminary map of (g) � foot contours, or one -half foot Commission of-the City f Saratoga; "City ty g ' Street —Local shall be granted for any lot, site or sub&- a preliminary proposed subdivision The contours where nece ssary. to describe. Council ' `shall mean the City Council of A "local street' is a street which, because vision which is not in conformity with the map shall not be considered for any par- area. Where the grade of any part of the City of Saratoga; the terms "Health "Health of its design and location with respect to zoning ordinances of the City of Saratoga, a unless all the Pce provisions this section the subdivision exceeds 10% or when Officer," Department," "Planning other streets, is used primarily for access are complied with by the subdivider. the subdivision abuts' existing developed Department" and "City Engineer•' shall to 'the abutting property. ch .a b nor which,haa been or is created in viola- Section 1.2t Form and Requirement of. lots an overall 1 grading Pan may be re- mean the respective officer, department or S feet— Hillside Local tion of any such zoning ordinance, nor for Preliminary Map. A minimum of four (4) quuired showing features adjacent to the engineer of the City of Saratoga, save and A "`hillside local street" is a street which, any. intended use which 'would not be In ,copies of the preliminary map shall be subdivision within a reasonable distance except that during any period of time because of its design and location with re- conformity with the district regulations in filed with the Secretary of the Planning therefrom which would affect said sub - wherein such services are being performed spect'to other streets, is used primarily for which said lot, site or subdivision lies at. Commission, and shall consist of a map or division. In those cases in which a grad - for the City by these respective officers or access to the abutting g Property and which he time of final approval. other drawing to a scale of 1" equaling ing plan is required, it shall show how departments of the County of Santa Clara, traverses terrain requiring construction on The Planning Commission may, but need 100 or 200 feet. Said map shall contain runoff of surface water from individual then the same shall mean such officers or natural ground on a gradient of more than not, tentatively approve a map for lot sizes the following information: (a) Name and lots will'be achieved and the ultimate departments of the County of Santa Clara; 15 %. or uses contrary to existing zoning govern - address of the owner, subdivider and engi- disposal of all subdivision Surface wat- if at any time any decision or determina- Thoroughfare g ing the lot, site or subdivision, in contem- veer; (b) Key map showing adjacent prop- ers. Benchmarks shall be on Santa Clara of the Santa Clara County Engineer A "thoroughfare" is a public street des- plation of a change in zoning to make such eriy, subdivisions and streets, and proposed County datum; while acting in the capacity of City Engi- ignated as a therou the Saratoga ghfeca lots or uses conform therewith, but only streets and subdivisions; c Date, north (h) Location and character of all existing deer for City should or contrary to any General Plan which, because of its design se after recommending such change of zoning point and scale; (d) Perimeter boundary easements for drainage, sewage: public decision of the Director of Public Works Public and location with respect- to other streets to the City Council after public hearing line to scale only; (e) Unusual features of utilities. together with all building and of the City of Saratoga, the decision of and other sources of traffic, is used to thereon in accord with the . Zoning Ordi- terrain such as rock outcrops, tree masses, use restrictions applicable thereto; said Director of Public Works shall con- carry a heavy volume of traffic through Hance: Any such tentative approval shall water courses in and adjacent to the j Pro- n Existing use or uses and zone or zones () g trol; the term "Flood Control District" the City and /or between districts of the be at the sole risk of the subdivider, and posed subdivision; (f) Statement of existing of the property and proposed use or shall mean the Santa Clara County Flood City or as an approach to a freeway. shall not become binding on'the City for and proposed public utilities, sanitary sew- uses; Control and Water Conservation District; Street — Minimum Access any Purpose unless and until such zoning er facilities, main traffic arteries, railroads, (j) The approximate locations of all pro- ' the term "Sanitation District' shall mean A "minimum access street" is a street run- is legally and finally adopted. •SECTION $: APPEAL AND AEVIEW freeways, expressways, and the distance to posed easements for drainage, sewage or a Santa Clara County Sanitation District; ning from the point of intersection of the the nearest sanitary sewer main line; (g) other public utilities; or the Cupertino Sanitary District; the existing. or proposed driveway of a site Section 8.1: Appeal to City Council. The subdivider may appeal to the City Council Approbate location and width of pro- (k) Transfers of adjacent and related prop- term "Director of Public Works" shall with the site's property line, to an ac- from any decision of. the Planning Cora- posed streets; (h) Approximate location and erty owned by the subdivider or his mean such Director of the City. "Map Act" cePted public street or intersecting mini- mission which conditionally approves or number of lots; (1) Lot sizes, width and predecessor in interest made within the , shall mean the Subdivision Map Act of mum access street, having an improved disapproves a tentative map or from any depth; (j) Acreage of proposed subdivision last preceding five years; the State of California. surface of a minimum width of 18 feet to the nearest acre; (k) Location of existing (1) Reserved Section 2.2; Subdivision. "Subdivision" improved to the engineering standards of . decision, determination or requirement of 'City wells, drain, channels, and ether water (m) All provisions for' domestic water sup - shall mean and include any real property, the City of Saratoga. the Engineer, under PART TWO or produ�g or carrying � within the ply which are proposed by the subdi- improved or unimproved, or portion there- Street— Private THREE hereof, filing a written notice no tice subdivision; (1) Location of existing native videi, including source. quality and ap•-/ ' of, shown on the latest adopted County tax A sate street' le a street in rivals private w thereof together with the requisite film B and ornamental trees including g outline pro q tip , proximate quantity; roll as a unit or as contiguous units, which ownership, not dedicated as a public street fee with the City Clerk, letter form being areas of species of orchard trees, and in (n) All provisions for sewage ' is divided for the purpose of sale, lease, and not an alley, which affords the pnnct sufficient, within 10 days after such de- addition shall contain such information as Strom drainage and flood control which or construction of improvement thereon. Pal means of access to one or more lots cision is made. The notice of appeal shall may from time to time be required for are Proposed by the subdivider; whether immediate or future, by any per - which do not have frontage on a public be signed by the subdivider and shall set preliminary maps resolution or order o Exis ' wells, active or abandoned, () trung son, firm, corporation, partnership, street. forth the action appealed from and all of of the Plannin m g no and disposition proposed;, Lion or other entity, governmental or other- r other- r- Strad —Public the grounds for appeal. No ground not Section 1.3: Distribution (p) Public area proposed, if any; wile, into two or more parcels. • It shall A "public stroet' is a street owned and specifically set forth in the notice may be raised or considered at the time of hearing. of and Acton on ]?re ' mruimarSy Maps. The Secretary of the, planting plan; (Q) Statement of tree (r) Statement lighting if include all divisions .of land which are ez• maintained by the City, the County, or Upon receipt of the notice of appeal and Planning Commission shall distribute the of street plan, 1 eluded from the definition of "Subdivi- sion" by the terms Business & Profes- the State, including streets offered for dedication to the City which have been filing fee, the City Clerk shall set the ap- Preliminary map$ +rod data to such appro_ any; s Statement of the im () improvements pro- of sions Code Section 11535 of the State of im roved, or for which a bonded improve- P Peal for hearing before the City Council at p�m departments or for review as may be des' ay u8�ted by posed to im constructed or installed and o Celiand Land •to went agreement is do effect it improve the same. The term includes "City Street," r its next regular meeting that falls not less 8 than 10 days after the date of filing, and the the Commission, and shall set a time and place of confer - of the time when said improvements when shall he installed and the date of their s. be divided shall h filing wit by either (a) the filing with the Planning "Accepted Street," "Accepted Public ic shall notify the subdivider and the one once between the subdivider and repre- anticipated completion; Commission of a 'tentative map .sliowdng Street," and "Dedicated Street " whose decision, determination or require- is sentatives of the various departments or agencies concerned to discuss (t) Reserved division into lots or, parcels, or (b) the sale, Subdivider ment being appealed of the time and place of hearing. the prelimi- miry map. At such conference the subdi- (u) The approximate distance to and loca- .: contract of sale, `lease, transfer or other " Subdivider" shall mean such individual, 'syndicate, Upon the hearing on appeal the City order Shall be furnished advice or sugges- ; tion of the nearest sanitary sewer main line; conveyance of any portion of a unit or contiguous units in one ownership s _form, corporation, partnership, local agency, city, county, state or federal- Council may sustain, Ovemrle or m y edify can tions as car reaSOnab be ly given by such (v). Location of existing native and orna- P shown on the latest adopted County tax government, or any district or division the decision, determination or requirement from. disposition based upon the information submitted, which shall be Mvisory mental trees including outline, centers roll, regardless of the manner of land de- thereof. who or _which is the owner of appealed and such on a Pw ¢ shall be final. only and not b u sating pea either a� of orchard trees; sion. or c the recording of an record p () g y record or owner under a contract to - peal Section 8.2: Judicial Review. The decision party. Section IA: Purpose of Preliminary Maps. ' (w) A blank space 8% inches by 11 inches in size for certifications. Of Of survey or other map or description of a Parcel less than the whole as shown chase of the real property to be divided of the City Council on conditional approval The provisions of this section are to pro- Such of the foregoing information as may on such latest adopted tax roll, or (d) any or im Proved. or disapproval of a final map or final site vide an advisory service to the subdivider not practically be shown on the map shall other separation of land into legally dis- SECTION 3: FEES approval, or on • appeal from a Planning for to his preparation and filing of s be set forth on the face of the subdivision a separation of a singlet Every subdivider shall, at the time of Commission decision, shall be subject to' tentative map. and corn thereto site frolm a larger g parcel shall filing his tentative map, pay to the City review by the courts as to its reasonable- compliance herewith shall discretionary and mcorporated therein by reference. constitute a of Saratoga a filing fee and a public mesa at the instance of the subdivider or with the subdivider. Section 2.4: Action on Tentative Maps— Section n 2.3: Other IZefiaitiona health service fee; and at the time of filing any person claiming to he aggrieved by SECTION 2: TENTATIVE MAPS Departments �e� the improvement plans and specifications, such decision, but such action shall be Section 2.1; General. The following Pro- Section 2.4 -1: Distribution. Upon receipt An all is a alley public way permanently an inspection fee; and at the time of sub- commenced within 90 days after the rendi- eedures sue hereby adopted for processing of the application and Min fee from the PPhe g re- served primarily for vehicular service milting a final map, a map checking fee; lion of the decision. � applications for Permission to subdi- subdivider,. the Secretary of the Planning ao- cess to the rear or side of,properties other- and at the time of filing for final map or SECTION 9: ENFORCEMENT vide real Property Applications for sub- division Commission shall distribute the maps as site apptoval, a storm drainage fee. The Section 9.1: Duty to Enforce. The Plan- map approval shall be in writing ,q,l satoga. News, Oct. 18, 1961 follows or as deemed necessary: agent. A copy of said report shall be kept highway, Parkway, freeway or expressway,' grades and lesser radii may be used where, indicate dearly the .actual lengths of the Two (2) copies to the Health Officer, on file in the City Offices for a period of the subdivider shall execute in the owners in the opinion of the City Engineer, the lot lines. The widths of all easements and One (1) copy to the City Engineer. not less than five (5) years, and in all certificate on the final map a relinquish- same are necessary and safe by reason of sufficient ties thereto ahaJj be clearly clearly Three (3) copies to the Planning Depart- events, until final acceptance of construe- rent of right of ingress and egress to the the circumstances surrounding each par- labeled and identified, and if already ment. tion of improvements and the termination side or rear of. such lot or lots across the titular case. record, its recorded reference given. One (1) copy to the Flood Control District. of the subdivider's maintenance period of existing or proposed right of way line of thoroughfare, Section 3.3 -14: Alleys Prohibited in -Resi- Section 3.0: Estate Subdivisions. A sub -'' One (1) copy to such Sanitation DfthAct as the same. SECTIO such highway, parkway, free- way or a ress S h Ifn dential Subdivisions. Alleys shall not be tt d' division into lots' the size of .which arel has jurisdiction over the lands included in said map. One (1) copy each to.such public utility companies as are intended to provide services to the subdivision. Two (2) copies to the Division of High- ways where the lands abut on a State Highway. One (1) copy to appropriate elementary school district. Section 2.4 -2: Departmental Reports: U00.9 receipt of said maps and necessary ac- companying data, each of said departments shall make an Investigation and written report to the Planning Commission as here- after set forth, - setting forth any reoom- mended conditions. Should it be necessary for representatives of said departments to meet with the Subdivision Committee of the Planning Commission to discuss any natters relating to any such investigation or report, the subdivider shall have the right to appear at least once before such representatives and committee during their deliberations. The Planning Commission is authorised to establish such procedural rules as may be necessary or convenient to effectuate the provisions of this section. Upon receipt of said map and data from the Planning Commission, the City Health Officer, City' Engineer, Planning Depart- ment and Flood Control District shall make such investigation and report to the Planning Commission as hereafter set forth, and thereafter said report shall be reduced to writing and delivered in tripli- cate to the Secretary of the Planning Corn- mLSion. (A) Health Department Report The City Health Officer shall determine adequate health protection, and shall in- vestigate the lot size, the sewage disposal system and the domestic water supply sys- tem proposed for said subdivision. amd shall render a report setting forth whether the same meet the health and safety stand- ards prescribed by said department and whether the proposed design, improvement, or use would violate any health laws, ordi- nanoes or regulations, State or local, and specifically whether or not the. proposed lots in area and percolation qualify for septic tank permit. In making his investi- gation, the Health Officer is empowered to require such test holes, percolation tests and other like soil exploratory tests as he may deem necessary to ascertain whether the proposed lot or lots are of sufficient size to provide adequate sewage disposal when all lots in the area are built upon, and to specify the recommended method of sewage disposal to be used in said sub- division. (B) Engineer's Report , The City Engineer shall investigate the manner in which the individual lot or lots, streets and overall drainage is to be achieved in said subdivision. Said Engineer in his investigation and report. and the Planning Commission when acting upon the tentat've map, shall determine suita- bility. adequacy and safety of the proposed lot or lots, and in this regard shall adhere to the following: The intended use must not interfere with the natural drainage of surface water from the land constituting and surrounding the intended lot or lots, without adequate drainage thereof; the Intended structure and improvements of said lot or lots must be adequately sup - ported by the surface and sub - surface soil so there will be no hazard to occupants and property therein; the intended use must not create an unreasonable risk and hazard to adjoining property by reason of fire, flood, avalanche or other calamity; the proposed lot or lots, and their proposed uses shall not create an unreasonable traf- fic hazard nor encroach upon or interfere with the use and maintenance of city streets and highways. (C) Planning Department Report. The Planning Department shall study, and investigate the Proposed design and improvement of said subdivision in relation to such general or precise plans prescribed by law which affect subdivisions of the type Proposed by the tentative map for the area in question, and in relation to all applicable zoning ordinances, and shall report on the compliance therewith and on the quality of design from the standpoint Of function, safety and esthetics. (D) Flood Control District Report. The Flood Control District is requested' to investigate the proposed subdivision for drainage and flood control factors, and is requisted to report upon whether any sub- stantial flooding hazard would be created by the proposed subdivision and any rec- ommended conditions relative to flood con- trol and storm drainage solutions. Any such -request to the Flood Control District shall be accompanied by a copy of the proposed grading plan, if any. ' (E) Other Departmental Reports. The Sanitation District, any affected Public utilities, and the Division of High- ways, maY report to the Planning Commis - 'dim as to any recommended conditions or Provlaions which in their opinion would be reasonable or necessary under the circum- stances of each particular case. Section 2.5: Action on Tentative Maps - Planning Commission. Within thirty (30) days after the filing of the tentative map, unless such time is extended by mutual consent of the Planning Commission and the subdivider, the Planning Commission shall approve, conditionally approve, or disapprove the tentative map and shall re- port such action to the subdivider -or his N 3: GENERAL SUBDIVISION xP weY• no re qushment Perrot e m any residential subdivision, twice or more the minimums required for I DESIGN REQUIREMENTS shall prohibit the same without the subse- . and may" be prohibited by the Planning the zoning district in which the lots are 9ection 31: In General. The subdivider quent resolution of the City Council. Commission in any other type of subdi- _ located, shall be so designed' as to provide shall design and improve all streets, high- Section 3.3 -8: Reserve Strips. Except as vision. for the opening of major -streets 'and the ways, public ways, storm drains, and other otherwise provided herein, reserve strips Section 3.3 -15: Street Arrangement. The extension and oPenipg of adjacent local easements which are a part of or serve the controlling the access to public ways will Planning Commission shall have authority streets at such intervals as will permft subdivision, and such other improvements not be approved unless such strips are to approve or disapprove street arrange- subsequent division of such estate lots as are called for by this ordinance, in ac- necessary for the protection of the public ment and ,design. In determining accuracy into lots of the required minimum dot cord with the standards as hereinafter set welfare and /or of substantial property and suitability, said arrangement shall be size for the district. forth, and shall thereafter maintain said rights and shall only be approved when such as will cause no; undue hardship to Section 3.7: Water Courses, In the event 'improvements for a period of one year the complete control and disposal of the : owners of adjoining property at such time that the subdivision or any lot" or part after completion thereof. Such improve- land and all of its 'uses comprising such as such adjoining property may be subdi- thereof is traversed .by any water course, ments shall be as may be necessary for strips are placed completely within the vided, and as will .provide adequate and or any official plan line area of a water the general use of the lot owners in the exclusive control of the City, convenient access to said adjoining prop - course, as those terms are defined in Ordi- subdivision and local neighborhood traf- Section 3.3 -7: Public Street Access to Lots, erty..Said arrangement shall be such as to nance" 59 -1 of the Flood Control District, fic and drainage needs, including grading Every lot shall either front on an accepted discourage through traffic within the sub- the subdivider shall dedicate an easement and surfacing of streets, highways and public street or on a street offered for division, except on thoroughfares and col- therein to said Flood Control District for Public ways, installation of facilities to dedication to the public and improved_ as lector streets as designated in the general flood control purposes, Where the subdi- supply domestic water,' construction of in the ordinance set forth, except that the plan; It shall be harmonious with topog- vision or any lot or part thereof is or will drainage facilities and all other improve- Planning Commission may allow the fol- raphy, shall save and ,preserve ornamental be traversed by any drainage facility, as ment work as hereafter set forth. All of 10"19: trees where practicable; and be such as to defined in Resolution No. 59 -1 of the such improvement work shall be at the (a) A subdivision of four or less lots may easily and comfortably move such pedes -' Flood Control District, the subdivider shall sole cost and expense of the subdivider front on a minimum access street which is trians and traffic as may reasonably he offer to dedicate a .fee simple interest to unless otherwise specifically provided improved to the standards therefor and expected to make use of the same by rea- the city in said drainage facility and the , harem, which heed not be dedicated or offered son of the subdivision's intended use. property in which it lies. Section 3.2: Surveys and Monuments. In for dedication to the public. In no event Section 3.3 -18: Street Names and Signs. Section 3.8: Preservation of Existing Trees. making the survey for the subdivision, the shall any such minimum access street be Each street shown on the final map shall No native, ornamental, or orchard trees Engineer or surveyor shall set permanent accepted for public use unless and until be named thereon, and the name given it required to be shown on the tentative map monuments at all exterior boundary cor- ' it is improved to the standards of a local shy be chosen by the street name com- as per Section 2.3(v) above set forth shall r ners and angle points except where Such Feet as set forth in TABLE II hereof. mittee. The Mayor of the City of Saratoga be removed or destroyed without a prior monuments already exist in their proper The subdivider shall install and perma- is hereby authorized and directed, with ' permit to do so from the City Planning Positions? at all street intersections on nentiy maintain at. all intersections of a the approval of the, City Council, to ap- Commission. Such permits may be applied centerlines or offsets, at the be mina access street with a.public street beginnings point a committee of three residents of for from time to time up to the date of and ends of carves, and as otherwise di_ a sign reading "Private Street, not under the City of Saratoga' to be known as the approval of the final map, no fee, shall be rected by the City Engineer. In the case City maintenance" or words of similar "Street Name Committee." One member charged therefor, and no special form of of intersecting curved streets, monuments imPOrL of the first committee appointed shall have application shall be necessary. shall be placed at the point of intersection Section 3.3 -8: Frontage Road. A frontage a term of four years, the second so ap- The City Council shall by resolution road may be required for commercial sub- of the centerlines where possible. No monument shall be less substantial than a. brass plug set in a City of Saratoga stand- ard concrete monument. The exact point to be preserved shall be marked with a metal tack or copper wire or by a cross chiseled in metal. All monuments shall be subject to insped4on and approval by the City Engineer before approval of the final map. All monuments within the improved portion of a street must be set 8" below the finished grade line of the street in a City. of Saratoga standard monument box. In addition, a V" galvanized steel pipe 2 ft. long shall also be set 8" below fin- ished grade at each lot comer. Without limiting the generality of any other pro- vision of this ordinance, any monument re- quired under the provisions of this section which is disturbed or destroyed shall be replaced - before acceptance of any of the streets or other easements by the City. If any shortage or excess is found in the ground between, monuments, compared with the original record, any division of the total must bear its proportion of such excess or shortage. A traverse of the boundaries of the .tract and of all lots and blocks must close with a limit of error of I ft. to the mile circumference, except that in territory on which 5. ft. contour lines would fall 85 ft. or less apart, a traverse of the boundaries of lots and blocks must close within a limit of error of 2 ft. to the mile of circumference. Section 3.3: Streets, Dedication and Design Standards. Section 3.3 -1. -In General. All parcels of land shown on any map and intended for any public , rue shall be offered for dedi- cation for public use to the City of Sara- toga except those parcels other than streets, which are intended for the exclusive use of the lot owners in a subdivision, their licensees, visitors, tenants and servants. The tentative and final map shall accurate- ly show the right of way lines of each street, the widths being offered for dedica- tion, the widths of existing dedications, the widths and locations of all adjacent streets and public property or easements contiguous to the subdivision, any center lines previously established by the City or County Engineer, and the degree of conformity or non - conformity of any pro- posed subdivision street which is a con- tinuation or extension of an existing street. Section 3.3 -2: Street Rights of Way. Street rights of way and improvements thereof shall conform with the minfmums as set forth in TABLE II hereof, except that where topography or special conditions Make a street of less width more suitable for the purpose intended the Planning Commission shall have power to approve such lesser width. Section 3.3 -3: Dead End Streets and ad- joining Acreage. Unless otherwise approved . by the Planning Commission, no dead end street shall be longer than 400 ft. meas- ured from the centerline of the nearest intersecting street. Where the subdivision adjoins acreage, such streets as may be extended in the event of the subdivision of the said adjoining acreage shall be pro- vided through to within 2 ft. of the boun- dary line of the tract, and the remaining 2 ft. strip shall be granted in fee to the City. - Section 3.3-4: Cul- de-sac Streets. Cul -de- sac streets shall have a vehicle turning area within minimum right of way radius of 42 ft. and a minimum roadway radius of 32 ft. No cul- de-sac shall be longer than 400 ft, from its Intersection with the cen- terline of a nontal -de -sac street to the center of the turn- around, unless a length in excess of said 400 ft. is the only method of developing the property for the use for which it is stoned, or unless, any other method of subdividing the property would create block lengths of less than 800 ft. Section 3.3-5: Side or Rear of Lots on Major Streets. Where the side or rear of any lot or lots border any thoroughfare, divisions, adjacent to a thoroughfare, high- way. Parkway, freeway or expressway. Frontage .roads which are incapable of being extended a minimum length of 800 ft. shall not be improved unless such frontage road of less length is the only means of properly .developing the prop- erty for the commercial use for which it is zoned. Section 3.3 -9: Streets Along Exterior Boundaries of Subdivision. Except as here- after provided, where the property line of the property to be subdivided is adjacent to,an existing street, the exterior boundary of the subdivision shall be to such prop- erty line, but need not be beyond the centerline of such bordering street. Where such street or any portion thereof which would otherwise be includable within the subdivision by reason of the foregoing rule 'is not within the city limits, the exterior boundary shall instead coincide with the city limits line. The subdivider shall dedi- cate or irrevocably offer to dedicate, and shall improve as a streets all property within the city not owned by another public agency between the subdivision boundary line which lies within such bor- dering street and the proposed 'right of way line for such street, as such right of .way line may be established by any gen- eral or precise plan, and If not so estab- lished then to such reasonable right of way line as_ then and there set by the Planning Commission. Any Property in the subdivision between the centerline of any larch bordering street and the proposed right of way line which is owned by or under the jurisdiction of another local .agency shall be .offered for dedication to that local agency. Wherever any new street of the pro- .posed subdivision will He along and adja- cent to any boundary of the subdivision, and is intended to be a part of the ulti- mate width of a thoroughfare, it shall be offered for dedication and improved to such width as may be provided by the general plan or any precise plan of the city. If the plan lines for such street have not been established by a precise plan, then the slime shall be improved to one- half the width as shown for thoroughfares in TABLE II hereof or 40', whichever is greater. Section 3.3 -10: Intersection Angles. All streets of • the subdivision. shall intersect one another at an angle as near to a right angle as is practicable in each specific case, unless otherwise necessitated by topographical conditions. The radii of re- turns at comers may vary in accord with the widths of roadways proposed and the type of land use. Section 3.3 -11: Intersection Radius. Inter - seetion of streets with less than four mov- ing lanes of traffic for each street shall have a comer radius at the property line of not less than 20 ft. Intersection of streets having less than four moving lanes of traffic with streets which have, or are planned to have, four or more moving lanes of traffic, shall have a comer radius at the property line of not less than 30 feet. Intersection of streets which have or are planned to have, four or more moving lanes for each street shall have a comer radius of the property line of not less than 40 feet. Section 3.3 -I2: Distance Between Inter- sections. Streets entering upon opposite sides of another street shall bA directly opposite each other, or otherwise offset at least 250 feet' apart, unless a street opening offset of less than 250 feet is, in the opfnfon of the Planning Commission, the only economical or practical method of developing the property for the use for which it is zoned. Section 3.3 -13: Street Grades and Curve Radii. Grades shall not exceed 8% on major streets, nor 15% on all other types of streets. Centerline radii shall be not less than 500 feet on thoroughfares and collector streets, and not less than 150 feet on all other types of streets. Greater pointed for a term of three years, and the third so appointed for a term of two years, and there after all appointments to said committee. shall be for terms of four years each. Said committee shall develop• and maintain a list of street names for subdi- visions, which names shall be used for the streets of each subdivision, unless specific approval is given to the name of the sub - divider's choice. Subdivider shall equip all street inter- sections .with signposts, street name signs and traffic, signs as required,. which shall conform to the standards and specifications established therefor. Section 3.3 -17; Sidewalks. The Planning Commission may require sidewalks to be installed'on all streets of'the subdivision. Section . 3.3 -18: Driveway Approaches. There shall be a minimum of one driveway approach to a lot. There shall be no more than one driveway approach for each 40 feet of lot frontage for any lot intended to be. developed for single family or two family use. The subdivider may install continuous curbs, and thereafter cut out the driveway approaches after the building plans for the lot in question are completed, and all such approaches shall be subject- to the provisions of the improvement agreement and bond except in the case of such approaches for which an encroach- ment permit has been issued under terms of the encroachment permit ordinance of the City of'Saratoga. Section 3.4: Lots and Blocks'. Section 3.4 -1: Lot Area. All lots shall have an area, width, frontage and depth equal to or greater than the minimums prescribed by the Saratoga Zoning Ordinance for the district in which the subdivision, or the portion thereof in question, is situated. In controlling the design of subdivisions, the Planning Commission may require lots to be of an area, width, frontage or depth greater than such minimums, but in no event can it either require or allow the same to be any less than such minimums unless a zoning variance for the same has been obtained prior to tentative map ap- proval. ' Section 3.4 -2: Lot Frontage on Public Street. Except as provided in Section 3.3 -7, lots without frontage on a public street, and subdivisions without direct ac- cess by at least one subdivision street to an existing public street, shall not be per- mitted. Section 3.4 -3: Lot Side Line. So far as Practical, the side lines of all lots shall run at right angles to the street upon which the lot faces, or radial .ff the street 'is curved. Section 3.4 -4: Block Lengths. Blocks shall not exceed 1200 feet, nor be less than 800 feet in length, unless the previous adjacent layout or topographical conditions justify a variation from this requirement. At street intersections at angles of approximately 90 degrees, the block corner shall be rounded at the property line to provide for safe traffic movement. The curve radius shall conform to the radius of existing comers at the same intersection where such radius is greater than 20 feet. Streets intersect- ing at an angle other than 90 degrees shall be considered special cases and will be required to have sufficient radius or cutoff to provide the same results as to traffic movement, visibility and design as pro- vided by the foregoing provisions. Section 3.5: Public Utility Easements. Easements shall be required of Sufficient size and location tp meet the requirements of public and private utilities serving the Proposed subdivision. Insofar as practica- ble, all utility easements shall be in the rear of the lots. The sidelines of all ease- ments shall be shown by fine dotted line. If any easements already of record cannot be definitely located, a statement of the nature thereof and its recorded reference must appear on the title sheet. Distances and bearings on the sidelines of the -lots which are cut by an easement must be arrowed or so shown that the map will establish reasonable standards to guide the granting, conditional granting pr denial of such permits. The above prohibition shall also apply I for a reasonable time prior to the actual filing of the tentative map, and no such trees shall be removed or destroyed prior to said filing of said tentative map with the intent or design 'to circumvent the requirements of this ordinance. The Planning Commission of the City of Saratoga may refuse approval of any tenta- tive map, and revoke any previous ap- proval of any tentative map already ap- proved, upon the violation of this section by the owner or subdivider. SECTION 4: IMPROVEMENT REQUIREMENTS. Section 4.1: Improvement Standards Adopted. Except as otherwjse set forth in this ordinance or any amendments or additions thereto, all streets, easements and other improvements shall conform to the "Standard Specifications of the Cali- fornia Department of Public Works" dated January, 1980, and all street lighting shall conform to "American Standard Practice for Street and Highway Lighting," all of which srndards are hereby incorporated herein by reference and adopted as im- provement stand s for subdivisions in the City of Saratola. Three (3) copies each of said specifications, in pamphlet form, have heretofore been filed for use and ex- amination by the public in the office of the City Clerk of the City of Saratoga. Wherever there is any conflict between said specifications and any of the standards or specifications contained elsewhere in this ordinance, the latter shall control. Section 4.2: Improvement Plans. A sub- divider shall cause plans and profiles for all improvements to be prepared by a licensed Civil Engineer in accord with the : design and improvement standards of this ordinance, which plans and profiles shall be submitted to and approved in writing by the City Engineer prior to the com- mencement of improvement work and prior to filing of the final map. All improve- ments shall be constructed and completed under the inspectipn of and to the ap- proval of the City Engineer. Without limit- ing the foregoing, and using Santa Clara County datum, said plans shall include typical cross sections and proposed fin- ished grades of all streets together with a profile showing the regulation between finished grade and existing ground eleva- tions, and the lengths, sizes, grades and type of all pipes, culverts and other struc- tures. Section 4.3: Storm Water Drainage. Section 4.3 -1: General. Subterranean storm drains shall be designed and in- stalled by the subdivider to adequately and-safely drain all storm waters of said subdivision, and all surface waters reach- ing or reasonably calculated to reach said subdivision from areas outside of its boun- daries, and to drain the same to a 'natural water course as that term is defined in Flood Control District Ordinance No. 59 -1. Drainage to a water course shall be either by the direct discharge into the same, or by connection with adjacent existing storm drains already discharging into a water course and of a capacity sufficient, in the opinion of the City Engineer, to adequate- ly and safely carry all gf such additional drainage. The storm drain system shall consist of mains of not less than 12" in diameter, together with such manholes,'catch basins, laterals and other structures, and at such grades, as required by the City Engineer to conform to good drainage requirements for the area and topography of the sub- division and to prevent standing or flood- ing waters within and outside of its boun- daries. In addition, the subdivider shall comply with all reasonable conditions of the Flood Control 11istrict as may be imposed by any permit legally imposed by such dis- of the centerlines where possible. No monument shall be less substantial than a. brass plug set in a City of Saratoga stand- ard concrete monument. The exact point to be preserved shall be marked with a metal tack or copper wire or by a cross chiseled in metal. All monuments shall be subject to insped4on and approval by the City Engineer before approval of the final map. All monuments within the improved portion of a street must be set 8" below the finished grade line of the street in a City. of Saratoga standard monument box. In addition, a V" galvanized steel pipe 2 ft. long shall also be set 8" below fin- ished grade at each lot comer. Without limiting the generality of any other pro- vision of this ordinance, any monument re- quired under the provisions of this section which is disturbed or destroyed shall be replaced - before acceptance of any of the streets or other easements by the City. If any shortage or excess is found in the ground between, monuments, compared with the original record, any division of the total must bear its proportion of such excess or shortage. A traverse of the boundaries of the .tract and of all lots and blocks must close with a limit of error of I ft. to the mile circumference, except that in territory on which 5. ft. contour lines would fall 85 ft. or less apart, a traverse of the boundaries of lots and blocks must close within a limit of error of 2 ft. to the mile of circumference. Section 3.3: Streets, Dedication and Design Standards. Section 3.3 -1. -In General. All parcels of land shown on any map and intended for any public , rue shall be offered for dedi- cation for public use to the City of Sara- toga except those parcels other than streets, which are intended for the exclusive use of the lot owners in a subdivision, their licensees, visitors, tenants and servants. The tentative and final map shall accurate- ly show the right of way lines of each street, the widths being offered for dedica- tion, the widths of existing dedications, the widths and locations of all adjacent streets and public property or easements contiguous to the subdivision, any center lines previously established by the City or County Engineer, and the degree of conformity or non - conformity of any pro- posed subdivision street which is a con- tinuation or extension of an existing street. Section 3.3 -2: Street Rights of Way. Street rights of way and improvements thereof shall conform with the minfmums as set forth in TABLE II hereof, except that where topography or special conditions Make a street of less width more suitable for the purpose intended the Planning Commission shall have power to approve such lesser width. Section 3.3 -3: Dead End Streets and ad- joining Acreage. Unless otherwise approved . by the Planning Commission, no dead end street shall be longer than 400 ft. meas- ured from the centerline of the nearest intersecting street. Where the subdivision adjoins acreage, such streets as may be extended in the event of the subdivision of the said adjoining acreage shall be pro- vided through to within 2 ft. of the boun- dary line of the tract, and the remaining 2 ft. strip shall be granted in fee to the City. - Section 3.3-4: Cul- de-sac Streets. Cul -de- sac streets shall have a vehicle turning area within minimum right of way radius of 42 ft. and a minimum roadway radius of 32 ft. No cul- de-sac shall be longer than 400 ft, from its Intersection with the cen- terline of a nontal -de -sac street to the center of the turn- around, unless a length in excess of said 400 ft. is the only method of developing the property for the use for which it is stoned, or unless, any other method of subdividing the property would create block lengths of less than 800 ft. Section 3.3-5: Side or Rear of Lots on Major Streets. Where the side or rear of any lot or lots border any thoroughfare, divisions, adjacent to a thoroughfare, high- way. Parkway, freeway or expressway. Frontage .roads which are incapable of being extended a minimum length of 800 ft. shall not be improved unless such frontage road of less length is the only means of properly .developing the prop- erty for the commercial use for which it is zoned. Section 3.3 -9: Streets Along Exterior Boundaries of Subdivision. Except as here- after provided, where the property line of the property to be subdivided is adjacent to,an existing street, the exterior boundary of the subdivision shall be to such prop- erty line, but need not be beyond the centerline of such bordering street. Where such street or any portion thereof which would otherwise be includable within the subdivision by reason of the foregoing rule 'is not within the city limits, the exterior boundary shall instead coincide with the city limits line. The subdivider shall dedi- cate or irrevocably offer to dedicate, and shall improve as a streets all property within the city not owned by another public agency between the subdivision boundary line which lies within such bor- dering street and the proposed 'right of way line for such street, as such right of .way line may be established by any gen- eral or precise plan, and If not so estab- lished then to such reasonable right of way line as_ then and there set by the Planning Commission. Any Property in the subdivision between the centerline of any larch bordering street and the proposed right of way line which is owned by or under the jurisdiction of another local .agency shall be .offered for dedication to that local agency. Wherever any new street of the pro- .posed subdivision will He along and adja- cent to any boundary of the subdivision, and is intended to be a part of the ulti- mate width of a thoroughfare, it shall be offered for dedication and improved to such width as may be provided by the general plan or any precise plan of the city. If the plan lines for such street have not been established by a precise plan, then the slime shall be improved to one- half the width as shown for thoroughfares in TABLE II hereof or 40', whichever is greater. Section 3.3 -10: Intersection Angles. All streets of • the subdivision. shall intersect one another at an angle as near to a right angle as is practicable in each specific case, unless otherwise necessitated by topographical conditions. The radii of re- turns at comers may vary in accord with the widths of roadways proposed and the type of land use. Section 3.3 -11: Intersection Radius. Inter - seetion of streets with less than four mov- ing lanes of traffic for each street shall have a comer radius at the property line of not less than 20 ft. Intersection of streets having less than four moving lanes of traffic with streets which have, or are planned to have, four or more moving lanes of traffic, shall have a comer radius at the property line of not less than 30 feet. Intersection of streets which have or are planned to have, four or more moving lanes for each street shall have a comer radius of the property line of not less than 40 feet. Section 3.3 -I2: Distance Between Inter- sections. Streets entering upon opposite sides of another street shall bA directly opposite each other, or otherwise offset at least 250 feet' apart, unless a street opening offset of less than 250 feet is, in the opfnfon of the Planning Commission, the only economical or practical method of developing the property for the use for which it is zoned. Section 3.3 -13: Street Grades and Curve Radii. Grades shall not exceed 8% on major streets, nor 15% on all other types of streets. Centerline radii shall be not less than 500 feet on thoroughfares and collector streets, and not less than 150 feet on all other types of streets. Greater pointed for a term of three years, and the third so appointed for a term of two years, and there after all appointments to said committee. shall be for terms of four years each. Said committee shall develop• and maintain a list of street names for subdi- visions, which names shall be used for the streets of each subdivision, unless specific approval is given to the name of the sub - divider's choice. Subdivider shall equip all street inter- sections .with signposts, street name signs and traffic, signs as required,. which shall conform to the standards and specifications established therefor. Section 3.3 -17; Sidewalks. The Planning Commission may require sidewalks to be installed'on all streets of'the subdivision. Section . 3.3 -18: Driveway Approaches. There shall be a minimum of one driveway approach to a lot. There shall be no more than one driveway approach for each 40 feet of lot frontage for any lot intended to be. developed for single family or two family use. The subdivider may install continuous curbs, and thereafter cut out the driveway approaches after the building plans for the lot in question are completed, and all such approaches shall be subject- to the provisions of the improvement agreement and bond except in the case of such approaches for which an encroach- ment permit has been issued under terms of the encroachment permit ordinance of the City of'Saratoga. Section 3.4: Lots and Blocks'. Section 3.4 -1: Lot Area. All lots shall have an area, width, frontage and depth equal to or greater than the minimums prescribed by the Saratoga Zoning Ordinance for the district in which the subdivision, or the portion thereof in question, is situated. In controlling the design of subdivisions, the Planning Commission may require lots to be of an area, width, frontage or depth greater than such minimums, but in no event can it either require or allow the same to be any less than such minimums unless a zoning variance for the same has been obtained prior to tentative map ap- proval. ' Section 3.4 -2: Lot Frontage on Public Street. Except as provided in Section 3.3 -7, lots without frontage on a public street, and subdivisions without direct ac- cess by at least one subdivision street to an existing public street, shall not be per- mitted. Section 3.4 -3: Lot Side Line. So far as Practical, the side lines of all lots shall run at right angles to the street upon which the lot faces, or radial .ff the street 'is curved. Section 3.4 -4: Block Lengths. Blocks shall not exceed 1200 feet, nor be less than 800 feet in length, unless the previous adjacent layout or topographical conditions justify a variation from this requirement. At street intersections at angles of approximately 90 degrees, the block corner shall be rounded at the property line to provide for safe traffic movement. The curve radius shall conform to the radius of existing comers at the same intersection where such radius is greater than 20 feet. Streets intersect- ing at an angle other than 90 degrees shall be considered special cases and will be required to have sufficient radius or cutoff to provide the same results as to traffic movement, visibility and design as pro- vided by the foregoing provisions. Section 3.5: Public Utility Easements. Easements shall be required of Sufficient size and location tp meet the requirements of public and private utilities serving the Proposed subdivision. Insofar as practica- ble, all utility easements shall be in the rear of the lots. The sidelines of all ease- ments shall be shown by fine dotted line. If any easements already of record cannot be definitely located, a statement of the nature thereof and its recorded reference must appear on the title sheet. Distances and bearings on the sidelines of the -lots which are cut by an easement must be arrowed or so shown that the map will establish reasonable standards to guide the granting, conditional granting pr denial of such permits. The above prohibition shall also apply I for a reasonable time prior to the actual filing of the tentative map, and no such trees shall be removed or destroyed prior to said filing of said tentative map with the intent or design 'to circumvent the requirements of this ordinance. The Planning Commission of the City of Saratoga may refuse approval of any tenta- tive map, and revoke any previous ap- proval of any tentative map already ap- proved, upon the violation of this section by the owner or subdivider. SECTION 4: IMPROVEMENT REQUIREMENTS. Section 4.1: Improvement Standards Adopted. Except as otherwjse set forth in this ordinance or any amendments or additions thereto, all streets, easements and other improvements shall conform to the "Standard Specifications of the Cali- fornia Department of Public Works" dated January, 1980, and all street lighting shall conform to "American Standard Practice for Street and Highway Lighting," all of which srndards are hereby incorporated herein by reference and adopted as im- provement stand s for subdivisions in the City of Saratola. Three (3) copies each of said specifications, in pamphlet form, have heretofore been filed for use and ex- amination by the public in the office of the City Clerk of the City of Saratoga. Wherever there is any conflict between said specifications and any of the standards or specifications contained elsewhere in this ordinance, the latter shall control. Section 4.2: Improvement Plans. A sub- divider shall cause plans and profiles for all improvements to be prepared by a licensed Civil Engineer in accord with the : design and improvement standards of this ordinance, which plans and profiles shall be submitted to and approved in writing by the City Engineer prior to the com- mencement of improvement work and prior to filing of the final map. All improve- ments shall be constructed and completed under the inspectipn of and to the ap- proval of the City Engineer. Without limit- ing the foregoing, and using Santa Clara County datum, said plans shall include typical cross sections and proposed fin- ished grades of all streets together with a profile showing the regulation between finished grade and existing ground eleva- tions, and the lengths, sizes, grades and type of all pipes, culverts and other struc- tures. Section 4.3: Storm Water Drainage. Section 4.3 -1: General. Subterranean storm drains shall be designed and in- stalled by the subdivider to adequately and-safely drain all storm waters of said subdivision, and all surface waters reach- ing or reasonably calculated to reach said subdivision from areas outside of its boun- daries, and to drain the same to a 'natural water course as that term is defined in Flood Control District Ordinance No. 59 -1. Drainage to a water course shall be either by the direct discharge into the same, or by connection with adjacent existing storm drains already discharging into a water course and of a capacity sufficient, in the opinion of the City Engineer, to adequate- ly and safely carry all gf such additional drainage. The storm drain system shall consist of mains of not less than 12" in diameter, together with such manholes,'catch basins, laterals and other structures, and at such grades, as required by the City Engineer to conform to good drainage requirements for the area and topography of the sub- division and to prevent standing or flood- ing waters within and outside of its boun- daries. In addition, the subdivider shall comply with all reasonable conditions of the Flood Control 11istrict as may be imposed by any permit legally imposed by such dis- trict in order to discharg6 said waters into a water course. Section 4.3 -2: Drainage into Adjacent Drains. Whenever a subdivider proposes to drain the subdivision's storm and sur- face waters in accord with the above to a watercourse by means of connection with and use of existing drains outside of the subdivision rather than by the construc- tion of drains at his own cost and expense outside of said subdivision, and if such adjacent drains and facilities have been dedicated fo the public, then as a condi- tion of approval of such alternate method, the subdivider shall be required'to pay a reasonable charge to the City for the con- nection and use. of such outside public drainage system. Such cost shall in no event exceed the estimated cost to the subdivider of constructing independent ex. terior drainage facilities to adequately carry such waters from the subdivision to the nearest accessible natural watercourse. Section 4.3 -3: Oversize Drain—Reimburse- ment. Whenever in the opinion of the City Council it is necessary that oversize drains, laterals, or other facilities for storm drain- age be installed by the subdivider which can or will be used for the benefit, imme- diate or future, of property not in the subdivision, the. subdivider shall be re- quired to install such facilities in excess of the requirements for his subdivision alone, and the City may enter into a contract with the subdivider to collect the excess of costs of the oversize or additional facilities from all persons in the future using the same for the benefit of proRerty not in the subdivision, and to pay such collec- tions of excess costs to the subdivider as received. Said agreement may provide for a time limit beyond which no such collec- tion shall be made for use of said oversize. drainage facilities, but in no event to be less than ten (10) years. Section 4.4: Sanitary Sewers. Whenever the subdivision or any part, thereof, is within the boundaries of a sanitation dis- trict, the subdivider shall connect said sub- division and each of the lots thereof to the facilities of said sanitation district by the installation of such additional mains and laterals as is necessary in the opinion of the Health Officer to adequately sewer the same. In other cases, disposal of sanitary sewage may be by approved septic tank methods or by connection to sanitary sew- ers, whichever in the opinion of the Plan- ning Commission is reasonable under all of the circumstances. Where installation of sewers is required, the same shall be in- stalled to grades, standards, location, de- sign, lengths, and sizes, as approved by the Sanitation Engineer for the district having jurisdiction, and in accord with all all laws and regulations of said district. Section 4.5: Water. The subdivider shall construct a complete water system in- cluding mains, valves, fittings, blowoffs, fire hydrants and other appurtenances and structures adequate to provide water sup- ply for domestic or commercial use and for fire protection in conformity with the standards established by the Board of Fire Underwriters of the Pacific. Water mains shall conform to the design criteria of Rule 103 of the Public Utilities Commis- sion, and the grades, location and sizes shall be approved by the City Engineer. The location of fire hydrants shall be as determined by the Fire Chief of the Dis- trict or department serving the area in which the subdivision is located. Section 4.6: Street Lights. Street lights may be required at the discretion of the Planning Commission. Section 4.7: Trees. The subdivider shall plant trees on each lot and maintain them for a minimum of one (1) year after plant- ing. The number of trees, spacing, mate- rials, planting methods and standards are set forth in TABLE III hereof. All such trees shall be of the variety and type as shall from time to time be established by resolution of the Planning Commission. Any such trees which may be planted in a street right of way shall constitute en- croachments subject to removal in accord with Saratoga's encroachment permit ordi- nance. Section 4.8: Fencing Along Major Streets and Watercourses. Whenever the side or rear property line of any lot or lots is adjacent to a major street, highway, free- way or expressway, as set forth in Section 3.3 -5 hereof, or borders a watercourse, the Planning Commission may require the subdivider to install decorative walls or fences separating the lot or lots therefrom. The subdivider shall be required to land- scape the area between such wall or fence and any major street, highway„ freeway .or expressway, and shall cause the wall or fence design and landscaping plan to be prepared as a part of the improvement plans, which design and plan shall be sub= jest to the approval of the Planning Com- mission. Section 4.9: Dead -End Street Landscap- ing. Where dead -end streets are approved, standard street barricades shall be con- structed by the subdivider at the ends thereof. In addition, where in the opinion of the Planning Commission said streets will not be extended within one year from estimated completion of improvements, the subdivider may be required to plant and landscape the 2 foot strip granted the City in accord with Section 3.3 -2 hereof as part of the street improvements. Section 4.10: Cash Deposit in Lieu of Permanent Improvement of Bordering Streets. Whenever the City Engineer de- termines that any street or frontage road, or any part thereof, bordering any part of a subdivision (as set forth in Section 3.3 -9 hereof) need not be improved to full City standards at the time the subdivider con- structs the other improvements of the sub- division, in lieu of installing said perma- nent improvements the subdivider may be required to install temporary improvements and deposit with the City the cash differ- ence between the estimated cost of tempo- rary improvements and the estimated cost of the permanent improvement of the same, such cash deposit to be made prior to final acceptance of improvements. Section 4.11: Miscellaneous Requirements. The subdivider shall place redwood head- erboards or the equivalent thereof along the longitudinal lines of streets not re- quired to be currently paved to _ their full width, and shall cause the name of the cement contractor and the date of all work to be stamped on all curbs, and shall cause a "S" mark to be stamped on the curb base over the location of each sewer lat- eral connection. In addition to all the provisions of this part; the Planning Commission, on the recommendation of the City Engineer, may require special improvements or structures. to be constructed other than as specifically enumerated herein in order to carry out the purpose of this ordinance and as may be reasonably required by the circum- stances of each case. SECTION 5: EXCEPTIONS TO DESIGN AND IMPROVEMENT REQUIREMENTS. Section 5.1: Exceptions Matter of Grace. The exceptions hereinafter set forth are a matter of grace only and not a matter of right. Section 5.2: Power to Grant Exceptions. The City Council shall have power to authorize conditional exceptions to any of the requirements and regulations set forth in Section 3 and 4 of PART TWO of this ordinance, upon the recommendation of the Planning Commission made as .herein set forth. The subdivider seeking such ex-. ception shall file a verified .petition with the Planning Commission within 30 days of the date of approval of the tentative may by the Planning Commission, whieb petition shall fully state the grounds of the application and all facts relied upon. The Planning Commission shall recom- mend such exceptions only if it shall find the following facts in respect thereto: (1) That there are special circumstances or conditions affecting said property, and (2) That the exception Is necessary for th,•; presenvation and enjoyment of a. sub- stantial property right of the petitioner, and (3) That the granting of the exception will not be materially detrimental to the public welfare or injurious to other property in the territory in which said property is situated. In recommending such exceptions, the Planning Commission shall designate such conditions in connection therewith as will, in its opinion, secure substantially the objectives of the regulations to which the exceptions are granted, as to light, air, and the public health, safety, convenience and general welfare. In recommending the authorization of any exception under the provisions of this sec- tion, the Planning Commission shall report to the City Council its findings with re- spect thereto and all facts in connection therewith, and shall specifically and fully set forth the exception recommended and the conditions designated. Upon receipt of such report, the City Council may, by resolution, authorize the Planning Commission to revise the condi- tions of tentative map approval with or without the exceptions and conditions rec- ommended, and with such other excep- tions, If any, as the City Council deems necessary to substantially secure the ob- jectives of this ordinance. In all cases in which such exceptions are authorized, the Planning Commission shall require such evidence as it deems neces- sary that the conditions required in-con- nection with such exceptions are being complied with. SECTION 6: STATEMENT OF POLICY The City Council hereby finds that it is impractical to establish a more precise set of standards and rules than herein set forth that would be applicable to every proposed subdivision on a completely equitable basis, and must therefore vest certain discretionary powers to deal with particular situations in individual experts in the field involved. Each subdivision shall be considered in relation to the gen- eral plan and any precise plan affecting the; area wherein the property of the proposed subdivision is located. Not as a mandate, but as a ;statement of future policy on all matters concerning the design and im- provement of sites and subdivisions, the following shall generally not be approved: (a) Any subdivision contrary to the general plan; (b) The subdivision of any area subject to slides, inundation or other hazards; (c) A subdivision of gridiron design; (d) Double frontage lots; (e) A subdivision for a use not in accord with the general plan, even if in accord with present zoning; (f) Reserved. SECTION 7: IMPROVEMENT AGREE- MENTS, BONDS AND INSURANCE Section 7.1: Improvement Agreement. If all the improvement work has not been satisfactorily completed before the final map is filed for approval, the owner or owners of the subdivision shall enter into a written agreement with the City specify- ing that within one year such owner shall complete all such improvement work in accord with this ordinance and the im- provement plans and specifications there- tofore submitted to and approved by the City Engineer, and that said owner or owners shall maintain and keep said im- provements in good condition and repair for an additional period of one year from date of satisfactory completion. The City Council by minute order or reso- lution shall establish the date of satisfac- tory completion after certification of the same to it by the City Engineer. Said agreement shall in substance provide (a) that if the subdivider shall fail to complete said improvements, or to main- tain them, in accord with its terms,. the City may complete the same and recover the full cost and - expense thereof from the subdivider, (b) for the inspection of all improvements by the City Engineer and the reimbursement to the City of all costs of inspection, (c) for the furnishing of a 100% cash or surety bond or bonds secur- ing the faithful performance by the sub- divider with all of the terms of said agree- ment, (d) for the indemnification of the City, its Councilmen, officers, boards, commissioners and employees from claims of any nature arising or resulting from the performance of any acts required by the City to be done in accord therewith, in form acceptable to the City Attomey, (e) for the furnishing of liability and property damage insurance as hereafter specified, (f) for the payment to the City of a fee in accord with the schedule of storm drain fees set forth in TABLE I hereof to be deposited by City in its storm drain fund, and (g) as consideration for the foregoing and any other provisions of said agree- ment, the agreement by City to accept the streets, storm drains and easements in which they He at such time as the sub- divider has fully complied with all the terms of said agreement and has satisfac- torily completed his one year period of maintenance. In addition to the foregoing, said agree- ment may contain such other and further terms, covenants, conditions or provisions as the parties agree upon. Section 7.2: Improvement Bonds. The subdivider shall famish the City a good and sufficient cash or surety bond or bonds in an amount not less than the estimated cost of completion of said im- provements, as determined by the City Engineer, conditioned upon full compli- ance with this ordinance and the terms of said improvement agreement by the sub- divider. Said bond shall remain in full force and effect at all times until the expiration of one year after satisfactory completion of all improvements, and there- after until all deficiencies in construction, maintenance and repair have been rectified .and final acceptance of all improvements made by the City Council. Wherever a failure to perform under said agreement has not been satisfactorily rectified by the subdivider or his surety within thirty (30) days after notice to the surety at the offices of its authorized representative, the City at its option may thereafter, without further notice, declare said bond forfeited and cause all required construction, maintenance or repair to be done. Section 7.2 -1: Reduction of Improvement Bond. After the expiration of one year from date of satisfactory completion of improvements, on application by the sub- divider, the improvement bond may be reduced by resolution of the City Council to 10% of its original amount or the sum of $5000.00, whichever is the greater, to cover the period thereafter during which all deficiencies in construction, mainte- nance or repair which remain are to be rectified by the subdivider prior to ac- ceptance of the dedications by the City. On any such authorization for bond reduc- tion the City Council may impose reason- able conditions thereto, including the use of City's Department of Public Works to rectify any deficiencies at the subdivider's expense. Section 7.3: Form of Agreement and Bond. The form of such improvement agreement and surety bonds shall be established by resolution of the City Council and ap- proved by the City Attorney. Section 7.4: Public Liability and Propertv Damage Insurance. No final map shall be presented for approval or approved until they subdivider files with the City Clerk a certificate or policy of public liability and property damage insurance in form'satis- factory to the City Attorney providing public liability insurance limits in the amounts of not less than $100,000.00 for each person' and $300,000.00 for each accident or occurrence, and property dam- age insurance limits of not less than $50,- 000.00, wherein the City and in their capacity as such, its Councilmen, officers, boards, commissions, and its employees will be insured, indemnified and held harmless from and against any and all claims of any kind or nature arising or resulting from the construction of said improvements or other work of subdividing within or outside of said subdivision and/ or arising or resulting from or concerning the doing or failure to do by said subdi- vider of all things required to be done by the subdivider under the terms of the im- provement agreement. Said insurance shall include a completed operations endorse- ment to cover a period of not less than one year after date of satisfactory completion of improvements, and shall provide for non - cancellation without ten days prior written notice to city of intention to cancel. SECTION 8: FINAL MAPS— SUBDI- VISIONS —FIVE (5) OR MORE LOTS Section 8.1: In General. All final maps shall conform to the provisions. of Articles 5 and 7 of the Map Act, and in addition shall comply with all the provisions of this section. Final maps not submitted in accord therewith will not be considered for approval by the City Council. Section 8.2: Filing of Final Map with City Engineer. Within one year after approval of the tentative map of a subdivision, or within such additional extension of time as granted by the City Council, the sub- Saratoga News, Oct. 1.b, 1961 divider shall cause the proposed subdi- vision to be accurately surveyed and shall file a minimum of three (3) copies of a final map thereof prepared In accordance with the tentative map, and with any and all alterations and changes required there- to, with the City Engineer for his approval. Said filing must be at least fifteen (15) working days prior to the City Council meeting at which action for approval of said map is desired by the subdivider. At the time of filing of the final map with the City Engineer, the subdivider shall also file concurrently therewith the following: (A). A traverse sheet, giving latitudes and departures, showing the mathematical closure, within the allowable limits of error, of the exterior boundaries of the tract in all cases in which said boun- daries are irregular or in which the tract is laid out in Irregular blocks, and of the exterior boundaries of all irregu- lar lots and blocks; (B) Plans, profiles, details and specifica- tions for improvements conforming to all ordinances of the City and to the requirements of Section 2 hereof, which must show full details of all improve- ments and shall be to a scale of 40 feet to the inch horizontal and 4 feet to the inch vertical- (C) A detailed estimate of quantities and costs of the proposed improvements for approval of the City Engineer; (D) A title guarantee by a reputable title company doing business in the County of Santa Clara, showing the names of all persons whose consent is necessary for the preparation of said map and for any dedication to public use, and their interests therein, certified for the bene- fit and protection of the City of Sara- toga that the persons'therein named are all of the persons necessary to give clear title to the streets and other easements therein to be offered for dedication; (E) Two (2) copies of all proposed deed restrictions; (F) Instruments prohibiting traffic over the side or rear lines of any street or other public way when and if the same is re- quired under Section 3.3 -5 hereof; (G) Such deeds or other instruments af- fecting or conveying title or any inter- ests in land as are required under the terms of conditional approval of the tentative map; (H) A statement that all applicable fees required by TABLE I hereof have been paid to the City Clerk. The City Engineer shall examine the final map and accompanying data and shall de- termine: (a) whether the subdivision is substantially the same as shown on the tentative map with only the approved al- terations thereof, (b) whether all condi- tions of tentative approval have been com- pleted, or if incomplete, -are matters .which are includable in a subdivision improve- ment agreement with the City, (c) whether the Map Act, all provisions of this ordi- nance and all other applicable provisions of law have been complied with, and (d) whether said map is technically correct. Upon the City Engineers determination that conformity with the foregoing has been made, he shall execute the City Engi- neers certificate on said final map. Section 8.3: Form of Final Map and Data to Appear Thereon. The final map shall conform with all of the following pro- visions: (A) Legibility and Size. It shall be clearly and legibly drawn in black waterproof India ink upon good tracing cloth, in- cluding affidavits, certificates and ac- knowledgments. Its condition sball be such that legible prints and sepias may be made therefrom. The size of each sheet shall be 18x26 inches, with an entirely blank margin of 1 inch. The scale shall be 100 feet, or less, to the inch. When it consists of more than one sheet, a key map showing the relation of the sheets shall be placed on the first sheet, and every sheet shall contain the title, scale, north point, legend, sheet number and total number of sheets comprising the map. (B) Title and Subtitle of Map. The titla sheet shall contain the tract designation as approved by the Planning Commission and the tract number. Below the title sheet shall appear a sub -title giving a general description of the property being subdivided by reference to the maps which have previously been recorded or by reference to the plat of any United States survey. In case the property in- cluded within the subdivision lies wholly in the City of Saratoga, the following words shall appear below the title, "In the City of Saratoga "; if partly in the City of Saratoga and partly within an- other incorporated City of the County, the following words shall be used, "Ly- ing partly in the City of Saratoga and partly in the City or County of- ............. naming the City or County as the case may be. Reference to tracts and subdi- visions in the description must be spelled out and worded identically with original records, and references to book and page or record must be complete. (C) Distances and Bearings. Sufficient data to determine readily the bearing and length of every lot line, block line and boundary line. Dimensions of lots shall be given as total dimensions, cor- ner to corner, and shall be shown in feet and hundredths of a foot. Lots containing one -half (%) acre or. more shall show total acreage to nearest thousandth. The map shall show the basis of bearings and lengths of straight lines and radii, and arc lengths for all curves as may be necessary to determine the location of the centers of curves and tangent distances of right -of -way curves at centerline. (D) Boundary References and Monuments. The map shall show clearly what stakes, monuments (type and size) or other evi- dence found on the ground to determine boundaries of the subdivision. The ad- joining corners of all adjoining subdi- visions shall be identified by lot and block number, tract designation and place of record, and proper ties there- with. It shall show the location and de- scription of all monuments found - or placed in making the survey for proper reference and data sufficient for reloca- tion and retracing of any and all ex- terior boundary lines and lot and block lines. Wherever the City or County engineer has established the centerline or a street adjacent to or in the proposed subdivision, the data shall be shown on the map indicating all monuments found and with reference to field book or map. If the points were reset by ties, the course and detail of relocation data shall be stated. (E) Additional Information (1) The map shall show the line of ex- treme high water in case the subdivision is adjacent to or traversed by a stream, or other body of water and shall also show any area, if any, subject to peri- odic innundation by water. (2) The subdivision boundary shall be designated by a Prussian blue border 18th inch in width applied inside the boundary line to the reverse side of the tracing and the front . of the blue line linen print. Such border shall not oblit- erate figures or other data. (3) The center lines and side lines of all streets, and total width thereof, and the widths of each side of the center- line, and widths of any portion of a street being dedicated, the width of ex- isting dedications, and the widths of any railway flood control, drainage channel or other rights of way shall be shown. (4) The map shall show all easements of record, or easements to be recorded, to which the lots will be subject. Such easements must be clearly labeled and identified If already of record, and rec- ord reference given. If any easement is not definitely located of record, a state- ment of such easement must appear on the map. Easements for storm drains, sanitary sewers, and other utilities shall be denoted by fine broken lines. Ease- ment widths; and the lengths and bear- ings of the lines thereof together with sufficient ties thereto shall be set forth to 'definitely locate the easement with respect to the subdivision. (5) City boundary lines which bound, adjoin within one hundred feet, or cross the subdivision shall be clearly desig- nated, and referenced. (6) Lot numbers shall begin with the. number "1" and shall continue consecu- tively throughout the subdivision with no omission or duplications except that lot numbers in subsequent contiguous subdivision units may expand the num- bering sequence of the previous unit providing the commercial name of the subdivision remains unchanged. Each block shall be shown on one sheet when possible. Where adjoining blocks appear on separate sheets, the street adjoining both blocks shall be shown on both sheets complete with centerline and property line data. All letters and fig- ures within the subdivision shall be con- spicuous and solid. (7) The map shall particularly define and designate all lots and parcels, in- cluding those reserved for private pur- poses, all parcels and easements offered for dedication for any purpose, with all the dimensions, boundaries and courses clearly shown and defined in each case. Ditto marks shall not be used. (8) All street names including those des- ignated by numbers, and including the words "Avenue," "Boulevard," 'Tlace,-' etc., shall be spelled out in full. (9) The map shall also show and de- lineate all other data that is or may be required by other provisions of this ordinance or otherwise by law. (F) Certificates on Final Map The following certificates- shall appear on the final map: Owner's Certificate. A certificate signed and acknowledged, with corporate seal if corporation, by all parties having any rec- ord title or interest in the land subdivided, consenting to the preparation and recorda- tion of said map, excluding however such parties not required by the Map Act to so consent. It shall include offers of dedica- tion of all streets and other parcels of land shown on the final map intended for any public use, except those parcels other than streets which are intended for the exclusive use of the lot owners in the subdivision, their licensees, visitors; tenants, and em- ployees.. Engineer's Certificate. A certificate by a licensed civil engineer or land surveyor responsible for the survey and final map. The signature of such civil engineer or licensed surveyor must be accompanied by his engraved seal. City Engineer's, City Clerk's, and County Recorder's Certificate. A separate certifi- cate for execution by the City Engineer, a separate certificate for execution by the City Clerk and a separate certificate for execution by the County Recorder, as re- quired by the Map Act. The form of the City Engineers certificate and of the City Clerk's certificate shall be as established from time to time by resolution of the City Council. Unless otherwise established by resolution of the Council, it is the present policy of the City not to accept the dedi- cation of streets, storm drain easements or other easements requiring improvement by the subdivider at the time of approving the final map, and of only accepting the Saratoga News, Oct. 18, 1961 s;une after the completion of all improve- lots and single lots or parcels not directly quire not only the construction of a mini- by the following vote: per gross acre. Public utilities and other mints and a period thereafter of not less subject to PART TWO of this ordinance, mum-access street where the site does not AYES: Brazil, Glennon, Drake, Langwill, quasi commercial conditional uses shall than one year's maintenance by the sub- and to require building sites and parking front on any access street or road, but also Hartman. pay a storm drainage fee of $1,000 per divider. The City Clerk's certificate shall areas to be subject to reasonable conditions to require the improvement of any exist- NOES: None. gross acre. specifically set forth which of the offers governing surface and sub - surface drainage ing substandard access street or road on ABSENT: None. No less than 25% of the fee computed ac- of dedication are not accepted and which and support, sewage disposal, grading, which the site fronts or which otherwise /s/ Burton R. Brazil, Mayor. cording to this schedule shall be paid in are accepted. minmum access streets for regular and is used as all or any part of the path of ATTEST: /s/ Gordon H. Howe, City Clerk cash. Credit will be allowed against the Other Certificates. All other certificates emergency vehicles, adequate parking, and the minimum access road. (SEAL) remaining 75% of the fee for the cost to required by the Map Act and not specifi- such other matters as may in each case be Section 5.2 -2. Pro -Rate of Construction TABLE I -FEES the subdivider of all out-of -tract drainage cally enumerated herein shall either ac- reasonably nedessary to eliminate unreason- Costs. Where the required minimum access All fees shall be paid at the offices of facilities and all oversize in -tract drainage company or appear on the final map. able risk to the site, its intended occupants street will border or pass through other the City Clerk, save and except that so facilities constructed by the subdivider as Section 8.4: Filing of Final Map with City and its surrounding propery of fire, flood, property not owned by the applicant, the long as the County Engineering Depart- part of the improvements and offered for Council. When all certificates required on avalanche or other calamity. City shall require any person seeking site ment is providing engineering services to dedication to the city. The credit allowed the final map (except the certificate of the Section 1.2: Applicability of Provisions of approval of all or any portion of such bor- the City under contract, the improvement for the cost of these facilities will be based County Recorder and the approval certifi- PART TWO. The provisions of Sections 1, dering property within ten (10) years there- plan checking and inspection fees, and on the schedule of storm drain construction cate of the City Clerk) have been executed, 2, 3, 4 and 5 of PART TWO are hereby after, as a condition of such site approval, final map checking fees shall be paid at costs adopted by Resolution of the City said final map may be filed with the City referred to and made applicable to lots, to pay to the site owner having first con- the offices of the County Engineer. All fees Council. The foregoing fee shall be pay - sites and subdivisions of four or less lots, structed the minimum access road, a pro- shall be paid in cash or by check. able in the following cases and at the fol- Clerk for action by the City Council. No except as may hereinafter be modified by rata share of the actual cost of construe- (A) FILING- FEES lowing times: final map shall be accepted for filing by the provisions of this part. Whenever "sub- tion of such improvement. At the request P q The fee on film a preliminary map g P (1) On all site approvals of any lot, site or the City Clerk nless, in addition to the division" is referred to in PART TWO, of the applicant, the City shall enter into shall be $10.00. le subdivision of 4 or less lots, not directly above, the following s complied with: g P the same shall include `lot" and "site" a written agreement with the applicant The fee on filing a tentative map shall subject to the Map Act, at the ti of $rc� (a) Not less than five (5) nor more than when applied to this PART THREE. embodying the provisions of the within be as follows: filing for final site approval. ten (10) days will elapse between the SECTION 2: SITE APPROVAL section. (1) The sum of $75.00 for a subdivision (2) On subdivisions of 5 or more lots, date of filing and the next regular City REQUIRED. The pro -rata share to be paid shall be of up to 25 lots, plus an additional where the subdivider offers or intends Council meeting. No person shall construct or move onto determined by dividing the actual con- $2.00 per lot for every lot over 25. If , to offer any streets, storm drains or other (b) The final map is accompanied by (1) any lot or site any building or other strut- struction cost of the minimum access street additional tentative maps covering the easements for dedication to the City, a blue line linen print; (2) the approved tune, nor pave any site for offstreet parking (or in the case of bringing a substandard same tract or revisions of the initial map the fee shall be required in considera- improvement plans signed by the City where the paved area does or will exceed access street up to minimum standards, the are filed, no additional fee need be paid, tion of the City's acceptance or agree - Engineer; (3) Two copies of the City's 500 sq. ft., nor shall any building permit cost of such improvements) by the total but if land other than, or in addition to, ment to accept the same, and shall be standard form improvement agreement be issued for the erection, construction or frontage of a bordering-on both that shown on the initial map i paid at the time of filing for final map properly executed by the owner or own- improvement of the same, until final site P access which are sides of the access street which are nap- u map ed in such additjonal map, such map approval. ers of the subdivision, together with two approval therefor has been granted by the Proved building sites at the time of the shall be considered as a map of a new No storm drainage fee shall be charged for executed copies of each improvement City Council in accord herewith. first improvement to a minimum access subdivision, and an additional fee of any site approval of any lot, site or subdi - bond, as required by Section 7.1 and SECTION 3: EXCEPTIONS. street and multiply the nit cost thus ob- $75.00 for up to twenty-five (25) lots, vision of 4 or less lots where such a fee 7.2 hereof; (4) the insurance policy or The requirements of this PART THREE tained by the front footage of the site and $2.00 per lot for each lot in excess has already been collected for the identi- certificates required by Section 7.3 shall not be applicable to any of the fol- along the access street for which site ap- of twenty -five (25) shall be paid for cal lot, site or subdivision on a previous previous hereof, and (5) all documents and mat- lowing: proval is sought. such map, final map or site approval. ters previously submitted to the City (a) Where the identical site is shown as a Section 5.2 -3: Exceptions. The Planning (2) The sum of $10.00 per lot for every (F) APPEAL FEE Engineer under Section 8.2 (A) through lot on a final approved subdivision map Commission and /or the City Council shall lot, site or subdivision of 4 or less lots The fee for filing an appeal in accord (G) hereof; recorded within ten years prior to the have power, in cases of undue hardship, under PART THREE, with Section 8 of PART ONE hereof is the (c) All .required fees by the subdivider date of application for a building permit. to permit variances or deviations from the (B) SERVICE FEE - PUBLIC HEALTH sum of $20.00. have been paid. Any delivery of a final map to the. City (b) Where site approval for the identical lot or site has previously been obtained above set forth minimum access road and (1) For an unsewered subdivision of five (Continued on next acre page) Clerk or any receipt by the City Clerk of from the City for the same general use cons truction costs proration requirements, whether due to circumstances of unusual lots or more where each lot is less tha n a final map, other than in accord with the within two years nor to the date of P topography, mequahty of economic burden one acre in area to and including the provisions of this Section shall not be con- application for building permit, in ac- _ o h oche circumstances fifth acre or major portion thereof, per sidered in acceptance for filing nor a filing cord with such ordinance requiring site as are found in the reasonable acre $12.00 ....... ............................... 1 of said map with the City for any purpose, approval as was in effect at that time. discretion to require a deviation. Thereafter, per acre (O.. major unless notwithstanding such ineffective fil- (c) Where the site already has a main Section 5.3: Improvement Agreement, portion thereof) ... ............... . $ 2.50 ing the City Council thereafter actually structure existing thereon, which was Bonds and Insurance. If conditions ten- (2) For an unsewered subdivision of five takes action thereon to approve or disc PP P- erected in conformity with all laws and t tative approval require the construction on of or more lots where each lot is one acre prove the map in accord with Section 8.5 ordinances applicable- at the time of its un improvements which are not completed or larger in area- hereof. erection, and where the contemplated poor to application for final site approval, (a) For the first five lots ......... .'.. $14.00 Section 8.5: Action on Final Ma The P• construction consists of the alteration, the owner or owners shall enter into a (b) For each lot in excess of five City Council shall at its next meeting or within a period of not more than ten days addition to, or expansion of the main written agreement with the City, secured lots ......... ............................... $ 2.50 (3) For any nsewered lot, site or after such film a g approve or disapprove the structure, or the construction of any by sufficient cash or surety bond or bonds, subdivision of four or less lots .. $12.00 final ma At the time of a p. approval the separate accessory structure or struc- lures thereto entirely on the same site. agreeing to complete said improvements within such time as set by the City Coun- (4) For a sewered lot, site or subdivision • Council shall accept or reject all offers of For the purpose of this exception a park- cil, and including maintenance for a period one dollar ($1.00) per lot not to exceed $2T , �._ dedication, and may reject all such offers. If the map does not conform with all local mg area of 500 sq. ft. or more shall not of one (1) year after completion of such I """ """"""'• ................ (C)#SERVICE FEE - IMPROVEMENT ordinances applicable at the time of ap- be construed as an accessory structure. improvements as are offered for dedication PLAN, CHECKING AND INSPECTION proval of the tentative map and all rulings SECTION 4: PROCEDURE - TENTATIVE to the public. All or any part of the im- The inspection fee to be paid on filing made thereunder, the Council may disap- MAPS provement agreement, bond and insurance of improvement plans shall be a percentage prove said map, or may conditionally ap- Section 4.1; Form and Filing. Application requirements of Section 7 of PART TWO of the estimated cost of the improvements prove it, said approval to be unconditional for site approval under this part shall be of this ordinance may be required by the as determined by the City Engineer ex- at such time as, within which, such map writing on forms approved by the Plan- City Council upon final approval prior to eluding any cost of constructing sanitary is made to comply with such ordinances Wing Commission and shall be accompanied tom leti P , on of all improvements, and the sewers and /or public utilities, compute) and regulations. The City Council shall by seven 7 copies of a tentative ma () P p form of such a agreements, bonds and in on the following schedule: have power to waive, modify or substitute and one (1) transparent, brown line, sepia surance shall be approved by the City For the first $10,000 ........................ 64% uncompleted conditions at the time of final copy, filed with the Planning Common. Commission. Attorney. For the next $10,000 ........................ 4.5% approval. It shall contain all information required by SECTION 6: FINAL SITE APPROVAL- For the next $30,000 ........ .................. 3.5 % Marine Pvt. Milton S. Upon disapproval po pproval of any final map, the the provisions of Section 2.3 -2 of PART TWO hereof for tentative maps of subdi- RECORD OF SURVEY Section 6.1: Application for Final Ap- For all improvements over $50,000 .. 2.5% Upon fee the City Engi- Harris, of Saratoga, who City Council shall return said map to the visions of five or more lots, save and ex- proval. Within one (1) year after approval payment of said subdivider together with a written state- cept that the Planning Commission may or conditional approval of the tentative Weer will assume full jurisdiction over the has completed four weexs p meat setting forth he reasons for such dis- o rth the approval. accept such maps and applications with map by the Planing Commission, or with- inspection of construction of the improve - ments after the subdivider's engineer has of individual combat train- Upor approval by the Council becoming less information supplied thereon and in such further extension of time as may set aligAment acrd grade stakes in accord - uncondfftonal, the City Clerk shall sign therewith as established by resolution or be granted by the Commission, application ance with accepted engineering practice. ing with hthe Second Infantry and affix the City seal to the Clerk's cer- , order of the Commission. Section 4.2: Action on Tentative Maps, for final approval shall be made by filing the following with the City Clerk: Upon satisfactory completion of improve - Training Regiment, at tiffcate attached to said map and shall cause the said map to be delivered to the The Secretary of the Planning -Commission (a) A recorded survey map of the lot or ments, the City Engineer will certify to the City Council that the improvements have Camp P e n d e 1 ton Calif. Clerk of the Santa Clara County Board of shall check the application and maps for lots, diagramatically showing thereon been completed in accordance with this r Supervisors in accord with the Map Act. completeness of information required the fulfillment of all conditions of a p- ordinance. If the actual cost of the fm- He is the son of Mr. and No map will have any force or effect until thereon and therewith, and if complete shall accept the same for filing and for- proval which may be evidenced on such a record of survey map; provement is less than the estimated cost, Mrs. Milton E. Harris of unconditionally approved by the City Council, and no title to or interest in any ward copies to the Planning Depai;hnent, (b) Such deeds or offers of dedication for the balance of the fee remaining shall be refunded to the subdivider. If the actual � Dagmar Drive. property described any offer of dediC City Health Officer and City Engineer. rights -of -way, easements or other in- cost of the improvement exceeds the lion on the final atop which is accepted by p y In all other respects action on the tenta- P terests in land to the public as required such mated cost, the subdivider shall pay such the Council shall pass until recordation of five map for site approval and the power by tentative approval, together with a additional fee before final acceptance. said map. of the Planning Commission to approve, preliminary title report issued within ten Accurate cost data based on contract NILAND TO SPEAK TO Within ten (10) days after recordation of conditionally approve or disapprove the (10) days from date by a reputable title unit prices and final quantities must be the final map, the subdivider at his own same, shall be as set forth in Sections 2.4 company doing business in Santa Clara submitted to the City Engineer for ap- SACRED HEART CLUB expense shall furnish the City Clerk with blue line linen and 2.5 of PART TWO of this ordinance. Action taken by the Planning Commis- County issued to or for the benefit of proval within ninety (90) days after con - sruction is completed or no adjustment in Edward Niland Of Doug- (1) print, and shall lion in approving or conditionally approv- the City and showing all parties having , furnish fairish the City Engineer with one (1) rag a tentative map shall remain in full any interest in the land deeded or of- inspection fee will be allowed. las Lane S a r at o a an r g brown -line sepia of the recorded map and approved improvement plans and one (1) force and effect for one (1) year from date fered for dedication; (c) Where improvements If a proposed subdivision is abandoned and no improvements have been construct - �. attorney in an Jose, will paper copy of the recorded map and ap- thereof, unless extended or renewed by further action of the Planning Commission. any required have not been completed, two copies of ed, the City Engineer shall refund the. Improvement Plan Design Checking Fee to tt speak on Our American proved improvement plans. SECTION 5: STANDARDS AND CONDI- City's standard form improvement agree- SECTION 9: REVERSION TO ACREAGE MAPS TIONS. ment executed by all owners, the de- the subdivider after first deducting his incurred to 1 t Jury Trial System • at a Section 9.1: In General. A final map filed Section 5.1: General Requirements. All the Sections 2, posit of the required cash or executed improvement bond, a complete set of estimated costs prior receipt of notice of intent to abandon the subdivision. meeting of the Mothers for the purpose of showing as acreage land previously subdivided into numbered or requirements, and provisions of 3 and 4 oli PART TWO relating to the g any required improvement plans signed (D) SERVICE FEE -FINAL MAP CHECKING , Club the Sacred Heart lettered parcels shall be conspicuously subdivisions of five or more lots shall be by the City Engineer and any required The map - checking fee to be paid on Of applicable to all lots and sites under this policy or certificaet of liability and filing a final map with the City Engineer School tomorrow (Thurs- designated with the title "THE PURPOSE OF THIS MAP IS A REVERSION part, with the following qualifications: property damage insurance; (d) Satisfactory written evidence of pay- shall be the sum of $20.00 for each final day). TO On tentative a approval, the Planning map, plus $1.00 per lot for each lot shown ACREAGE.t No tentative map need he filed Commission shall specifically make final ment of all required fees, and of corn- q with thereon. In the event additional map Mr. Niland is a graduate, g prior to the filing of a reversion to approval conditional on compliance with pliance all other conditions of checking is required of the City Engineer's acreage map. such of the foregoing requirements as it tentative approval. The Cit y Council due to changes, omissions, or dis- CUM laude, of Boston Col - Section Section 9.2: Procedure. A rninintunt of rivt (2) copies of the final reversion to acreage deems applicable to each such case. The purpose of this provision is not to lessen may require such evidence to be in the form of letter or affidavit. crepancies occasioned by the subdivide"' 1 e e , and a former pro- g P map shall be filed with the City Engineer, together the mandate of the subdivision design and Section 6.2: Action by Council. When th,- applicant has complied with all the fore- engineer, the subdivider shall pay an ad- ditional fee, which fee shall be equal to fessor law Uni- with such additional information improvement standards and re lotions as P regulations P' the actual cost to the City or to the County of at the as he nut • require, and he shall examine y 4 applied site approval, but rather aid going provisions, the City Clerk shall place the the of Santa Clara occasioned by the additional versify of Santa Clara. the map to determine whether all pro- owner the small subdivider and lot owner by small matter on agenda of the next regm- map checking, said actual cost to be de- visions of this section, the Map Act, and pointing out which of the requirements are jar Council meeting occurring not less than g g termined by the City Engineer. Mrs. Mal Silveira club all other applicable provisions of law have been complied with and whether the map applicable to his lot or lots. Failure of the Commission to condition final approval on five (5) days thereafter, and the City Council shall thereupon at such next regu- (E) STORM DRAINAGE FEE � president, will conduct the is technical) correct. U y poi his detenttina- compliance with any regulation otherwise lar meetin an g grant. conditionally grant, or deny site approval. The The subdivider shall pay a storm Brain- age fee based on the following schedule: g business meeting. Mrs tion that conformity with the foregoing applicable shall not relieve the subdivider original resolution Zoning District Fee . has been made, he shall execute the City Y - of compliance with such regulation. hall be filed with the City Clerk and a A $450 per lot Charles Griffin, spiritual Engineer's certificate thereon and cause The Planning Commission may impose certified copy thereof delivered to the R -1- 10,000 $250 per lot the map to lie filed with the City Council reasonable conditions u addition to the subdivider. . R- 1- 12,500 $275 per lot activities chairman, will for action thereon in accord with the pro- foregoing as each situation necessitates, SECTION 7: FINAL SUBDIVISION MAP OF FOUR OR LESS LOTS- R -1- 15,000 $300 per lot display a shrine dedicated visions of Section 8.5 of this art except P• P governed by the particulars of each case R -1- 20,000 $350 per lot that within 10 days after recordation of and in order to carry out the purposes of OPTIONAL. R- 1- 40,000 $450 per lot t0 "Our Lady of the Ros- the final map one (1) brown line sepia of this ordinance and to protect the public Nothing herein contained shall prevent PD Same as fee for the recorded map shall be filed with the health, safety or morals. the subdivider from processing any subdi- the district with which planned' ary �t City Engineer. No fees shall be charged Y 1. Section 5.2: Minimum Access Streets. vision of four or less lots exclusive) Y under the PART unit development is combined. Mrs. Charles Strickler except a map checking fee in accord with Section 5.2 -I. Minimum Access Streets provisions of TWO of this ordi- TABLE I hereof. Required. Where the lot, site or subdi- nance in lieu of securing site approval RM and PA is in e h a r g e of refresh - PART THREE: SITE APPROVAL -FOUR vision of four or less lots does not front on under PART THREE. Districts $1,000 per gross acre OR LESS LOTS. a public street or existing minimum access The above and foregoing ordinance was C and M ments, which will be serv- SECTION 1: APPLICATION. Section l.l: In General. This part is street, the Planning Commission shall re- the regularly introduced on the 20th day of September, 1961, and after the waiting Districts $1,200 per gross acre Churches, schools and other non -com- ed by mother of the eighth intended to control the design and im- quire construction of such minimum access street as a condition of site ap- time required by law was thereafter passed mercial conditional uses -in all zones grade class provement of subdivisions of four or less proval. This provision is intended to' re- and adopted this 4th day of October, 1961, shall pay a storm drainage fee of $600 Saratoga News, Oct. 18, 1961, page 29 TABLE II REQUIRED STREET RIGHT -OF -WAY & PAVEMENT WIDTHS AWARDS GIVEN BY Curbs & SCOUT TROOP 540 R/W Median Pavement Parking Gutters R/W Type of Street Width Strip Width Lanes Regyired Remainder Eleven boys received 6 -Lane Thoroughfare 120' 16' 36'+36' 8' Yes 8' merit badges at the annual ` 4 -Lane Thoroughfare (a) 100' 16' 24' +24' 8' Yes 10' 4 -Lane Thoroughfare (b) 90' - 24' +24' 8' Yes 13' potluck dinner and Court 2 -Lane Thoroughfare 60' - 24' 8' Yes* 10' of honor held by Boy Scout Frontage Road 30' 5' 25' - Yes (separator) Troop 540. F Collector Street 60' - 40' - Yes* 10' 50' - 36' Yes° 7' The boys, with the badges r Hillside Collector 50' - 26' Gutter 12' T (& slope easements) they earned, are: Eddie Local Street 56' - 36' - Yes 10' Bingham, swimming; Tom y a' RM -3,000 r RM -4.000 RM -5,000 Calkins, pioneering; Wen- Local Street 50' - 36' - Yes 7' dell H a m m o n, fruit and 1 R -1- 10,000 R- 1- 12,500 nut growing, animal hus- Local Street 50' - 33' - Yes 8.5' R- 1- 15,000 bandry, f iremanship, f irst u R- 1- 20,000 Local Street 50' - 26' - Yes" 12' aid, pioneering, scholar- R-1-40,000 , 'swimming, Iifesav- g Hillside Local Street 40' - 28' - Gutter T shi p g (& slope easements) ing, journalism, Cooking; Cud -de -sac 50' - 33' ** - Yes* 8.5' Cul -de -sac serving 40' - 30' ** Yes* 5' Roy Hartzell, pioneering; l- or less lots Locke Jorgensen, pioneer- t Cul -de -sac Turnaround 42' (radius) 32'(radius) Yes* lo• g � P Kathleen Cross with one of Paul Bartlett 's pictures Minimum Access Street 20' - 18• - No ing, citizenship in the now on exhibit at the Craftsmen's Gallery, on Big " Curb and gutter may not be required in R -1- 40,000 zoning districts. public health ** May be 26' in R -1- 40,000 zoning districts. community, p , Basin Way, Saratoga. Mr. Bartlett is an artist and TABLE III - personal fitness, garden- author who was recently an artist in residence at TREE PLANTING STANDARDS ing; Peter Kilbourne, M o n t al v o, Saratoga. Mr. Bartlett's latest book, (A) NUMBER OF TREES — following are the minimums: _ Stamp collecting; Kurt which has received high critical acclaim, is "When DISTRICT INTERIOR LOT CORNER LOT Kll 1 scholarship, pub- Deciduous - Total Evergreen Deciduous Total ppe p, p the Owl Cries ". R1- 10,000) 1 i c speaking, cycling, ' R1- 12,500) - 2 2 2 2 4 R1- 15,000 1 1 2 2 3 5 woodcarving, citizenship - ..,` y 111- 20,000 1 1 2 2 3 5' R1- 40,000 1 2 3 3 3 6 woodcarving, citizenship " ^,—"^` R -M l 1 2 2 2 4 In the home, art, cooking, The quantity of new plantings in the foregoing schedule shall be reduced by one (1) for each existing tree, which, in the opinion of the Zoning Administrator, serves the reading, pioneering, ath —� 4 same purpose which would be served by a newly planted tree. let1CS, landscape garden - (B) LOCATION OF TREES to the Horticultural Standards as adopt- ing, skimming, first aid, Trees shall be located in accordance ed by the American Association of — with the following: Nurserymen. Trees shall be of the sizes citizenship in the commun- Interior Lots. For the purpose of locating specified and measurement shall be where the required quantity of trees shall made before pruning with branches in ity, • nature; Bruce Olson, be planted, an interior lot shall be con- normal position, the height of the tree pioneering, home repairs; sidered to contain a front 35% by area and being its vertical height above ground a rear 65% by area, the imaginary line after planting. Mike Raven, astronomy, between these two portions being approxi- 2. Planting Season: The planting season mately parallel to the front property line. shall be limited to the months of De- pioneering, Weather; Mark A ' e Then the quantities of trees in the fore- cember, January and February except Weisler, cooking, fTlilt going schedule shall be planted in the when directed in writing by the City front 35% of the 104; provided, however, Engineer. and nut growing, animal that not more than two (2) trees shall be 3. Staking and Tying Material: All trees a located in a straight line parallel to the shall be staked, which stakes shall be of husbandry, painting, street plan line. sound redwood approximately three (3) swimming, life saving, Corner Lots. For the purpose of locating inches square and eight (8) feet long. = + where the required quantity of trees shall Trees shall be tied with webbing of soft first aid, geology, jOurn- be planted, a comer lot shall be consid- tree rope or rubber tree tying material ered to contain a front 35% by area and a in a neat professional manner. Before alism; Terry Wood, world Mmes James R. Jedlieka and John Rodrigues, With rear 65% by area, the imaginary line be- planting the tree, the stake shall be brotherhood nature. tween these two portions being approxi- driven into the bottom, of the hole to a Spanish 'friend ", illustrate the "Around the mately parallel to the front property line. an approximate depth of twenty -four Those advancing in rank World with Foothill" theme for the carnival to be Further, a corner lot shall be considered (24) inches. were: Tenderfeet David to contain a street -side 35% by area and 4. Planting: The tree shall be planted in given by the Foothill School PTA Oct. 27, 5 to 9 p. an interior 65% by area, the imaginary line a hole of uniform diameter. throughout Rich, Mark Pierce; Sec — between these two portions being approxi- its entire depth and in no case shall be m. Mrs. Don L j e p av a and Mrs. Ralph Woolley, mately parallel to the property line border- less than 24 "x24". Care shall be taken One Class, Steve Hall, ing the side street. Then the quantities of at all times so that the soil around the ways and means co- chairman, said: "There will be trees in the foregoing schedule shall be roots is not disturbed. After the tree is Brian McBride, Peter many exciting things for us to enjoy. There will be planted in the front 35% and the street- set into the hole (no deeper than in the side 35% of the lot, provided, however, nursery row or container) the hole shall Thompson; First Class, Bagpipe Minstrels of Scotland, and Mexican donkeys that not more than (2) trees in the front then be backfilled with a plant mix of Tim Tripp; Star, Wendell 35% nor more than three (3) trees in the 1/3 steer manure, 1/3 peat -moss, and with balloons to sell along the colorful walkways street -side 35% shall be located in a 1/3 native soil, thoroughly mixed, to Hammon, Kurt K 1 i p p e 1, lined with flags of man nations. Original eostum- straight line parallel to the street plan lines within three (3) inches of the top and g y g for the streets at the front and side of the well soaked. After partial drying, the Mark Weisler; Life, Ter- lot. hole shall then be filled to ground level I.y ed puppets by teacher puppeteers will tell the tales (C) MATERIALS AND PLANTING with soil mix. Wood, Kurt K 1 i p p e 1, of other lands. Mothers will d e c o r at e the school METHODS Locke Jorgensen. 1. Trees: Quality of trees shall .conform Pub. Oct. 18, 1961 r o o m s for Alaskan sno -cones , an American chuck Troop off icer awards wagon, Brazilian coffee and doughnuts, Italian spa - KURT MOSES, JOHN TIFFANY, OF SARATOGA, were: Senior Patrol Lead- ghetti, I r is h cotton candy and Mexican chili beans NAMED COMMISSIONERS AT BLACKFORD HIGH er, Jim Cooper; Assistant and corn chip concessions. 11 Games to play repre- By John Tiffany Senior Patrol Leader, senting many nations were also promised, Kurt K1 ippel -, Scribe,. Kurt Moses, of S a r at o g a Creek Drive and John Locke Jorgensen; Patrol Tiffany, of Paseo Flores, both of S a r at o g•a, were Leaders, Mike Raven, Tom appointed commissioners at Blackford High School. 1 Kurt is in c h a r g e of util ities and John is in charge Calkins, Kurt Kl ippel . Nor Dr. Newell Wood, ad- of sales. S u e H o f f e c k e r, of Palmtag Drive, Saratoga, is v a n c e m e n t committee 4 among the m a j o r e t t e s leading the Blackford band ehairman, was chairman this year. The o the r s are Sue De Lisle, Eleanor of the Court of Honor, as- Miyakawa, Sandy Williams and Bee Casella. sistedby troop committee - Blackford, the under dog, beat Del Mar, 24 to 6, men and adult troop lead - to win the first league football game of this season. ers. This week at Blackford the girls are trading places "The troop extends its with the boys, and are d o i n g those 1 ittle things for thanks to Mrs . Joseph the boys that the boys al ways do f or them. It!s L on g and her committee Twirp Week, f or the excellent potluck dinner, and to the Sara- toga L i o n s Club for its H. W. Huntley, of Brookglen Drive, Saratoga, ex- continuing sponsorship , I, amines a model of the Lockheed Missiles and Space It's impossible to know what's going on in said the announcement. Company Agena, to be used as a second stage to Saratoga without reading the Saratoga News place communications satellite in orbit during de- velopment of the Army Advent communications sys- Try a Want Ad tem. Mr. Huntley is Lockheed Advent system man- ager. Saratoga News, Oct. 18, 1961, Page 30 '^ DEAL MADE FOR SALE OF OVER 100 ACRES TONI VOGELAAR LONG PLANS OF HAUFES FOR SARATOGA HOME OF HISTORIC COX LAND FOR $11,.000 AN ACRE GIVES PARTY REALIZED WITH ISSUANCE OF PERMIT (Continued from front page) By Rose Gobert The plans of Mr.. and Mrs. John Haufe over a the pioneers who settled there. Toni Vogelaar, of Goleta three and a half year period fora retirement.home The multi -o w n e r s-h i p and other'factors brought Ave., was hostess at a in S r a t o g a were realized with the issuance of a Harley D. Oakley, a f in an c i al expert, of Bonnie Christmas cards and gifts $22, 500 p e r m it for a house at 21210 Canyon View Ridge Way, Saratoga, into the situation before a party sponsored by the Drive' transaction could be made. a Junior Women's g The lot was purchased while Mr. Haufe was look - Club. ing forward to retirement, and living in South Pasa- He smoothed out the co m p l i c at ions so that the Guests were Toni's moth- Jena. deal could be reached. er -in -law, Karma Voge- The day arrived for his retirement as a telephone Some of the sellers of the land are Clara Stamper, laar, Doris Nixon, Dar- engineer, and he and his wife took off from South John Cox, Willis Cox, George Rowell, Myrtle Cox, lene Haley, Joan Greene, Pasadena for a European trip before proceeding to and Raymond Cox. Jo' Mas on, Fern Knack, Saratoga. TRUSTEES ASK CITY TO RECONSIDER QUESTION Margerite Fanning, Mary Since coming to Saratoga recently they' , have been OF CROSSING GUARD ON SARATOGA AVENUE Lois H ab r ik, Barbara living at the Laurel Motor Court, until their retire - The Saratoga Union School District trustees have Butterfield, Tommie An- ment home is completed. asked the Saratoga City council for reconsideration derson, Rose Gobert, Don- Joseph J. Geraci obtained a $5,400 permit for an of the question of providing an adult crossing guard na' Peterson. The girls addition at his home, 13197 Berwick. � on Sarato a Ave. , for benefit of students attendin g g enjoyed coffee and cake. A $4;.500 permit was given to Edward B. Isett, of Fruitvale School. A letter from the trustees said: THE AZULE YOUTH`Club 19620 Scotland Drive, for a store room. R. L. "The decision of the Saratoga City Council to deny held their first meeting Mathis, of Pierce Rd., Saratoga, is the contractor. . the request. . . for an adult traffic guard at Sara- after summer vacation at Ludwig Kulinski got a $3, 000 permit for a swim - toga Avenue was a great disappointment. Inasmuch the clubhouse. Joey Go- ming pool at 21271 Saratoga Hills Rd. as there appeared to be m is u de rstandings con- bertpresided. Plans were made for a Halloween A $2, 000 permit was issued to John W. Aberle, cerning s e v e r al facets of the problem, we would party Nov. 3. All child- 13590 Saratoga Vista, for a store room. , like to submit another request for an adult crossing ren w it l wear costumes.. J. K. Musser, , of 12401 DeSanka ,received an $800 guard." Chaperones will wear cos- permit for an addition. The letter spoke of questions raised at the council tomes, also. With so man y A $700 permit was taken out by Robert Croneinil- meeting at which the crossing guard idea was re- school parties around Hal- ler for an addition at his home 13455 Surrey Lane. ected, and said fund's for the and would not come J � , loween it was decided to Day & Associates, Saratoga home building firm, from city taxes, but from the state gasoline .tax and have ours after Halloween. took out two $19 000 permits for houses on Harleigh registration fees.. THE AZULE WOMEN'S Drive and Manteca Way. The trustees cited an opinion of the state attorney Club met for a pot luck general's office that a school district is not em- dinner and installation of m: 1:01.1 "Ewan powered to employ crossing guards. "Another question raised at the meeting dealt with officers. Cleo Murdock did alovely job of decorat- around town the existence of the Sacred Heart School Patrol," ing the table and taxing said the letter. "It was the opinion of several of the care of the corsages. Out - Council members that since this patrol has been op- goingpresident Pat Soulek K&MX0 \ erating for several years, the method is adequate was presented a corsage. to insure a safe crossing. Wefeel that this analysis Another was given to (Continued from Page One) is not correct. The criteria to be used is one of Myrtle Trickey for being Schember in second vice presidency of Saratoga safety. Is Saratoga Avenue a dangerous 'road? If one of our m o s t active High School PTA, and listed Mrs. Ralph burry as so, a patrol �annotlegally be placed there. Section members. Our nextmeet- treasurer. Names we re right, offices were right, 157 of the California Administrative Code (Title 5, in will be Nov. 7. g but m e m b e r s of families were wrong. It should Edacation) states: "'School safety patrols may be used only at those locations where,the nature of the traffic will permit their safe operation.' "The r e c e n t surveys conducted by the Saratoga City Council reveal that the traffic conditions are becoming more hazardous in Saratoga. We concur in this analysis. A study of the traffic on Saratoga Avenue revealed a traffic count twice that of the Quito area. The City of Saratoga provides a traffic guard at Quito. This data is conclusive proof that Saratoga Avenue is too dangerous to permit the safe operation of a traffic patrol. "Since the law is specific. . any violation would make, in the opinion of R. R. Hamilton, Dean of the College of Law of the University of Wyoming, school personnel liable for negligent conduct. Dean Ham- ilton further points out, in a Bi- Weekly School Law Bulletin.-. . that 'assuming patrols were justified where traffic was not as heavy as it is at present, may it not plausibly be argued that the speed and density of modern traffic has rendered patrol 'pro- tection' of children obsolete ?' Can we longer just- ify, if we ever could, on educational or other grounds, e n t r u s t i ng the 1 ives and safety of children to t h e judgment of immature minds?' The trustees' request will be on the agenda of the council at its meeting this evening (Wednesday). NAVY GRADUATES MICHAEL ENGSTROM Memphis. -- Michael Eng- s t r o m, a i r apprentice, USN, of Saratoga, was graduated from the Avia- tion Structural Mechanic School at the Naval Air Technical Training Cen- ter, in Memphis.. He is the son of Mr. and Mrs. George E. Engstrom, of Carniel Ave. DR. MINGRONE GETS LIONS AWARD The Lion of the Month Award of the Santa Clara Council of Lions was pre sented to Dr. Vincent Min - grone, of the Saratoga Lions Club at the club's meeting last Monday. He was given a plaque. Dr. Mingrone, an optom- etrist, is chairman of the Saratoga club's sight con- servation committee. He won the award for his work have been husband, in each case. Another poem from fourth grade at Fruitvale school highly recommended by teacher, Virginia Rossi, principal, Robert Grand, and superintendent, Dan Ungaro: BLAZING AUTUMN By Sara White As blazing autumn comes The fluttering leaves lower Gold and red and lovely. Trees put on their gayest costumes Orange and gold and red, Lovely, lovely leaves do flutter. in the White Cane sale last Whirling, twirling, fluttering down year. Covering the ground, The club's White Cane As lovely as a brightly colored rug. sale this year will be Oct. 20 and 21. New review FELTMAN GRADUATED FROM NAVAL SCHOOL Memphis. - -John H. Felt - man, aviation machinist's m ate airman apprentice, USN, of Saratoga, was graduated from the Avia- tion Machinist's Mate S c h o o l at the Naval Air Technical Training Cen- ter here. He is the son of Mr. and Mrs. Harold Feltman, of Montrose St. An annexation policy is being formulated by the city council, as result of inquiries. Several areas adjoining Saratoga have indicated an interest in be- ing annexed. . . Students in the Saratoga elementary schools will have a three day holiday from Nov. 10 through 12 as result of action by the trustees. The trustees made Friday, Nov. 10, a holiday, to mark Veterans Day. . . Anthony G. Z icovich, 47, San Jose cement contractor, died in a fire at his estate, La M i r ad a, on Hill Ave. . Private funeral services were held at the West Valley Chapel, in Los Gatos, for Mrs. Arthur H. Braman, of Farwell Ave. She died from a heart attack. She wa's wife of the own- er of Turf Irrigation Equipment Distributors Inc. I HEREBY CERTIFY that the attached Subdivision Ordinance was filed in the office of the City Clerk of the City of Saratoga for at least fifteen days preceeding September 20, 1961, and is the same Subdivision Ordinance referred to and adopted by Ordinance No. NS -5 of the City of Saratoga at a regular meeting of the City Council of the City of Saratoga on the 4th day of October, 1961. Dated this 5th day of October , 1961. GORDON H. HOWE, CITY CLERK J ORDINANCE NO. NS -5 TABLE OF CONTENTS PAGE PART ONE: GENERAL PROVISIONS i SECTION 1: PURPOSE$ APPLICATION AND POWERS 1 SECTION 2: DEFINITIONS 1 2.1: In General 2 2.2: Subdivision 2 2.3: Other Definitions 2 -4 SECTION 3: FEES 5,•35 SECTION 4: ACTS PROHIBITED 5 SECTION 5; VOIDABILITY OF DEEDS OR CONTRACTS 5 SECTION 6: BUILDING PERMIT AND CERTIFICATE OF COMPLETION 5 SECTION 7: CONFORMITY WITH ZONING LAWS 6 SECTION 8: APPEAL AND REVIEW 6 8.1: Appeal to City Council 6 8.2: Judicial Review 6 SECTION 9: ENFORCEMENT 7 9.1: Duty to Enforce 7 9.2: Penalties for Violation 7 SECTION 10: INCONSISTENT ORDINANCES REPEALED 7 SECTION 11: CONSTITUTIONALITY 7 PARS O: SUBDIVISION REGULATIONS 8 SECTION 1: PRELIMINARY MAPS AND CONFERENCES 8 1.1: Filing of Preliminary Map 8 1.2: Form and Requirement of Preliminary Map 8 1.3: Distribution of and Action on Preliminary Maps 8 1.4: Purpose of Preliminary Maps 8 SECTION 2: Paae TENTATIVE MAPS 8 -12 2.1: General 13 8 2.2: Time of Filing 9 293: Tentative Maps - Form and Filing 9 2.3 -1: Filing 9 2.3 -2: Form of Tentative Map and Accom- 14 3.3 -3: panying Data 9 -10 2.4: Action on Tentative Maps - Departments 11 14 2.4 -1: Distribution 11 14 2.4 -2: Departmental Reports 11 14 (A) Health Department Report 11 15 (B) Engineer's Report 12 15 (C) Planning Department Report 12 (D) Flood Control District Report 12 15 (E) Other Departmental Reports 12 2.5: Action on Tentative Maps - Planning Commission 12 SECTION 3: GENERAL SUBDIVISION DESIGN REQUIREMENTS 13 -18 3.1: In General 13 3.2: Surveys and Monuments 13 3.3: Streets, Dedication and Design Standards 13 3.3 -1: In General 13 3.3 -2: Street Rights of Way 14 3.3 -3: Dead End Streets and Adjoining Acreage 14 3.3 -4: Cul -de -sac Streets 14 3:3 -5: Side or Rear of Lots on Major Streets 14 3.3 -6: Reserve Strips 14 3.3 -7: Public Street Access to Lots 15 3.3 -8: Frontage Road 1 15 3.3 -9: Streets Along Exterior Boundaries of Subdivision 15 3.3 -10: Intersection Angles 15 3.3 -113 Intersection Radius 16 3.3 -12: Distance Between Intersections 16 3.3 -13: Street Grades and Curve Radii 16 3.3 -14: Alleys Prohibited in Residential Subdivision 16 3.3 -15: Street Arrangement 16 3.3 -16: Street Names and Signs 16 3.3 -17: Sidewalks 17 3.3 -18: Driveway Approaches 17 3.4: Lots and Blocks 17 3.4 -1: Lot Area 17 3.4 -2: Lot Frontage on Public Street 17 3.4 -3: Lot Side Line 17 3.4 -4: Block Lengths 17 3.5: Public Utility Easements 18 3.6: Estate Subdivisions 18 3.7: Water Courses 18 3.8: Preservation of Existing Trees 18 SECTION 4: IMPROVEMENT REQUIREMENTS 4.1: Improvement Standards Adopted 4.2: Improvement Plans 4.3: Storm Water Drainage 4.3 -1: General 4.3 -2: Drainage Into Adjacent Drains 4.3 -3: Oversize Drain - Reimbursement 4.4: Sanitary Sewers 4.5: Water 4.6: Street Lights 4.7: Trees 4.8: Fencing Along Major Streets and Watercourses 4.9: Dead End Street Laxdscaping 4.10: Cash Deposit in Lieu of Permanent Improve- ment of Bordering Streets 4.11: Miscellaneous Requirements SECTION 5: EXCEPTIONS TO DESIGN AND IMPROVEMENT REQUIREMENTS 5.1: Exceptions Matter of Grace, 5.2: Power to Grant Exceptions SECTION 6: STATEMENT OF POLICY SECTION 7: IMPR 7.1: 7.2: 7.3: 7.4: SECTION 8: OVEMENT AGREEMENTS, BONDS AND INSURANCE Improvement Agreement Improvement Bonds 7.2 -1s Reduction of Improvement Bonds Form of Agreement and Bond' Public Liability and Property Damage Insurance FINAL MAPS - SUBDIVISIONS FIVE (5) OR MORE LOTS 8.1: In General 8.2: Filing of Finial Map with City Engineer 8.3: Form of Final Map and Data to Appear Thereon (A) Legibility and Size (B) Title and Subtitle of Map (C) Distances and Bearings (D) Boundary References and Monuments (E) Additional Information (F) Certificates on Final Map 8.4: Filing of Final Map with City Council 8.5: Action on Final Map Pane 19 -21 19 19 19 19 20 20 20 20 21 21 21 21 21 21 22 22 22 23 23 -24 23 24 24 24 24 25 -29 25 25 26 26 26 27 27 27 28 29 29 SECTION 9: REVERSION TO ACREAGE MAPS 30 9.1: In General 9.2: Procedure 30 30 TABL98: TABLE I: FEES Paste PART THREE: SITE APPROVAL - FOUR OR LESS LOTS 31 SECTION 1: APPLICATION 31 (C) 1.1: In General 31 1.2: Applicability of Provisions of PART TWO 31 SECTION 2: SITE APPROVAL REQUIRED 31 SECTION 3: EXCEPTIONS 31 SECTION 4: PROCEDURE - TENTATIVE MAPS 32 TABLE II: REQUIRED STREET RIGHT -OF -WAY & PAVEMENT WIDTHS 4.1: Form and Filing 32 PLANTING SU,IIDARDS 4.2: Action on Tentative Maps 32 SECTION 5: STANDARDS AND CONDITIONS 32 -33 Location of Trees 5.1: General Requirements 32 Materials and Planting Methods 5.2: Minimum Access Streets 33 5.2 -1: Minimum Access Streets Required 33 5.2 -2: Pro -Rate of Construction Costs 33 5.2 -3: Exceptions 33 5.3: Improvement Agreement, Bonds and Insurance 33 SECTION 6: FINAL SITE APPROVAL - RECORD OF SURVEY 34 6.1: Application for Final Approval 34 6.2: Action by Council 34 SECTION 7: FINAL SUBDIVISION MAP OF FOUR OR LESS LOTS - OPTIONAL 34 A TABL98: TABLE I: FEES 35 -37 (A) Filing Fees 35 (B) Service Fee - Public Health 35 (C) Service Fee - Improvement Plan, Checking and Inspection 36 (D) Service Fee - Final Map Checking 36 (E) Storm Drainage Fee 36 -37 (F) Appeal Fee . 37 TABLE II: REQUIRED STREET RIGHT -OF -WAY & PAVEMENT WIDTHS 38 TABLE III fREE PLANTING SU,IIDARDS 39 -40 (A) Number of Trees 39 (B) Location of Trees 39 (C) Materials and Planting Methods 40 ORDINANCE NO. NS -5 AN ORDINANCE REGULATING THE DESIGN AND IMPROVEMENT OF SINGLE LOTS, PARCELS, DIVISIONS AND SUBDIVISIONS OF LAND IN THE CITY OF SARATOGA The City Council of the City of Saratoga does hereby ordain as follows: PARS T ONE: GRNERAL PROVISION§ SECTION 1: PURPOSE, APPLICATION AND POWERS Section 1.1: This ordinance is enacted to regulate and control the design and improvement of land in the City of Saratoga. It is appli- cable to divisions and subdivisions, and to single lots and parcels. It shall be known and referred to in its entirety as the "Subdivision Ordinance ". Section 1.2: This ordnance is in three parts. The provisions of this PART ONE apply to the entire ordinance. The provisions of PART TWO, except as hereafter noted, shall apply to subdivisions of five (5) or more lots. The provisions of PART THREE, and Sections 1, 2, 3, 4, 5 and 7 of PART TWO insofar as they are made applicable by PART THREE, shall apply to all single lots and parcels, and to subdivisions of four (4) or less lots. Anything to the contrary above notwithstanding, whenever in the opinion of the Planning Commission the intent of the subdivider is ultimately to sub- divide into five or more lots, or wherever it appears reasonably necessary in order to maintain uniformity of building site design or improvement, PART TWO of this ordinance shall be applicable to four or less lot subdivisions which otherwise would come under the terms of PART THREE, Section 1.3: This is an ordinance supplementing the Subdivision Map Act as to subdivisions as that term is therein defined, regulating divisions of land less than a subdivision as that term is defined by the Map Act, and regulating single unsubdivided sites under the site approval condi- tions set forth in PART THREE hereof. Section 1.4: The Planning Commission is hereby designated as the "Advisory Agency" as that term is defined in the Subdivision Map Act, and is charged with the powers and duties in respect to tentative and final maps and the procedure relating thereto which are specified by law and by this ordinance. SECTION 2• For the purposes of this ordinance the definitions hereafter set forth shall control. Terms not herein defined shall be as defined in the Zoning Ordinance of the City of Saratoga. Terms neither defined herein nor in the said Zoning Ordinance shall be as defined in the Subdivision Map Act of the State of California. -1- Section 2.1: In deenneral. "Citf shall mean the City of Saratoga; "Planning Commission" shall mean the Planning Commission of the City of Saratoga; "City Council" shall mean the City Council of the City of Saratoga; the terms "Health Officer ", "Health Department ", "Planning Department" and . "City Engineer" shall mean the respective officer, department or engineer of the City of Saratoga, save and except that during any period of time wherein such services are being performed for the City by these respective officers or 'departments of the County of Santa Clara, then the same shall mean such officers or departments of the County of Santa Clara; if at any time any decision or de- termination of the Santa Clara County Engineer while acting in the capacity of City Engineer for City should be contrary to any decision of the Director of Public Works of the City of Saratoga, the decision of said Director of Public Works shall control; the term "Flood Control District" shall mean the,Santa Clara County Flood Control and Water Conservation District; the term "Sanitation District" shall mean a Santa Clara County Sanitation District; or the Cupertino Sanitary Diottict`'; the Marra "Director of Public Works" Shall mean such Director of the City. Aap izt shall mean the Subdivision Map Act of the State of Californ'_:. Section 2.2: Subdivision. "Subdivision" shall mean and include any real pro- perty, improved or unimproved, or portion thereof, shown on the latest adopted County tax roll as a unit or as contiguous units, which is div- ided for the purpose of sale, lease, or construction of improvements thereon, whether immediate or future, by any person, firm, corporation, partnership, association or other entity, governmental or otherwise, into two or more parcels. It shall include all divisions of land which are excluded from the definition of !'Subdivision" by the terms of Business & Professions Code Section 11535 of the State of California. Land shall be considered to be divided by either (a) the filing with the Planning Commission of a tentative map showing division into lots or parcels, or (b) the sale, contract of sale, lease, transfer or other conveyance of any portion of a unit or contiguous units in one ownership as shown on the latest adopted County tax roll, regardless of the manner of land description, or (c) the recording of any record of survey or other map or description of a parcel less than the whole as shown on such latest adopted tax roll, or (d) any other separation of land into legally discernible parcels. The separation of a single site from a larger parcel shall constitute a division. Section 2.3: Other Definitions Alley An alley is a public way permanently reserved primarily for vehicular service access to the rear or side of properties otherwise abutting on a street. Improvement "Improvement" refers to such street work and utilities, including without being limited to storm and sanitation drains and sewers, to be installed or agreed to be installed by the subdivider on the land dedicated or offered to be dedicated for streets, highways, public ways and easements, as are necessary for the gen- eral use of the lot owners in the subdivision and local neighborhood traffic, drainage and sewage needs as a condition precedent to the approval of the final map of the subdivision or to the final site approval under PART THREE of this ordinance. -2- Means of Access A "means of access" is a street, right of way, easement or way of necessity or other thoroughfare except an alley, designed for ingress to or egress from any parcel of land to a public street. e P- The term "person" means and shall include any person; firm, partnership, asso- ciation, corporation, business trust, city, County, local agency,.district, State or Federal government or any branch, district or division thereof, exclusive of the City of Saratoga. Right- of -Wav The term "right of way" includes all or any part of the entire width of a road, street or highway easement whether or not such entire area is actually used for road, street or highway purposes. Street A "street" is any thoroughfare for motor vehicle travel which affords the prin- cipal means of access to abutting property, including public and private rights of way and easements. street - Collector "Collector Street" is a street which, because of its design and location with respect to other streets and other sources of traffic, is used to carry traffic from local streets to secondary and major streets. Street - Hillside Collector "Hillside Collector Street" is a street which, because of its design and loca- tion with respect to other streets and other sources of traffic, is used to carry traffic from local streets to secondary and major streets and which tra- verses terrain requiring construction on natural ground on a gradient of more than 15 %. Street - Cul -de -sac A "cul -de -sac" is any street having but one outlet for vehicular traffic, the terminus of said street being within the subdivision and enclosed by parcels of land comprising lots of the subdivision. Street - Dead -End A "dead -end street" is any street having but one outlet for vehicular and ped- estrian traffic and terminating at the property adjoining the subdivision. Street - Frontage Road A "frontage road" is a street adjacent and parallel to a major highway, which is separated therefrom by a dividing strip. -3- Street - Local A "local street" is a street which, because of its design and location with re- apect to other streets, is used primarily for access to the abutting property. Street - Hillside Local A "hillside local street" is a street which, because of its design and location with respect to other streets, is used primarily for access to the abutting pro - perty and which traverses terrain requiring construction on natural ground on a gradient of more than 15 %. Thoronahfare A "thoroughfare" is a public street designated as a thoroughfare on the Saratoga General Plan which, because of its design and location with respect to other streets and other sources of traffic, is used to carry a heavy volume of traffic through the City and /or between districts of the City or as an approach to a freeway. Street - Minimum Access A "minimum access street" is a street running from the point of intersection of the existing or proposed driveway of a site with the site's property line, to an accepted public street or intersecting minimum access street, having an im- proved surface of a minimum width of 18 feet improved to the engineering standards of the City of Saratoga Street - Private A "private street" is a street in private ownership, not dedicated as a public street and not an alley, which affords the principal means of access to one or more lots which do not have frontage on a public street. Street - Public A "public street" is a street owned and maintained by the City, the County, or the State, including streets offered for dedication to the City which have been improved, or for which a bonded improvement agreement is in effect to improve the same. The term includes "City ftreet", "Accepted Street ", "Accepted Public Street ", and "Dedicated Street ". Subdivider, "Subdivider" shall mean such individual, firm, corporation, partnership, syn- dicate, local agency, city, county, state or federal government, or any district or division thereof, who or which is the owner of record or owner under a con- tract to purchase of the real property to be divided or improved. -4- SECTION 3: FEES Every subdivider shall, at the time of filing his tentative map, pay to the City of Saratoga a filing fee and a public health service fee; and q the time of filing the improvement plans and specifications, an inspection fee; and at the time of submitting a final map, a map checking fee; and at the time of filing for final map or site approval, a storm drainage fee. The scheduling and amounts of these fees shall be as set forth in Table I attached hereto and incorporated herein by reference. Said fees may hereafter be changed by resolution of the City Council, and such changed fee shall control without amendment to this ordinance. SECTION 4: ACTS PROHIBITED Section 4.1: It shall be unlawful for any person to sell, offer to sell, con - tract to sell or divide any real property in the City of Saratoga which constitutes a subdivision of five or more lots as defined herein without complying with all of the provisions of PART TWO hereof. Section 4.2: It shall be unlawful for any person to sell, offer to sell or contract to sell any lot or parcel of real property in the City of Saratoga as a prospective building site or which constitutes a subdivision of four or less lots, for which site approval is necessary under PART THREE of this ordinance, unless either (a) all the provisions of PART THREE of this ord- inance have been complied with and final site approval has been obtained within two years prior to such sale, or (b) the seller has, prior to any such sale, delivered to the purchaser a statement in writing that site approval has not yet been obtained for said lot or parcel. SECTION 5: VOIDABILITY OF DEEDS OR CONTRACTS Section 5.1: Any deed of conveyance, sale or contract to sell made contrary to the provisions of this ordinance is voidable at the sole option of the grantee, buyer, or person contracting to purchase, his heirs, personal representative, or trustee in insolvency or bankruptcy, within one year after the date of execution of the deed of conveyance, sale, or contract to sell, but the deed of conveyance, sale, or contract to sell, is binding upon any assignee or transferee of the grantee, buyer, or person contracting to purchase, other than those above enumerated, and upon the grantor, vendor, or person contracting to sell, or his assignee, heir, or devisee. SECTION 6: BUILDING PERMIT AND CERTIFICATE OF OCCUPANCY Section 6.1: No building permit shall be issued until the final subdivision map is recorded by the County Recorder, or, in the case of lots, parcels or subdivisions subject to PART THREE of this ordinance, no building permit shall be issued until final site approval is granted in accord therewith. Section 6.2: No certificate of occupancy shall be issued until all trees are planted and curbs, gutters, driveway approaches, base rock and underground utilities servicing such lot or parcel are satisfactorily in- stalled and completed. -5- SECTION 7: CONFORMITY WITH ZONING L&IS Nothing contained in this ordinance, nor any act or forbearance done or per- mitted hereunder, shall waive or relieve compliance with any other ordinance of the City of Saratoga not specifically repealed hereby. Neither final map nor site approval shall be granted for any lot, site or subdivision which is not in conformity with the zoning ordinances of the City of Saratoga, nor which has been or is created in violation of any such zoning ordinance, nor for any intended use which would not be in conformity with the district regulations in which said lot, site or subdivi- sion lies at the time of final approval. The Planning Commission may, but need not, tentatively approve a map for lot sizes or uses contrary to existing zoning governing the lot, site or subdivision, in contemplation of a change in zoning to make such lots or uses conform therewith, but only after recommending such change of zoning to the City Council after public hearing thereon in accord with the Zoning Ordinance. Any such tentative approval shall be at the sole risk of the subdivider, and shall not become binding on the City for any purpose unless and until such zoning is legally and finally adopted. SECTION 8: APPEAL AND REVIMI Section 8.1: Appeal to City Council. The subdivider may appeal to the City Council from any decision of the Planning Commission which con- ditionally approves or disapproves a tentative map or from any decision, deter- mination or requirement of the City Engineer, under PART TWO or THREE hereof, by filing a written notice thereof together with the requisite filing fee with the City Clerk, letter form being sufficient, within 10 days after such decision is made. The notice of appeal shall be signed by the subdivider and shall set forth the action appealed from and all of the grounds for appeal. No ground not specifically set forth in the notice may be raised or considered at the time of hearing. Upon receipt of the notice of appeal and filing fee, the City Clerk shall set the appeal for hearing before the City Council at its next regular meeting that falls not less than 10 days after the date of filing, and shall notify the subdivider and the one whose decision, determination or requirement is be- ing appealed of the time and place of hearing. Upon the hearing on appeal the City Council may sustain, overrule or modify the decision, determination or requirement appealed from, and such disposition on appeal shall be final. Section 8.2: Judicial Review. The decision of the City Council on conditional approval or disapproval of a final map or final site approval, or on appeal from a Planning Commission decision, shall be subject to review by the courts as to its reasonableness at the instance of the subdivider or any person claiming to be aggrieved by such decision, but such action shall be commenced within 90 days after the rendition of the decision. -6- SECTION 9: ENFORCEMENT Section 9.1: Duty to Enforce. The Planning Commission and City Council shall refuse approval of any tentative or final map application not in conformity herewith, and all officials, departments and employees of the City vested with authority or duty to issue permits or certificates shall not issue any such permit or certificate which conflicts with any provision of this ordinance. Other than as above set forth, the Director of Public Works shall be the official responsible for the enforcement of this ordinance. He may sign crim- inal complaints and call upon the City Attorney to prosecute criminal proceedings and /or institute civil legal proceedings to enforce this ordinance. Section 9.2: Penalties for Violation. Any person, as that term is herein de- fined, violating any provision of this ordinance shall be guilty of a misdemeanor and upon conviction thereof shall be punishable by a fine of not more than $500.00 or by imprisonment in the County Jail for a term of not exceeding 6 months, or by both such fine and imprisonment. Such person shall be deemed guilty of a separate offense for each day during any portion of which a violation of this ordinance is committed or continued or permitted by such person, punishable as herein provided. Any building or structure erected or constructed in violation of PART THREE of this ordinance shall be and is hereby declared unlawful and a public nuisance and the City Attorney on direction of the Director of Public Works shall insti- tute necessary legal proceedings for the abatement, removal or enjoinment thereof in the manner provided by law and shall take such other steps as may be necessary to accomplish these ends. All remedies provided for herein shall be cumulative and not exclusive. SECTION 10: INCONSISTENT ORDINANCES REPEALED 'Ordinance Nos. 5, 5 -A, 23, 23 -1, 23 -2, 23 -38 23 -4, 23 -5 and 5 -B and 23 -6 are hereby repealed. SECTION 11: CONSTITUTIONALITY If any section, subsection, sentence, clause or phrase of this ordinance is for any reason held by a court of competent jurisdiction to be invalid, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Saratoga hereby declares that it would have passed this ordinance and each section, subsection, sentence, clause and phrase thereof, irre- spective of the fact that any one or more sections, subsections, sentences, clauses or phrases be held invalid or unconstitutional. -7- PART TWO: SUBDIVISION REGULATIONS SECTION 1: PRELIMINARY MAPS AND CONFERENCES Section 1.1: Filing of Preliminary Map. Prior to filing a tentative map the subdivider may, at his option, submit to the Planning Commission a preliminary trap of a proposed subdivision. The preliminary map shall not be considered for any purpose unless all the provisions of this section are complied with by the subdivider. Section 1.2: Form and Requirement of Preliminary Map. A minimum of four (4) copies of the preliminary map shall be filed with the Secretary of the Planning Commission, and shall consist of a map or other drawing to a scale of 1" equalling 100 or 200 feet. Said map shall contain the following information: (a) Name and address of the owner, subdivider and engineer; (b) Key map showing adjacent property, subdivisions and streets, and proposed streets and subdivisions; (c) Date, north point and scale; (d) Perimeter boundary line to scale only; (e) Unusual features of terrain such as rock outcrops, tree masses, water courses in and adjacent to the proposed sub- division; (f) Statement of existing and proposed public utilities, sanitary sewer facilities, main traffic arteries, railroads, freeways, expressways, and the distance to the nearest sanitary sewer main line; (g) 'Approximate location and width of proposed streets; (h) Approximate location and number of lots; (i) Lot sizes, width and depth; (j) Acreage of proposed sub- division to the nearest acre; (k) Location of existing wells, drains, channels, and other water producing or carrying facilities within the subdivision; (1) Location of existing native and ornamental trees including outline areas of species of orchard trees, and in addition, shall contain such information as may from time to time be required for preliminary maps by resolution or order of the Planning Commission. Section 1.3: Distribution of and Action on Preliminary Maps. The Secretary of the Planning Commission shall distribute the preliminary maps and data to such appropriate departments or agencies for review as may be de- signated by the Commission, and shall set a time and place of conference be- tween the subdivider and representatives of the various departments or agencies concerned to discuss the preliminary map. At such conference the subdivider shall be furnished advice or suggestions as can reasonably be given by such representatives based upon the information submitted, which shall be advis- ory only and not binding upon either party. Section 1.4: Purpose of Preliminary Maps. The provisions of this section are to provide an advisory service to the subdivider prior to his preparation and filing of a tentative map, and compliance or non- compli- ance herewith shall be discretionary with the subdivider. SECTION 2: TENTATIVE MAPS Section 2.1: General. The following procedures are hereby adopted for processing all applications for permission to subdivide real property. Applications for subdivision map approval shall be in writing on forms as approved by the Planning Commission, and shall be accompanied by tentative maps as hereafter set forth prepared by a registered civil engineer or licensed land surveyor. Such map shall be in full compliance with this section. Section 2.2: Time of Filing. The time of filing an application for subdivi- sion approval and the tentative subdivision map shall be con- strued to be the time at which the same are accepted by the officer designated in the rules of the Planning Commission for that purpose. Such officer shall examine any such map and application upon presentation of the same to him and shall not accept them for filing until they are in full compliance with all the provisions of law and of this ordinance as to form and as to the data and information required to be shown thereon or furnished therewith, and all re- quired fees are paid. Section 2.3: Tentative Maps - Form and Filing. Section 2.3 -1: Fi.lin . Twelve (12) copies and a reproducible transparency of the t.enta ive map of a pry, posed subdivision shall be filed. Additional copies may be required for transmittal to the designated official of any adjoining city or county which has requested the same as provided in the Map Act. If the subdivision or any part thereof adjoins any State highway, two additional copies of the tentative map shall also be filed, which shall be transmitted by the Planning Commission to the District Engineer of the State Department of Highways with a statement that the Commission will consider any recommendation of said District En- gineer made within fifteen (15) days after receipt by him of said copies of the map. Section 2.3 -2: Forin of •Tentative tap and Accoupanying Data. The tenta- tive map shall be clearly and legibly drawn on tracing cloth or tracing paper of good quality. It shall have a dimension of not less than 18''x2`- and the scale shall be 1', equal to 100 feet. It shall contain the following information: (a) The name of any existing recorded map applicable to the subdivision; (b) Proposed subdivision name if any and date, North point, scale and sufficient description to define the location and boundaries of the proposed tract. The proposed name is subject to approval by the Planning Commission. (c) Key map showing adjacent pL•operty, giving location, names and widths of adjacent rights of way; (d) Name and addres3 of record owner or owners, subdivider and registered engineer or licensed land surveyor who prepared said map; (e) Locations, names, widths, centerline radii and centerline slopes of all streets, highways and other ways in the proposed subdivision; (f) Number of lots, dimensions of the lots, including frontage, depth and area in square feet; -9- (g) One foot contours, or one -half foot contours where necessary, to de- scribe area. Where the grade of any part of the subdivision exceeds 107. or where the subdivision abuts existing developed lots an over- all grading plan may be required showing features adjacent to the subdivision within a reasonable distance therefrom which would affect said subdivision. In those cases in which a grading plan is required, it shall show how runoff of surface water from individual lots will be achieved and the ult-1 ��e-a disposal of all subdivision surface waters. Benchmarks shall bia on Santa Clara County datum; (h) Location and character of all existing easements for drainage, sewage, public utilities, togetLar with all buxiding and use restrictions app Ucable (i) Exist i1c�� of uses al.�i gene or zones of the property and proposed use or uzes; (j) The arproxi.Trate locations of all proposed easements for drainage, sewage or other public utilities; (k) Transfers of adjacent and related property owned by the subdivider or his predecessor in interest made within the last preceding five years; (1) Reserved (m) All provisions for domestic water supply which sr,� proposed by the subdivides,, including source, quality ar..l appiox_ ijAte quantity; (n) All provisions for sewage disposal, storm drainage and flood control which are proposed by the subdivider; (o) Existing wells, active or abandoned, and disposition proposed; (p) Public area proposed, if any; (q) Statement of tree planting plan; (r) Statement of street lighting plan, if any; (s) Statement of the improvements proposed to be constructed or installed and of tba time wbon said improvements shall be installed and the date of their anticipated completion; (t) Reserved (u) The approximate distance to and location of the nearest sanitary sewer main line; -10. (v) Location of existing native and ornamental trees including outline, cen- ters and species of orchard trees; (w) A blank space 821- inches by 11 inches in size for certifications. Such of the foregoing information as may not practically be shown on the map shall be set forth on the face of the subdivision approval application or attached there- to and incorporated therein by reference. Section 2.4: Action on Tentative Maps - Departments Section 2.4 -1: Distribution. Upon receipt of the application and filing fee from the subdivider, the Secretary of the Planning Commission shall distribute the maps as follows or as deemed necessary: Two (2) copies to the Health Officer. One (1) copy to the City Engineer. Three (3) copies to the Planning Department. One (1) copy to the Flood Control District. One (1) copy to such Sanitation District as has jurisdiction over the lands included in said map. One (1) copy each to such public utility companies as are intended to provide services to the subdivision. Two (2) copies to the Division of Highways where the lands abut on a State Highway. One (1) copy to appropriate elementary school district. Section 2.4 -2: Departmental Reports: Upon receipt of said maps and necessary accompanying data, each of said departments shall make an inves- tigation and written report to the Planning Commission as hereafter set forth, setting forth any recommended conditions. Should it be necessary for representa- tives of said departments to meet with the Subdivision Committee of the Planning Commission to discuss any matters relating to any such investigation or report, the subdivider shall have the right to appear at least once before such repres- entatives and committee during their deliberations. The Planning Commission is authorized to establish such procedural rules as may be necessary or convenient to effectuate the provisions of this section. Upon receipt of said map and data from the Planning Commission, the City Health Officer, City Engineer, Planning Department and Flood Control District shall make such investigation and report to the Planning Commission as hereafter set forth, and thereafter said report shall be reduced to writing and delivered in triplicate to the Secretary of the Planning Commission. (A) Health Department Report The City Health Officer shall determine adequate health protection, and shall investigate the lot size, the sewage disposal system and the domestic water supply system proposed for said subdivision, and shall render a report setting forth whe- ther the same meet the health and safety standards prescribed by said department and whether the proposed design, improvement, or use would violate any health laws, ordinances or regulations, State or local, and specifically whether or not the proposed lots in area and percolation qualify for septic tank- permit. In making his investigation,'the Health Officer is empowered to require such test holes, percolation tests and other like soil exploratory tests as he may deem necessary to ascertain whether the proposed lot or lots are of sufficient size to provide adequate sewage disposal when all lots in the area are built upon, and to specify the recommended method of sewage disposal to be used in said subdivision. -11- (B) Engineer's Report The City Engineer shall investigate the manner in which the individual lot or lots, streets and overall drainage is to be achieved in said subdiv- ision. Said Engineer in his investigation and report, and the Planning Commission when acting upon the tentative map, shall determine suitability, adequacy and safety of the proposed lot or lots, and in this regard shall adhere to the following: The intended use must not intere4re with the natural drainage of surface water from the land constituting and surrounding the intended lot or lots, without adequate drainage thereof; the intended structure and improvements of said lot or lots must be adequately supported by the surface and sub - surface soil so there will be no hazard to occupants and property therein; the intended use must not create an unreasonable risk and hazard to adjoining persons or property by reason of fire, flood, ava- lanche or other calamity; the proposed lot or lots, and their proposed use, shall not create an unreasonable traffic hazard nor encroach upon or inter- fere with the use and maintenance of city streets and highways. (C) Planning Department Report. The Planning Department shall study and investigate the proposed design and improvement of said subdivision in relation to such general or precise plans prescribed by law which affect subdivisions of the type proposed by the tentative map for the area in question, and in relation to all appli- cable zoning ordinances, and shall report on the compliance therewith and on the quality of design from the standpoint of function, safety and esthetics. (D) Flood Control District Report. The Flood Control District is requested to investigate the proposed sub- dl..vision for drainage and flood control factors, and is requested to report upon wheth ^r any substantial flog ing hazard would be created by the proposed subdivision and any recommended conditions relative to flood control and storm drainage solutions. Any such request to the Flood Control District shall be accompanied by a copy of the proposed grading plan, if any. (E) Other Departmental Reports. The Sanitation District, any affected public utilities, and the Division of Highways, may report to the Planning Commission as to any recommended conditions or provisions which in their opinion would be reasonable or nec- essary under the circumstances of each particular case. Section 2.5: Action on Tentative Maps - Planning Commission. Within thirty (30) days after.the filing of the tentative map, unless such time is extended by mutual consent of the Planning Commission and the sub- divider, the Planning Coumi.ssion shall approve, conditionally approve, or disapprove the tentative map and shall report such action to the subdivider or his agent. A copy of said report shall be kept on file in the City Of- fices for a period of not less than five (S) years, and in all events, until final acceptance of construction of improvements and the termination of the subdivider's maintenance period of the same. -12- SECTION 3: GENERAL SUBDIVISION DESIGN REQUIREMENTS Section 3.1: In General. The subdivider shall design and improve all streets, highways, public ways, storm drains, and other ease- ments which are a part of or serve the subdivision, and such`other improvements as are called for by this ordinance, in accord with the standards as herein- after set forth, and shall thereafter maintain said improvements for a period of one year after completion thereof. Such improvements shall be as may be necessary for the general use of the lot owners in the subdivision and local neighborhood traffic and drainage needs, including grading and surface - ing of streets, highways and public ways, installation of facilities to supply domestic water, construction of drainage facilities and all Other improvement work as hereafter set forth. All of such improvement work shall be at the sole cost and expense of the subdivider unless otherwise specifically provided herein. Section 3.2: Surveys and Monuments. In making the survey for the subdivi- sion, the Engineer or surveyor shall set permanent monuments at all exterior boundary corners and angle points except where such monuments already exist in their proper positions, at all street intersections on centerlines or offsets, at the beginnings and ends of curves, and as other- wise directed by the City Engineer. In the case of intersecting curved streets, monuments shall be placed at the point of intersection of the cen- terlines whore possible. No monument shall be less substantial than a brass plug set in a City of Saratoga standard concrete monumeat. The exact point to be preserved shall be marked with a metal tack or copper wire or by a cross chi:s�icd in metal. All monuments shall be subject to inspection and approval 1).%r tua City Engineer before approval of the f=inal map. All monu- ments wihin the improved portion of a street must be set 8" below the finished grade line of the street in a City of Saratoga standard monument box. In addition, a 314" galvanized steel pipe 2 ft. long shall also be set 6" below finished grade at each lot corner. Without limiting the gener- ali-y of any other provision 0 this erdinarce, any m nument required under the provisions of this section w :�i :�r. 3s disturbed or dok Toyed shall be re- placed befvi*,i acceptance of any of the streets or other easements by the City. If any sLartage of exeese is foan3 in the ground teWeen monuments, com- pared with the original record, any division of the total must bear its proportion of such excess or shortage. A traverse of the boundaries of the tract and of all lot=s a:.: ;d blocks must close within a limit of error of 1 ft. to the mile ircumfereu,e, except that in territory on which 5 ft. contour lines would fall 65 ft, or less apart, a traverse of the boundaries of lots and blocks mast close within a limit of error of 2 ft. to the mile of circumference. Section 3.3: Streets. Dedication and Design Standards. Section 3.3 -1: In General. All parcels of land shown on any map and intended for any public use shall be offered for dedi- cation for public use to the City of Saratoga except those parcels other than streets, which are intended for the exclusive use of the lot owners -13- in a subdivision, their licen*ees, visitors, tenants and servants. The tentative and final map shall accurately show the right of way lines of each street, the widths being offered for dedication, the widths of ex- isting dedications, the widths and locations of all adjacent streets and public property or easements contiguous to the subdivision, any center lines previously established by the City or County Engineer, and the degree of conformity or non - conformity of any proposed subdivision street which is a continuation or extension of an existing street. Section 3.3 -2c Street Rights ofW ay. Street rights of way and improve- ments thereof shall conform with the minimums as set forth in TABLE II hereof, except that where topography or special condi- tions make a street of less width more suitable for the purpose intended the Planning Commission shall have power to approve such lesser width. Section 3.3 -3: Dead End Streets and adjoining Acreage. Unless other- wise approved by the Planning Commission, no dead end street shall be longer than 400 ft. measured from the centerline of the nearest intersecting street. Where the subdivision adjoins acreage, such streets as may be extended in the event of the subdivision of the said adjoining acreage shall be provided through to within 2 ft. of'the boun- dary line of the tract, and the remaining 2 ft. strip shall be granted in fee to the City. Section 3.3 -4: Coil -cue -sac Streets. Cul -de -sac streets shall have a �,!hicle turning area within minimum right of way radius of 42 ft. and a ra:_nimim roadway radius of 32 ft. No cul -de -sac shall be longer than Z:00 .ft. from its intersection with the centerline of a non- cul -de -sac to the center of the turn - around, unless a length in excess of s, :id 400 ft. is the only method of developing the property for the use for which it is zoned, or unless any other method of subdividing the property would create bloc;!: lengths of less than 800 ft. Section 3.3 -5: Side or Rear of Lots on MrO or Streets. Where the side or rear of any lot or lots border any thoroughfare, highway, parkway, freeway or expressway, the subdivider shall execute in the owner's certifiente on the final map a relinquishment of right of ingress and egress to the side or rear of such lot or lots across the existing or proposed right of way line of such thoroughfare, highway, parkway, freeway or expressway. Such relinquishment shall prohibit the same without the subsequent resolution of the City Council. Section 3.3 -6: Reserve Strips. Except as otherwise provided herein, re- serve strips controlling the access to public ways will not be approved unless such strips are necessary for the protection of the public welfare and/or of substantial property rights and shall only be approved when the complete control and disposal of the land and all of its uses comprising such strips are placed completely within the ex- clusive control of the City. -14- Section 3.3 -7: Public Street Access to Lots. Every lot shall either front on an accepted public street or on a street offered for dedi- cation to the public and improved as in this ordinance set forth, except that the Planning Commission may allow the following: (a) A subdivision of four or less lots may front on a minimum access street which is improved to the standards therefor and which need not be dedi- cated or offered for dedication to the public. In no event shall any such minimum access street be accepted for public use unless and until it is Im. proved to the standards of a local street as set forth in TABLE II hereof. The subdivider shall install and permanently maintain at all intersections of a minimum access street with a public street a sign reading "Private Street, not under City maintenance" or words of similar import. Section 3.3 -8: Frontage Road. A frontage road may be required for commercial subdivisions, adjacent to a thoroughfare, highway, parkway, freeway or expressway. Frontage roads which are incapable of'.being extended a minimum length of 600 ft. shall not be approved unless such frontage road of less length is the only means of properly developing the property for the commercial use for which it is zoned. Section 3.3 -9: Streets Along Exterior Boundaries of,SubdivisLon. Except as hereafter provided, where the property line of the property to be subdivided is adjacent to an existing sts'eet, the exterior boundary of the subdivision shall be to such property line, but need not be beyond the centerline of such bordering street, Where such street or any portion thereof which would otherwise be includable within the subdivision by reason of the foregoing rule is not within the city limits, the exterior boundary shall instead coincide with the city limito line.' The subdivider shall dedicate or irrevocably offer to dedicate, and shall, improve as a street, all property within the city not owned by,anoth.er pubtic, agency between the subdivision boundary line which lies within subh bordering street and the proposed tight of way line for such streeti as subh right of 4ay line may be established by any general or precise plan, and if not so 696blished then to such reason- able right of way line as then,and there.sei iy'the Planning (Commission. Any property in the subdivision between the c6hte .U4 of any such bordering street and the proposed right of way U6a.whith is owned by or under the jur- isdiction of another local agency 'shall bi oifead for dedication to that local agency. Wherever any new street of the proposed subdivision will lie along and adjacent to any boundary of the subdivision, and is intended to be a part of the ultimate width of a thoroughfare, it shall be offered for dedication and improved to such width as may be provided by the general plan or any precise plan of the city. If the plan lines for such street have not been established by a precise plan, then the same shall be improved to one -half the width as shown for thoroughfares in TABLE II hereof or 401, whichever is greater. Section 3.3 -10. Intersection Angles. All streets of the subdivision shall intersect one another at an angle as near to a right angle as is practicable in each specific case, unless otherwise necessitated by topographical conditions. The radii of returns at corners may vary in accord with the widths of roadways proposed and the type of land use. -15- Section 3.3 -11: Intersection Radius. Intersection of streets with less than four moving lanes of traffic for each street shall have a corner radius at the property line of not less than 20 ft. Inter- section of streets having less than four moving lanes of traffic with streets which have, or are planned to have, four or more moving lanes of traffic, shall have a corner radius at the property line of not less than 30 feet. Intersection of streets which have or are planned to have, four or more moving lanes for each street shall have a corner radius of the property line of not less than 40 feet. Section 3.3 -12: Distance Between Intersections. Streets entering upon opposite sides of another street shall be directly oppo- site each other, or otherwise offset at least 250 feet apart, unless a street opening offset of less than 250 feet is, in the opinion of the Planning Commission, the only economical or practical method of develop- ing the property for the use for which it is zoned. Section 3.3 -13: Street Grades and Curve Radii. Grades shall not exceed 67. on major streets,nor 15% on all other types of streets. Centerline radii shall be not less than 500 feet on thoroughfares and collector streets, and not less than 150 feet on all other types of streets. Greater grades and lesser radii may be used where nin the op- inion of the City Engineer, the same are necessary and safe by reason of the circumstances surrounding each particular case. Section 3.3 -14: Allp1s Prohibited in Residential Subdivisions. Alleys shall not be permitted in any residential subdivision, and may be prohibited by the Planning Commission in any other type of subdivision. Section 3.3 -15: Street Arrangement. The Planning Commission shall have authority to approve or disapprove street arrangement and design. In determining accuracy and suitability, said arrangement shall be such as will cause no undue hardship to owners of adjoining property at such time as such adjoining property may be subdivided, and as will provide adequate and convenient access to said adjoining property. Said arrangement shall be such as to discourage through traffic within the subdivision, except on thoroughfares and collector streets as desig- nated in the general plan; it shall be harmonious with topography, shall save and preserve ornamental trees where practicable, and be such as to easily and comfortably move such pedestrians and traffic as may reason - ably be expected to make use of the same by reason of the subdivision's intended use. Section 3.3 -16. Street Names and Signs. Each street shown on the filial map shall be named thereon, and the name given it shall be chosen by the street name committee. The Mayor of the City of Saratoga is hereby authorized and directed, with the approval of the City Council, to appoint a committee of three residents of the City of Saratoga to be known as the "Street Name Committee ". One member of the first committee appointed shall have a term of four years, the second so appointed for a term of three years, and the third so appointed for a term of two years, and thereafter all appointments to said committee shall be for terms of four years each. Said committee shall develop and maintain a list of street names for subdivisions, which names shall be used for the streets of each subdivision. unless specific approval is given to the name of the subdivider's choice. -16- Subdivider shall equip all street intersections with signposts, street name signs and traffic signs as required, which shall conform to the standards and specifications established therefor. Section 3.3 -17: Sidewalks. The Planning Commission may require side- walks to be installed on all streets of the ; ubdivision. Section 3.3 -18: Driveway Approaches. There shall be a minimum of one driveway approach to a lot. There shall be no more than one driveway approach for each 40 feet of lot frontage for anq lot in- tended to be developed for single family or two family use. The subdiv- ider may install continuous curbs, and thereafter cut out the driveway approaches after the building plans for the lot in question are completed, and all such approaches shall be subject to the provisions of the improve- ment agreement and -bond except in the case of such approaches for which an encroachment permit has been issued under terms of the encroachment permit ordinance of the City of Saratoga. Section 3.4: Lots and Blocks Section 3.4 -1: Lot Area. All lots shall have an area, width, frontage and depth equal to or greater than the minimums pre- scribed by the Saratoga Zoning Ordinance for the district in which the subdivision, or the portion thereof in question, is situated. In con- trolling the design of subdivisions, the Planning Commission may require lots to be of an area, width, frontage or depth greater than such mini - mims, but in no event can it either require or allow the same to be any less than such minimums unless a zoning variance for the same has been obtained prior to tentative map approval. Section 3.4 -2: Lot Frontage on Public Street. Except as provided in Section 3.3 -7, lots without frontage on .a public street, and subdivisions without direct access by at least one subdivision street to an existing public street, shall not be permitted. Section 3.4 -3: Lot Side Line. So far as practical, the side lines of all lots shall run at right angles to the street upon which the lot faces, or radial if the street is curved. Section 3.4 -4: Block Lengths. Blocks shall not exceed 1200 feet, nor be less than 800 feet in length, unless the previous ad- jacent layout or topographical conditions justify a variation from this requirement. At street intersections at angles of approximately 90 degrees, the block corner shall be rounded at the property line to provide for safe traffic movement. The curve radius shall conform to the radius of exist- ing corners at the same intersection where such radius is greater than 20 feet. Streets intersecting at an angle other than 90 degrees shall be considered special cases and will be required to have sufficient radius or cutoff to provide the same results as to traffic movement, visibility and design as provided by the foregoing provisions. -17- Section 3.5: Public Utility Easements. Easements shall be required of sufficient size and location to meet the requirements of public and private utilities serving the proposed subdivision. Insofar as. practicable, all utility easements shall be in the rear of the lots. The sidelines of all easements shall be shown by fine dotted lane. If any ease- ments already of record cannot be definitely located, a statement of the nature thereof and its recorded reference must appear on the title sheet. Distances and bearings on the sidelines of the lots which pre cut by an easement must be arrowed or so shown that the map will indicate clearly the actual lengths of the lot lines. The widths of all easements and sufficient ties thereto shall be clearly labeled and identified, and if already of re- cord, its recorded reference given. Section 3.6: Estate Subdivisions. A subdivision into lots the size of which are twice or more the minimums required for the zoning district in which the lots are located, shall be so designed as to provide for the opening of major streets and the extension and opening of adjacent local streets at such intervals as will permit subsequent division of such estate lots into lots of the required minimum lot size for the district. Section 3.7: Water Courses. In the event that the subdivision or any lot or part thereof is traversed by any water course, or any official plan line area of a water course, as those terms are defined in Ordinance 59 -1 of the Flood Control District, the subdivider shall dedicate an easement therein to said Flood Control District for flood control pur- poses. Where the subdivision or any lot or part thereof is or will be traversed by any drainage facility, as defined in Resolution No. 59 -1 of the Flood Control District, the subdivider shall offer to dedicate a fee simple interest to the city in said drainage facility and the property in which it lies. Section 3.8:_ Preservation of Existing Trees. No native, ornamental, or orchard trees required to be shown on the tentative map as per Section 2.3(v) above set forth shall be removed or destroyed without a prior permit to do so from the City Planning Commission. Such permits may be applied for from time to time up to the date of approval of the final map, no fee shall be charged therefor, and no special form of application shall be necessary. The City Council shall by resolution establish reasonable standards to guide the granting, conditional granting or denial of such permits. The above prohibition shall also apply for a reasonable time prior to the actual filing of the tentative map, and no such trees shall be removed or destroyed prior to said filing of said tentative map with the intent or design to circumvent the requirements of this ordinance. The Planning Commission of the City of Saratoga may refuse approval of any tentative map, and revoke any previous approval of any tentative map already approved, upon the violation of this section by the owner or sub- divider. -18- SECTION 4: IMPROVEMENT REQUIREMENTS. Section 4.1: Improvement Standards Adopted. Except as otherwise set forth in this ordinance or any amendments or additions thereto, all streets, easements and other improvements shall conform to the "Standard Specifications of the California Department of Public Works" dated January, 1960, and all street lighting shall conform to "American Standard Practice for Street and Highway Lighting ", all of which standards are hereby incor- porated herein by reference and adopted as improvement standards for sub- divisions in the City of Saratoga. Three (3) copies each of said specifi- cations, in pamphlet form, have heretofore been filed for use and examination by the public in the office of the City Clerk of the City of Saratoga. Wher- ever there is any conflict between said specifications and any of the standard; or specifications contained elsewhere in this ordinance, the latter shall t, control. ' Section 4.2: Improvement Plans. A subdivider shall cause plans and pro- files for all improvements to be prepared by a licensed Civil Engineer in accord with the design and improvement standards of this ordinance, which plans and profiles shall be submitted to and approved in writing by the City Engineer prior to the commencement of improvement work and prior to UtAng of the final map. All improvements shall be construc- ted and completed under the inspection of and to the approval of the City Engineer. Without limiting the foregoing, and using Santa Clara County datum, said plans shall include typical cross sections and proposed finished grades of all streets together with a profile showing the relation between finished grade and existing ground elevations, and the lengths, sizes, grades and type of all pipes, culverts and other structures. Section 4.3: Storm Water Drainage, Section 4.3 -1: General. Subterranena.storm drains shall be designed and installed by the subdivider to adequately and safely drain all storm waters of said iubdivisioni, and all surface waters reaching or reasonably calculated to reach said subdivision from areas outside of its boundaries, and to drain the same to a natural water course as that term is defined in Flood Control District Ordinance No. 59 -1. Drainage to a water course shall be either by the direct discharge into the same, or by connection with adjacent existing storm drains already discharging into a water course and of a capacity sufficient, in the opinion of the City Engineer, to adequately and safely carry all of such additional drainage. The storm drain system shall consist of mains •f not less than 12" in diameter, together with such manholes, catch basins, laterals and other structures, and at such grades, as required by the City Engineer to conform to good drainage requirements for the area and topography of the subdivision and to prevent standing or flooding waters within and outside of its boundaries. In addition, the subdivider shall comply with all reasonable conditions of the Flood Control District as may be imposed by any permit legally im- posed by such district in order to discharge said waters into a water course. -19- Section 4.3 -2: Drainage into Adjacent Drains. Whenever a subdivider proposes to drain the subdivision's storm and surface waters in accord with the above to a watercourse by means of connection with and use of existing drains outside of the subdivision rather than by the construction of drains at his own cost and expense outside of said subdivision, and if such adjacent drains and facilities have been dedicated to the public, then as a condition of approval of such alter- nate method, the subdivider shall be required to pay a reasonable charge to the City for the connection and use of such outside public drainage system. Such cost shall in no event exceed the estimated cost to the subdivider of constructing independent exterior drainage facilities to adequately carry such waters from the subdivision to the nearest access- ible natural watercourse. Section 4.3 -3: Oversize Drain - Reimbursement. Whenever in the opinion of the City Council it is necessary that oversize drains, laterals, or other facilities for storm drainage be installed by the subdivider which can or will be used for the benefit, immediate or future, of property not in the subdivision, the subdivider shall be required to install such facilities in excess of the requirements for his subdivision alone, and the City may enter into a contract with the subdivider to collect the excess of costs of the oversize or additional facilities from all persons in the future using the same for the benefit of property not in the subdivision, and to pay such collections of excess costs to the subdivider as received. Said agreement may provide for a time limit beyond which no such collection shall be made for use of said oversize drainage facilities, but in no event to be less than ten (10) years. Section 4.4: Sanitary Sewers. Whenever the subdivision or any part thereof, is within the boundaries of a sanitation district, the sub- divider shall connect said subdivision and each of the lots thereof to the facilities of said sanitation district by the installation of such additional mains and laterals as is necessary in the opinion of the Health Officer to adequately sewer the same. In other cases, disposal of sanitary sewage may be by approved septic tank methods or by connection to sanitary sewers, whichever in the opinion of the Planning Commission is reasonable under all of the circumstances. Where installation of sewers is required, the same shall be installed to grades, standards, location, design, lengths, and sizes, as approved by the Sanitation Engineer for the district having juris- diction, and in accord with all laws and regulations of said district. Section 4.5: Water. The subdivider shall construct a complete water system including mains, valves, fittings, blowoffs, fire hydrants and other appurtenances and structures adequate to provide water supply for dom- estic or commercial use and for fire protection in conformity with the stan- dards established by the Board of Fire Underwtiters of the Pacific. Water mains shall conform to the design criteria of Rule 103 of the Public Utilities Commission, and the grades, location and sizes shall be approved by the City Engineer. The location of fire hydrants shall be as determined by the Fire Chief of the District or department serving the area in which the subdivision is located. -20- Section 4.6: Street Lights; Street lights may be required at the discre- tion of the Planning Commission. Section 4.7: Trees. The subdivider shall plant trees on each lot and main- tain them for a minimum of one (1) year after planting. The number of trees, spacing, materials, planting methods and standards are set forth in TABLE III hereof. All such trees shall be of the variety and type as shall from time to time be established by resolution of the Plan- ning Commission. Any such trees which may be planted in a street right of way shall constitute encroachments subject to removal in accord with Saratoga's encroachment permit ordinance. Section 4.8: Fencing Along Major Streets and Watercourses. Whenever the side or rear property line of any lot or lots is adjacent to a major street, highway, freeway or expressway, as set forth in Section 3.3 -5 hereof, or borders a watercourse, the Planning Commission may require the subdivider to install decorative walls or fences separating the lot or lots therefrom. The subdivider shall be required to landscape the area between such wall or fence and any major street, highway, freeway or expressway, and shall cause the wall or fence design and landscaping plan to be prepared as a part of the improvement plans, which design and plan shall`.be subject to the approval of the Planning Commission. Section 4.9: Dead -End Street Landscaping. Where dead -end streets are approved, standard street barricades shall be constructed by the subdivider at the ends thereof. In addition, where in the opinion of the Planning Commission said streets will not be extended within one year from estimated completion of improvements, the subdivider may be required to plant and landscape the 2 foot strip granted the City in accord with Section 3.3 -2 hereof as part of the street improvements. Section 4.10: Cash Deposit in Lieu of Permanent Improvement of Bordering Streets. Whenever the City Engineer determines that any street or frontage road, or-any part thereof, bordering any part of a sub- division (as set forth in Section 3.3 -9 hereof) need not be improved to full City standards at the time the subdivider constructs the other improve- ments of the subdivision, in lieu of installing said permanent improvements the subdivider may be required to install temporary improvements and deposit with the City the cash difference between the estimated cost of temporary improvements and the estimated cost of the permanent improvement of the same, such cash deposit to be made prior to final acceptance of improve- ments. Section 4.11: Miscellaneous Requirements. The subdivider shall place redwood headerboards or the equivalent thereof along the longitudinal lines of streets not required to be currently paved to their full width, and shall cause the name of the cement contractor and the date of all work to be stamped on all curbs, and shall cause a "S" mark to be stamped on the curb base over the location of each sewer lateral connection. In addition to all the provisions of this part, the Planning Commission, on the recommendation of the City Engineer, may require special improvements or structures to be constructed other than as specifically enumerated herein in order to carry out the purpose of this ordinance and as may be reasonably required by the circumstances of each case. -21- SECTION 5: EXCEPTIONS TO DESIGN AND IMPROVEMENT REQUIREMENTS. Section 5.1: Exceptions Matter of Grace. The exceptions hereinafter set forth are a matter of grace only and not a matter of right. Section 5.2: Power to Grant Exceptions. The City Council shall have power to authorize conditional exceptions to any of the requirements and regulations set forth in Section 3 and 4 of PART TWO of this ordinance, upon the recommendation of the Planning Commission made as herein set forth. The subdivider seeking such exception shall file a verified petition with the Planning Commission within 30 days of the date of approval of the ten- tative map by the Planning Commission, which petition shall fully state the grounds of the application and all facts relied upon. The Planning Com- mission shall recommend such exceptions only if it shall find the following facts in respect thereto: (1) That there are special circumstances or conditions affecting said property, and (2) That the exception is necessary for the preservation and enjoyment of a substantial property right of the petitioner, and (3) That the granting of the exception will not be materially detrimental to the public welfare or injurious to other property in the territory in which said property is situated. In recommending such exceptions, the Planning Commission shall designate such conditions in connection therewith as will, in its opinion, secure sub- stantially the objectives of the regulations to which the exceptions are granted, as to light, air, and the public health, safety, convenience and general welfare. In recommending the authorization of any exception under the provisions of this section, the Planning Commission shall report to the City Council its findings with respect thereto and all facts in connection therewith, and shall specifically and fully set forth the exception recommended and the conditions designated. Upon receipt of such report, the City Council may, by resolution, authorize the Planning Commission to revue the conditions of tentative map approval with or without the exceptions and conditions recommended, and with such other exceptions, if any, as the City Council deems necessary to substantially secure the objectives of this ordinance. In all cases in which such exceptions are authorized, the Planning Commis- sion shall require such evidence as it deems necessary that the conditions required in connection with such exceptions are being complied with. -22- SECTION 6: STATEMENT OF POLICY The City Council hereby finds that it is impractical to establish a more precise set of standards and rules than herein set forth that would be appli- cable to every proposed subdivision on a completely equitable basis, and must therefore vest certain discretionary powers to deal with particular situations in individual experts in the field involved. Each subdivision shall be con- sidered in relation to the general plan and any precise plan affecting the area wherein the property of the proposed subdivision is located. Not as a mandate, but as a statement of future policy on all matters concerning the design and improvement of sites and subdivisions, the following shall generally not be approved: (a) Any subdivision contrary to the general plan; (b) The subdivision of any area subject to slides, inundation or other hazards; (c) A subdivision of gridiron design; (d) Double frontage lots; (e) A subdivision for a use not in accord with the general plan, even if in accord with present zoning; (f) Reserved. SECTION 7: IMPROVEMENT AGREEMENTS, +BONDS AND INSURANCE Section 7.1: Improvement Agreement. If all the improvement work has not been satisfactorily completed before the final map is filed for approval, the owner or owners of the subdivision shall enter into a written:agreement with the City 'specifying that within one year such owner shall complete all such improvement work in accord with this ordinance and the improvement plans and specifications theretofore submitted to and approved by the City Engineer, and that said owner or owners shall maintain and keep said improvements in good condition and repair for an additional period of one year from date of satisfactory completion. The City'Council by minute order or resolution shall "establish the date of satisfactory completion after certification of the sane to it by the City Engineer. . Said agreement shall in substance provide (a) that if the subdivider shall fail to complete 'said improvemedto,'or to maintain them, in accord with -its terms,.the City may complete the same and recovar the full cost and.expense thereof from the subdivider, (b) for:.-the- inspection of all improvements by the'City.Engineer and the reimbursement to the City.of all coste.of inspec- tion, (cj fbr the furnishin& d£. a 100% cash or surety bond or bonds securing the-faithful performance by.the subdivider with all of the terms of said agreement, (d) for the indemnification of the City, its Councilmen, officers, boards, commissioners and employees from claims of any nature arising or re- sulting from the performance of -any acts required by the City to be done in -2310 accord therewith, in form acceptable to the City Attorney, (e) for the fur- nishing of liability and property damage insurance as hereafter specified, (f) for the payment to the City of a fee in accord with the schedule of storm drain fees set forth in TABLE I hereof to be deposited by City in its storm drain fund, and (g) as consideration for the foregoing and any other provisions of said agreement, the agreement by City to accept the streets, storm drains and easements in which they lie at such time as the subdivider has fully complied with all the terms of said agreement and has satisfac- torily completed his one year period of maintenance. In addition to the foregoing, said agreement may contain such other and further terms, covenants,conditions or provisions as the parties agree upon. Section 7.2: Improvement Bonds. The subdivider shall furnish the City a good and sufficient cash or surety bond or bonds in an amount not less than the estimated cost of completion of said improvements, as determined by the City Engineer, conditioned upon full compliance with this ordinance and the terms of said improvement agreement by the subdivider. Said bond shall remain in full force and effect at all times until the ex- piration of one year after satisfactory completion of all improvements, and thereafter until all deficiencies in construction, maintenance and repair have been rectified and final acceptance of all improvements made by the City Council. Wherever a failure to perform under said agreement has not been satisfactorily rectified by the subdivider or his surety within thirty (30) days after notice to the surety at the offices of its authorized re- presentative, the City at its option may thereafter, without further notice, declare said bond forfeited and cause all required construction, maintenance or repair to be done. Section 7.2 -1: Reduction of Improvement Bond. After the expiration of one year from date of satisfactory completion of improve- ments, on application by the subdivider, the improvement bond may be re- duced by resolution of the City Council to 107. of its original amount or the sum of $5000.00, whichever is the greater, to cover the period there- after during which all deficiencies in construction, maintenance or repair which remain are to be rectified by the subdivider prior to acceptance of the dedications by the City. On any such authorization for bond re- duction the City Council may impose reasonable conditions thereto, including the use of City's Department of Public Works to rectify any deficiencies at the subdivider's expense. Section 7.3: Form of Agreement and Bond. The form of such improvement agreement and surety bonds shall be established by resolution of the City Council and approved by the City Attorney. Section 7.4: Public Liability and Property Damage Insurance. No final map shall be presented for approval or approved until the subdiv- ider files with the City Clerk a certificate or policy of public liability and property damage insurance in form satisfactory to the City Attorney pro- viding public liability insurance limits in the amounts of not less than $100,000.00 for each person and $300,000.00 for each accident or occurrence, and property damage insurance limits of not less than $50,000.00, wherein -24- the City and in their capacity as such, its Councilmn, officers, boards, commissions, and its employees will be insured, indemnified and held harm- less from and against any and all claims of any kind or nature arising or resulting from the construction of said improvements or other work of sub- dividing within or outside of said subdivision and /or arising or resulting from or concerning the doing or failure to do by said subdivider of all things required to be done by the subdivider under the terms of the improve- ment agreement. Said insurance shall include a completed operations endorse- ment to cover a period of not less than one year after date of satisfactory completion of improvements, and shall provide for non - cancellation without ten days prior written notice to city of intention to cancel. SECTION 8: FINAL MAPS - SUBDIVISIONS - FIVE (5) OR MORE LOTS Section 8.1: In General. All final maps shall conform to the provisions of Articles 5 and 7 of the Map Act, and in addition shall comply with all the provisions of this section. Final maps not submitted in accord therewith will not be considered for approval by the City Council. Section 8.2: Filing _of Final Map with City Engineer,, Within one year after approval of the tentative map of a subdivision, or within such additional extension of time as granted by the City Council, the subdivider shall cause the proposed subdivision to be accurately surveyed and shall file a minimum of three (3) copies of a final map thereof prepared in accord- ance with the tentative map, and with any and all alterations And changes required thereto, with the City Engineer for his approval. Said filing must be at least fifteen (15) working days prior to the City Council meeting at which action for approval of said map is desired by the subdivider. At the time of filing of the final map with the City Engineer, the subdivider shall also file concurrently therewith the following: (A) A traverse sheet, giving latitudes and departures, showing the mathema- tical closure, within the allowable limits of error, of the exterior boundaries of the tract in all cases in which said boundaries are ir- regular or in which the tract is laid out in irregular blocks, and of.the exterior boundaries of all irregular lots and blocks; (B) Plans, profiles, details and specifications for improvements conforming to all ordinances of the City and to the requirements of Section 2 hereof, which must show full details of all improvements and shall be to a scale of 40 feet to the inch horizontal and 4 feet to the inch vertical; (C) A detailed estimate of quantities and costs of the proposed improvements for approval of the City Engineer; (D) A title guarantee by a reputable title company doing business in the County of Santa Clara, showing the names of all persons whose consent is necessary for the preparation of said map and for any dedication to public use, and their interests therein, certified for the benefit and protection of the City of Saratoga that the persons therein named are all of the persons necessary to give clear title to the streets and other easements therein to be offered for dedication; -25- (E) Two (2) copies of all proposed deed restrictions; (F) Instruments prohibiting traffic over the side or rear lines of any street or other public way when and if the same is required under Section 3.3 -5 hereof; (G) Such deeds or other instruments affecting or conveying title or any in- terests in land as are required under the terms of conditional approval of the tentative map; (H) A statevent that all applicable fees required by TABLE I hereof have been paid to the City Clerk. The City Engineer shall examine the final map and accompanying data and shall determine: (a) whether the subdivision is substantially the same as shown on the tentative map with only the approved alterations thereof, (b) whether all conditions of tentative approval have been completed, or if incomplete, are matters which are includable in a subdivision improvement agreement with the City, (c) whether the Map Act, all provisions of this ordinance and all other applicable provisions of law have been complied with, and (d) whether said map is technically correct. Upon the City Engineer's determination that conformity with the foregoing has been made, he shall execute the City Engineer's certificate on said final map. Section 8.3: Form of Final May and Data to Annear Thereon. The final map shall conform with all of the following provisions: (A) Legibility and Size. It shall be clearly and legibly drawn in black waterproof India ink upon good tracing cloth, including affidavits, certificates and acknowledgements. Its condition shall be such that legible prints and sepias may be made therefrom. The size of each sheet shall be 18x26 inched, with an entirely blank margin of 1 inch. The scale shall be 100 feet, or less, to the inch. When it consists of more than one sheet, a key map showing the relation of the sheets shall be placed on the first sheet; and every sheet shall contain the title, scale, north point, legend, sheet number and total number of sheets comprising the map. (B) Title and Subtitle of Mau. The title sheet shall contain the tract designation as approved by the Planning Commission and the tract num- ber. Below the title sheet shall appear a sub -title giving a general description of the property being subdivided by reference to the maps which have previously been recorded or by reference to the plat of any United States survey. In case the property included within the sub- division lies wholly in the City of Saratoga, the following words shall appear below the title, "In the City of Saratoga "; if partly in the City of Saratoga and partly within another incorporated City of the County, the following words shall be used, "Lying partly in the City of Saratoga and partly in the City or County of naming the City or County as the case may be. Reference to tracts and subdivisions in the description must be spelled out and worded identi- cally with original records, and references to book and page or record must be complete. -2b- (C) Distances and Bearings. Sufficient data to determine readily the bearing and length of every lot line, block line and boundary line. Dimensions of lots shall be given as total dimensions, corner to corner, and shall be shown in feet and hundredths of a foot. Lots contain- ing one -half (1/2) acre or more shall show total acreage to nearest thousandth. The map shall show the basis of bearings and.lengths of straight lines and radii, and are lengths for all curves as may be necessary to determine the location of the centers of curves and tangent distances of right -of -way curves at centerline. (D) Boundary References and Monuments. The map shall show clearly what stakes, monuments (type and size) or other evidence found.on the ground to determine boundaries of the subdivision. The adjoining corners of all adjoining subdivisions shall be identified by lot and block number, tract designation and place of record, and proper ties therewith. It shall show the location and description of all monu- ments found or placed in making the survey for proper reference and data sufficient for relocation and retracing of any and all exterior boundary lines and lot and block lines. Wherever the City or County engineer has established the centerline or a street adjacent to or in the proposed subdivision, the data shall be shown on the map indicat- ing all monuments found and with reference to field book or map. If the points were reset by ties, the course and detail of relocation data shall be stated. (E) Additional Information (1) The map shall show the line of extreme high water in case the subdivision is adjacent to or traversed by a stream, or other body of water and shall also show any area, if any, subject to per- iodic inundation by water. (2) The subdivision boundary shall be designated by a Prussian blue border 1 /8th inch in width applied inside the boundary line to the reverse side of the tracing and the front of the blue line linen print. Such border shall not obliterate figures or other data. (3) The center lines and side lines of all streets, and total width thereof, and the widths of each side of the centerline, and widths of any portion of a street being dedicated, the width of existing de- dications, and the widths of any railway flood control, drainage channel or other rights of way shall be shown. (4) The map shall show all easements of record, or easements to be recorded, to which the lots will be subject. Such easements must be clearly labeled and identified if already of record, and record re- ference given. If any easement is not definitely located of record, a statement of such easement must appear on the map. Easements for storm drains, sanitary sewers, and other utilities shall be denoted by fine broken lines. Easement widths, and the lengths and bearings of the lines thereof together with sufficient ties thereto shall be set forth to definitely locate the easement with respect to the sub- division. -27- (5) City boundary lines which bound, adjoin within one hundred feet, or cross the subdivision shall be clearly designated and referenced. (6) Lot numbers shall begin with the number "1" and shall continue consecutively throughout the subdivision with no omission or dup- lications except that lot numbers in subsequent contiguous subdivision units may expand the numbering sequence of the previous unit providing the commercial name of the subdivision remains unchanged. Each block shall be shown on one sheet when possible. Where adjoining blocks appear on separate sheets, the street adjoining both blocks shall be shown on both sheets complete with centerline and property line data.' All letters and figures within the subdivision shall be conspicuous and solid. (7) The map shall particularly define and designate all lots and parcels, including those reserved for private purposes, all parcels and easements offered for dedication for any purpose, with all the dimensions, boundaries and courses clearly shown and defined in each case. Ditto marks shall not be used. (8) All street names including those designated by numbers, and includ- ing the words "Avenue ", "Boulevard ", "Place ", etc., shall be spelled out in full. (9) The map shall also show and delineate all other data that is or may be required by other provisions of this ordinance or otherwise by law. (F) Certificates on Final Map The following certificates shall appear on the final map: Owner's Certificate. A certificate signed and acknowledged, with corporate seal if corporation, by all parties having any record title or interest in the land subdivided, consenting to the preparation and recordation of said map, excluding however such parties not required by the Map Act to so consent. It shall include offers of dedication of all streets and other parcels of land shown on the final map intended for any public use, except those parcels other than streets which are intended for the exclusive use of the lot owners in the subdivision, their licensees, visitors, tenants, and employees. Engineer's Certificate. A certificate by a licensed civil engineer or land surveyor responsible for the survey and final map. The signature of such civil engineer or licensed surveyor must be accompanied by his engraved seal. City Engineer's. City Clerk's. and County Recorder's Certificate. A separate certificate for execution by the City Engineer, a separate certificate for execution by the City Clerk and a separate certificate for execution by the County Recorder, as required by the Map Act. The form of the City Engineer's certificate and of the City Clerk's certificate shall be as established from time to time by resolution of the City Council. Unless otherwise established by -28- resolution of the Council, it is the present policy of the City not to accept the dedication of streets, storm drain easements or other ease- ments requiring improvement by the subdivider at the time of approving the final map, and of only accepting the same after the completion of all improvements and a period thereafter of not less than one year's maintenance by the subdivider. The City Clerk's certificate shall specifically set forth which of the offers of dedication are not ac- cepted and which are accepted. Other Certificates. All other certificates required by the Map Act and not specifically enumerated herein shall either accompany or appear on the final map. Section 8.4: Filing of Final Map with City Council. When all certifi- cates required on the final map (except the certificate of the County Recorder and the approval certificate of the City Clerk) have been executed, said final map may be filed with the City Clerk for action by the City Council. No final map shall be accepted for filing by the City Clerk unless, in addition to the above, the following is complied with: (a) Not less than five (5) nor more than ten (10) days will elapse between the date of filing and the next regular City Council meeting. (b) The final map is accompanied by (1) a blue line linen print; (2) the approved improvement plans signed by the City Engineer; (3) Two copies of the City's standard form improvement agreement properly executed by the owner or owners of the subdivision, together with two executed copies of each improvement bond, as requited by Section 7.1 and 7.2 hereof; (4) the insurance policy or certificates required by Section 7.3 hereof, and (5) all documents and matters previously submitted to the City Engineer under Section 8.2 (A) through (G) hereof; (c) All required fees by the subdivider have been paid. Any delivery of a final map to the City Clerk or any receipt by the City Clerk of a final map, other than in accord with the provisions of this Section shall not be considered in acceptance for filing nor a filing of said map with the City for any purpose, unless notwithstanding such in- effective filing the City Council thereafter actually takes action thereon to approve or disapprove the map in accord with Section 8.5 hereof. Section 8.5: Action on Final Map. The City Council shall at its next meeting or within a period of not more than ten days after such filing approve or disapprove the final map. At the time of approval the Council shall accept or reject all offers of dedication, and may re- ject all such offers. If the map does not conform with all local ordi- nances applicable at the time of approval of the tentative map and all rulings made thereunder, the Council may disapprove said map, or may conditionally approve it, said approval to be unconditional at such time as, within which, such map is made to comply with such ordinances and regulations. The City Council shall have power to waive, modify or sub- stitute uncompleted conditions at the time of final approval. -29- Upon disapproval of any final map, the City Council shall return said map to the 9.*4bdivider together with a written statement setting forth the reasons for such disapproval. Upon approval by the Council becoming unconditional, the City Clerk shall sign and affix the City seal to the Clerk's certificate attached to said map and shall cause the said map to be delivered to the Clerk of the Santa Clara County Board of Supervisors in accord with the Map Act. No map will have any force or effect until unconditionally approved by the City Council, and no title to or interest in any property described in any offer of dedication on the final map which is accepted by the Council shall pass until recordation of said map. Within ten (10) days after recordation of the final map, the subdivider at his own expense shall furnish the City Clerk with one (1) blue line linen print, and shall furnish the City Engineer with one (1) brown -line sepia of the recorded map and approved improvement plans and one (1) paper copy of the recorded map and approved improvement plans. SECTION 9: REVERSION TO ACREAGE MAPS Section 9.1: In General. A final map filed for the purpose of showing as acreage land previously subdivided into numbered or lettered parcels shall be conspicuously designated with the title "THE PURPOSE OF THIS MAP IS A REVERSION TO ACREAGE". No tentative map need be filed prior to the filing of a reversion to acreage map. Section 9.2: Procedure. A minimum of two (2) copies of the final re- . version to acreage map shall be filed with the City Engineer, together with such additional information as he may require, and he shall examine the map to determine whether all provisions of this section, the Map Act, and all other applicable provisions of law have been complied with and whether the map is technically correct. Upon his determination that conformity with the foregoing has been made, he shall execute the City Engineer's certificate thereon and cause the map to be filed with the City Council for action thereon in accord with the provisions of Section 8.5 of this part except that within 10 days after recordation of the final map one (1) brown line sepia of the recorded map shall be filed with the City Engineer. No fees shall be charged except a map checking fee in accord with TABLE I hereof, -30- PART THREE: SITE APPROVAL - FOUR OR LESS LOTS, SECTION 1: APPLICATION. Section 1.1: In General. This part is intended to control the design and improvement of subdivisions of four or'.less.lots and single lots or parcels not directly subject to PART TWO 4 this ordinance, and to require building sites and parking areas to be eub4ect to reason- able conditions governing surface and sub - surface drainago and support, sewage disposal, grading, minimum access streets for regd�ar and emer- gency vehicles, adequate parking, and such other matters s may in each case be reasonably necessary to eliminate unreasonable risk to the site, its intended occupants and its surrounding property of fire, flood, ava- lanche or other calamity. Section 1.2: &glicabili ty of Provisions of PART TWO. 7Ze provisions of Sections 1, 2, 3, 4 and 5 of PART TWO a*e horeby referred to and made applicable to lots, sites and subdivisions og four or less lots, except as may hereinafter be modified by the provisions' of this part. Whenever "subdivision" is referred to in PART TWO, th4 same shall include "lot" and "site" when applied to this PART THREE.' SECTION 2: SITE APPROVAL REQUIRED, No person shall construct or move onto any lot or site any building or other structure, nor pave any site for offstreet parking where the paved area does or will exceed 500 sq. ft., nor shall any building permit be issued for the erection, construction or improvement of the :game, until final site approval therefor has been granted by the City Council in ac- cord herewith. SECTION 3: EXCEPTIONS. The requirements of this PART THREE shall not be appl�cabje to any of the following: (a) Where the identical site is shown as a lot on a final approved sub- division map recorded within ten years prior to thedatg of appli- cation for a building permit. (b) Where site approval for the identical lot or site has previously been obtained from the City for the same general use within two years prior to the date of application for building permit, in accord with such ordinance requiring site approval as Fas in effect at that time. (c) Where the site already has a main structure existing thareon, which was erected in conformity with all laws and ordinance -s applicable at the time of its erection, and where the contemplated construction consists of the alteration, addition to, or exapnsion of the main structure, or the construction of any separate accessory structure or structures thereto entirely on the same site. For. the purpose of this exception a parking area of 500 sq. ft. or more'shall not be construed as an accessory structure. -31- SECTION 4: PROCEDURE - TENTATIVE MAPS Section-4,1: Form and Filing, Application for site approval under this part shall be writing on forms approved bar the Planning Commission and shall be accompanied by seven (7) copies of a tentative map, and one (1) transparent, brown line, sepia copy, filed with the Planning Commission. It shall contain all information required by the provisions of Section 2.3 -2 of PART TWO hereof for tentative maps of subdivisions of five or more lots, save and except that the Planning Commission may accept such maps and applications with less information supplied thereon and therewith as established by resolution or order of the Commission. Section 4.2; Action on Tentative Maps. The Secretary of the Planning Commission shall check the application and maps for com- pleteness of information required thereon and therewith, and if complete shall accept the-same for filing and forward copies to the Planning De- partment, City Health Officer and City Engineer. In all other respects action on the tentative map for site approval and the power of the Plan- ning Commission to approve, conditionally approve or disapprove the same, shall be as set forth in Sections 2.4 and 2.5 of PART TWO of this ordinance. Action taken by the Planning Commission in approving or conditionally approving a tentative map shall remain in full force and effect for one (1) year from date thereof, unless extended or renewed by further action of the Planning Commission. SECTION 5: STANDARDS AND CONDITIONS. Section 5.1: General Retuirements. All the requirements and provisions of Sections 2, 3 and 4 of PART TWO relating to the sub- divisions of five or more lots shall be applicable to all lots and sites under this part, with the following qualifications: On tentative approval, the Planning Commission shall specifically make final approval conditional on compliance with such of the foregoing requirements as it deems applicable to each such case. The purpose of this provision is not to lessen the mandate of the subdivision design and improvement standards and regulations as applied to site approval, but rather to aid the small subdivider and lot owner by pointing out which of the requirements are applicable to his lot or lots. Failure of the Commission to condition final approval on compliance with any regulation otherwise applicable 'shall not relieve the subdivider of com- pliance with such regulation. The Planning Commission may impose reasonable conditions in addition to the foregoing as each situation necessitates, governed by the parti- culars of each case and in order to carry out the purposes of this ordi- nance and to protect the public health, safety or morals. -32- Section 5.2: Minimum Access Streets, Section 5.2 -1. Minimum Access Streets Required. Where the lot, site or subdivision of four or less lots does not front on a public street or existing minimum access street, the Planning Com- mission shall require the construction of such minimum access street as a condition of site approval. This provision is intended to require not only the construction of a minimum access street where the site does not front on any access street or road, but also to require the improvement of any existing substandard access street or road on which the site fronts or which otherwise is used as all or any part of the path of the minimum access road. Section-5.2-2: Pro -Rate of Construction Costs. Where the required minimum access street will border or pass through other property not owned by the applicant, the City shall require any person seeking site approval of all or any portion of such bordering property within ten (10) years thereafter, as a condition of such site approval, to pay to the site owner having first constructed the mini- mum access road, a pro -rata share of the actual cost of construction of such improvement. At the request of the applicant, the City shall enter into a written agreement with the applicant embodying the pro- visions of the within section. The pro -rata share to be paid shall be determined by dividing the actual construction cost of the minimum access street (or in the case of bringing a substandard access street up to minimum standards, the cost of such improvements) by the total frontage of all property bor- dering on both sides of the access street which are unapproved building sites at the time of the first improvement to a minimum access street and multiply the unit cost thus obtained by the front footage of the site along the access street for which site approval is sought. Section 5.2 -3: Exceptions. The Planning Commission`and /or the City Council shall have power, in cases of undue hardship, to permit variances or deviations from the above set.forth minimum ac- cess road and construction costs proration requirements, whether due to circumstances of unusual topography, inequality of economic burden on landowners,'or such other circumstances as are found in the exercise of reasonable discretion to require a deviation. Section 5.3: Improvement Agreement,, Bonds and Insurance. If conditions of tentative,approval require,the construction of Improve- ments which are not completed prior to application for final site approval, the owner or owners shall enter into a written agreement with the City, secured by sufficient cash or surety bond or bonds, agreeing to complete said improvements within such time as set by the City Council, and in- cluding maintenance for a period of one (1) year after completion of such improvements as are offered for dedication to the public.. All or any part of the improvement agreement, bond and insurance requirements of Section 7 of PART TWO of this ordinance may be required by the City Council upon final approval prior to completion of all improvements, and the form of such agreements, bonds and insurance shall be approved by the City Attorney. -33- SECTION 6: FINAL SITE APPROVAL - RECORD OF SURVEY Section 6.1: Application for Final Approval. Within one (1) year after approval or conditional approval of the tentative map by the Planning Commission, or within such further extension of time as may be granted by the Commission, application for final approval shall be made by filing the following with the City Clerk: (a) A recorded survey map of the lot or lots, diagramatically showing thereon the fulfullment of all conditions of approval which may be evidenced on such a record of survey map; (b) Such deeds or offers of dedication for rights -of -way, easements or other interests in land to the public as required by tentative approval, together with a pre- liminary title report issued within ten (10) days from date by a reputable title company doing business in Santa Clara County issued to or for the benefit of the City and showing all parties having any interest in the land deeded or offered for dedication; (c) Where any required improvements have not been completed, two copies of City's standard form improvement agreement executed by all owners, the deposit of the required cash or executed improvement bond, a complete set of any required improvement plans signed by the City Engineer and any required policy or certificate of lia- bility and property damage insurance; (d) Satisfactory written evidence of payment of all required fees, and of compliance with all other conditions of tentative approval. The City Council may require such evidence to be in the form of letter or affidavit. Section 6.2: Action by Council. When the applicant has complied with all the foregoing provisions, the City Clerk shall place the matter on the agenda of the next regular Council meeting occurring not less than five (5) days thereafter, and the City Council shall thereupon at such next regular meeting grant, conditionally grant, or deny site approval. The original resolution shall be filed with the Oity Clerk and a certified copy thereof delivered to the subdivider. -34- SECTION 7: FINAL SUBDIVISION MAP OF FOUR OR LESS LOTS - OPTIONAL. Nothing herein contained shall prevent the subdivider from pro- cessing any subdivision of four or less lots exclusively under the provisions of PART TWO of this ordinance in lieu of securing site approval under PART TFREE. The above and foregoing ordinance was regularly introduced on the day of ,�,.� i , 1961, and after the waiting time required by law was thereafter passed and adopted this - day of t- , 1961, by the following vote: AYES: NOES: 5_z� ABSENT: %2 ATTEST: CITY CLERK -34 -A- E� TABLE I - FEES All fees shall be paid at the offices of the City Clerk, save and except that so long as the County Engineering Department is providing engineering services to the City under contract, the improvement plan checking and in- spection fees, and final map checking fees shall be paid at the offices of the County Engineer. All fees shall be paid in cash or by check. (A) FILING FEES The fee on filing a preliminary map shall be $10.00. The fee on filing a tentative map shall be as follows: (1) The sum of $75.00 for a subdivision of up to 25 lots, plus an additional $2.00 per lot for every lot over 25. If additional tentative maps covering the same tract or revisions of the initial map are filed, no additional fee need be paid, but if land other than, or in addition to, that shown on the initial map is included in such additional map, such map shall be considered as a map of a new subdivision, and an additional fee of $75.00 for up to twenty - five (25) lots, and $2.00 per lot for each lot in excess of twenty - five (25) shall be paid for such map. (2) The sum of $10.00 per lot for every lot, site or subdivision of 4 or less lots under PART THREE. (B) SERVICE FEE - PUBLIC HEALTH (1) For an unsewered subdivision of five lots or more where each lot is less than one acre in area to and including the fifth acre or major portion thereof, per acre . . . . . . . . . . . . $12.00 Thereafter, per acre (Or major portion thereof) . . . . . $ 2.50 (2) For an unsewered subdivision of five or more lots where each lot is one acre or larger in area - (a) For the first five lots. . . . . . . . . . . . . . $14.00 (b) For each lot in excess of five lots. . . . . . . . $ 2.50 (3) For any unsewered lot, site or subdivision of four or less lots . . . . . . . . . . . . . . . . . . . . . . . $12.00 (4) For a sewered lot, site or subdivision one dollar ($1.00) per lot not to exceed . . . . . . . . . . . $25.00 -35- (C) SERVICE FEE - IMPROVEMENT PLAN, CHECKING AND INSPECTION The inspection fee to be paid on filing of improvement plans shall be a percentage of the estimated cost of the improvements as determined by the City Engineer excluding any cost of constructing sanitary sewers and /or public utilities, computed on the following schedule: For the first $100000 . . . . . . . . . . . . . . . . . . .. 6.07o For the next $108000 . . . . . . . . . . . . . . . . . . . 4.5% For the next $30,000 . . . . . . . . . . . . . . . . . . . 3.5% For all improvements over $509000. . . . . . . . . . . . . 2.5% Upon payment of said fee the City Engineer will assume full jurisdiction over the inspection of construction of the improvements after the subdiv- ider's engineer has set alignment and grade stakes in accordance with ac- cepted engineering practice. Upon satisfactory completion of improvements, the City Engineer will certif • to the City Council that the improvements have been completed in accordance with this ordinance. If the actual cost of the improvement is less than the estimated cost, the balance of the fee remaining shall be refunded to the subdivider. if the actual cost of the Improvement exceeds the estimated cost, the subdivider shall pay such addi- tional fee before final acceptance. Accurate cost data based on contract unit prices and final quantities must be submitted to the City Engineer ffor approval within ninety (90) days after construction is completed or no adjustment in inspection fee will be allowed. If a proposed subdivision is abandoned and no improvements have been con- structed, this City Engineer shall refund the Improvement Plan Design Checking Fee to the subdivider after first deducting his estimated costs incurred prior to receipt of hotide of intent to abandon the subdivision. (D) SERVICE FEE - FINAL MAP CHECKING The map- checking fee to be paid on filing a final map with the City Engin- eer shall be the sum of $20.00 for each final map, plus $1.00 per lot for each lot shown thereon. In the event additional map checking is required of the City Engineer's Office due to changes, omissions, or discrepancies occasioned by the subdivider's engineer, the subdivider shall pay an addi- tional fee, which fee shall be equal to the actual cost to the City or to the County of Santa Clara occasioned by the additional map checking, said actual cost to be determined by the City Engineer. (E) STORM DRAINAGE FEE The subdivider shall pay a storm drainage fee based on the following schedule: Zoning District A R- 1- 1O,000 R- 1- 12,500 R -1- 15,000 -36- Fee $450 per lot $250 per lot $275 per lot $300 per lot Zoning, District Fee 1-1- 20,000 $350 per lot R- 1-40,000 $450 per lot PD Same as fee for the district with which planned unit development is combined. RM and PA Districts $1,000 per gross acre C and M Districts $1,200 per gross acre Churches, schools and other non - commercial conditional uses in all Eones shall pay a storm drainage fee of $600 per gross acre. Public utilities and other quasi commercial conditional uses shall pay a storm drainage fee of $1,000 per gross acre. No leas than 25% of the aee computed according to this schedule shall be paid in cash. Credit will be allowed against the remaining 75% of the fee for the cost to the subdivider of all out -of -tract drainage facilities and all oversize in -tract drainage facilities constructed by the subdivider as part of the improvements and offered for dedication to the city. The credit allowed for the cost of these facilities will be based on the schedule of storm drain construction costs adopted by Resolution of the City Council. The foregoing fee shall be payable in the following cases and at the following times: (1) On all site approvals of any lot, site or subdivision of 4 or less lots, not directly subject to the Map Act, at the time of filing for final site approval. (2) On subdivisions of 5 or more lots, where the subdivider offers or intends to offer any streets, storm drains or other easements for dedication to the City, the fee shall be required in consideration of the City's acceptance or agreement to accept the same, and shall be paid at the time of filing for final map approval. No storm drainage fee shall be charged for any site approval of any lot, site or subdivision of 4 or less lots where such a fee has already been collected for the identical lot, site or subdivision on a previous final map or site approval. (F) APPEAL FEE The fee for filing an appeal in accord with Section 8 of PART ONE hereof is the sum of $20.00. -37- TABLE II * Curb and gutter may not be- required in R -1- 40,000 zoning districts. ** May be 26' in R -1- 40,000 zoning districts. -38- REQUIRED STREET RIGHT -OF -WAY & PAVEMENT WIDTHS TYPE Curbs & OF R/W Median Pavement Parking Gutters R/W STREET Width Strip Width Lanes Required Remainder 6 -Lane Thoroughfare 120' 16' 36' +36' 8' Yes 8' 4 -Lane Thoroughfare (a) 100' 16' 24' +24" 8' Yes 10' 4 -Lane Thoroughfare (b) 90' - 24' +24' 8' Yes 13' 2 -Lane Thoroughfare 60' - 24' 8' Yes* 10' Frontage Road 30' 51 (separator) 25' - Yes - Collector Street 60' - 40' - Yes* 10' 50' - 36' - Yes* 7' Hillside Collector 501( &slope - 26' - Gutter 12' easements) Local Street 56' - 36' - Yes 10' RM -3,000 RM -4,000 RM -5,000 Local Street 50' - 36' - Yes 7'- R-1- 10,000 R- 1- 12,500 Local Street 50' - 33' - Yes 8.5' R- 1- 15,000 R -1- 20,000 Local Street 50' - 26' - Yes* 12' R- 1- 40,000 Hillside Local 40'(& slope _ 26' - Gutter 7' Street easements) Cul -de -sac 50' - 33'** Yes* 8.5' Cul -de -sac serving 12 or less lots 40' - 30'** - Yes* 5' Cul -de -sac Turnaround 421(radius) 32'(radius) Yes* 10' Minimum Access Street 20' - 18' - No - * Curb and gutter may not be- required in R -1- 40,000 zoning districts. ** May be 26' in R -1- 40,000 zoning districts. -38- TABLE III TREE PLANTING STANDARDS (A) NUMBER OF TREES - following are the minimums: DISTRICT INTERIOR LOT Evergreen Deciduous CORNER LOT Total Evergreen Deciduous Total R1- 10,000) R1- 12,500) - 2 2 2 2 4 R1- 15,000 1 1 2 2 3 5 R1- 20,000 1 1 2 2 3 5 R1- 40,000 1 2 3 3 3 6 R -M 1 1 2 2 2 4 The quantity of new plantings in the foregoing schedule shall be reduced by one (1) for each existing tree, which, in the opinion of the Zoning Administrator, serves the same purpose which would be served by a newly planted tree. (B) LOCATION OF TREES Trees shall be located in accordance with the following: Interior Lot. For the purpose of locating where the required quantity of trees shall be planted, an interior lot shall be considered to contain a front 35% by area and a rear 65% by area, the imaginary line between these two portions being approximately parallel to the front pro- perty line. Then the quantities of trees in the foregoing schedule shall be planted in the front 359 of the lot; provided, however, that not more than two (2) trees shall be located in a straight line parallel to the street plan line. Comer Lot. For the purpose of locating where the required quantity of trees shall be planted, a corner lot shall be considered to contain a front 357. by area and a rear 657. by area, the imaginary line between these two portions being approximately parallel to the front pro- perty line. Further, a corner lot shall be considered to contain a street - side 35% by area and an interior 657. by area, the imaginary line between these two portions being approximately parallel to the property line bor- dering the side street. Then the quantities of trees in the foregoing schedule shall be planted in the front 35% and the street -side 35% of the lot, provided, however, that not more than two (2) trees in the front 35% nor more than three (3) trees in the street -side 35% shall be located in a straight line parallel to the street plan lines for the streets at the front and side of the lot. -39- (C) MATERIALS AND PLANTING METWDS 1. Trees: Quality of trees shall conform to the horticultural Standards as adopted by the American Association of Nurserymen. Trees shall be of the sizes specified and measurement shall be made before pr.:.n, .ing with branches in normal position, the height of the tree being its vertical height above ground after planting. 2. Planting Season: The planting season shall be limited to the months of December, January and February except when dir- ected in writing by the City Engineer, 3. Staking and Tying Material: All trees shall be staked, which stakes shall be of sound redwood approximately three (3) inches square and eight (8) feet long. Trees shall be tied with webbing of soft tree rope or rubber tree tying material in a neat professional manner. Before planting the tree, the stake shall be driven into the bottom of the hole to an approximate depth of twenty -four (24) inches. , 4. Planter The tree shall be planted in a hole of uniform diameter throughout its entire depth and in no case shall be less than 24 "x24 ". Care shall be taken at all times so that the soil around the roots is not disturbed. After the tree is set into the hole (no deeper than in the nursery row or container) the hole shall then be backfilled with a plant mix of 1/3 steer manure,.1/3 peat moss, and 1/3 native soil, thoroughly mixed, to within three (3) inches of the top and well soaked. After partial drying, the hole shall then be filled to ground level with soil mix. -40- METHOD OF CALCULATION, PROPOSED DRAINAGE FEE SYSTEM 10/17/61 CITY OF SARATOGA T. C. F. (Based on City of San Jose system) 1. SAN JOSE CRITERIA = 1 year storm based on 14" to 20 " /yr. isohyet. (Use 17 ") SARATOGA CRITERIA = 3 year storm based on 20" to 32''/yr. isohyet (Use 26 ") 2. RELATIONSHIP BETWEEN DESIGN STORMS 1 year storm Oct 15 min = 0.72 .96 = 1.33 3 1 /2year storm @ 15 min = 0.96 .72 average 1. 2 6 I year storm @ 45 min = 0. 39 .46 3 year storm @ 45 min = 0.46 , 39 = 1. 18 3. ISOHYETAL RELATIONSHIP 26 1.53 17 4. DRAINAGE COST RELATIONSHIP, SARATOGA VS. SAN JOSE (Assume straight line relationship, cost vs. "Q ", with a 20'o reduction factor for increased efficiency due to higher "Q's" and larger pipes plus steeper slopes available in Saratoga. ) Saratoga = (1.53) (1.26) (0.80) San Jose Cost Saratoga cost = 1. 54 x San Jose Cost San Jose = $765 /acre @ 3016 runoff (Based on present rate, 10/17/61) Saratoga = 1.54 (765) _ $1180 /acre @ 3010 runoff 5. PROPOSED LOT FEES 10, 000 sq. £t. lot (d 2.8 lots /ac. = 1,180 = $422 C 30'% runoff 2.8 12, 500 sq.ft. lot @ 2. 3 lots /ac. = 513 =$462 @ 27% runoff 15,000 sq. ft. lot @ 2.1 lots /ac. = 563 =$487 @ 26% runoff 20, 000 sq. ft. lot @ 1. 7 lots /ac. = 695 =$533 @ 2310 runoff 40,000 sq. ft. lot @ 1.0 lots /ac. =1,180 =$786 @ 20% runoff 6. Assume 607o of Fee = Onsite Work, 405 = Trunkline (Offsite) ( Based on past history in City of San Jose) Assuming no abnormal construction offsite etc. , the average lot would pay a cash fee to the City of Saratoga as follows: 10,000 sq. ft. =601/6 x 422 = $253. 12, 500 sq. ft. = 605 x 462 _ $277. 15,000 sq. ft. = 6010 x 487 = $292. 20, 000 sq, ft. = 6076 x 533 = $320. 40, 000 sq. ft. = 60% x 786 = $472. continued proposed drainage system City of Saratoga-10/17/61 7. To simplify the use of this policy, the recommended rates to charge would be the total fee, less ALL construction costs, whether they be on -site or off -site. These fees are summarized as follows, and construction credits should be nearly the same as those used by San Jose, which are also shown: PER LOT FEES 10,000 sq, ft. _ $422. 12,500 sq. ft. _ $462. 15,000 sq. ft. _ $487. 20, 000 sq. ft. _ $533. 40, 000 sq. ft. = $786. CONSTRUCTION CREDITS SIZE PRICES 8 ' ' lateral - - - - - - - - - - - 2. 50 8 "C. P. - - - - - - - - - - - 2.35 10 lateral - - - - - - - - - - - 2.75 10 "C. P. - - - - - - - - - - - 2.60 12 "R. C. P. - - - - - - - - - - - 3.75 15 "R. C. P. - - - - - - - - - - - 5.10 18 "R. C. P. - - - - - - - - - - - 6.15 21 "R. C. P. - - - - - - - - - - - 7.15 24 "R. C. P. - - - - - - - - - - - 8.50 27" R.C.P. - - - - - - - - - - - 9.50 30 "R. C. P. - - - - - - - - - - - 10.75 33 "R. C. P. - - - - - - - - - - - 12.75 36 "R. C. P. - - - - - - - - - - - 15.00 42 "R. C. P. - - - - - - - - - - - 18.50 48 "R. C. P. - - - - - - - - - - - 21.75 54" R.C.P. - - - - - - - - - - - 25.75 60" R.C.P. - - - - - - - - - - - 29.50 66 "R. C. P. ----- - - - - -- 72 "R.C. P. - - - - - - - - - - - Inlets(small) - - - - - - - - - - - 145.00 Inlets (large) - - - - - - - - - - - 190.00 Manholes - - - - - - - - - - - 265.00 Outlet structures, etc. - - - - - - - Actual cost prepared by the firm of MACKAY & SOMPS ORDINANCE NS 5 -1 STREET & STORM DRAIN IMPROVEMENT STANDARDS No. V. Affidavit of Publication SARATOGA NEWS � � � 4 3rd and Big Basin Way, Saratoga, cmtri iz �I Phone UN 7 -9501 In the Superior Court of the County of Santa Clara, State of California STATE OF CALIFORNIA r COUNTY OF SANTA CLARA, 1 Ss. - -He1en-A1CLead being first duly sworn, deposes and says: That at all times hereinafter mentioned he was a citizen of the United States, over the age of eighteen years, and a resident of said county, and was at and during all times the publisher of the Saratoga News, a newspaper of general circulation printed and published weekly in said County of Santa Clara, State of California, that said Saratoga News is and was at all times herein mentioned, a newspaper of general circulation as that term is defined by Section 4460 of the Political Code, and, as provided by said section, is published for local news and intelligence of a general charac- ter, having a bona fide subscription list of paying subscrib- ers, and is not devoted to the interests, or published for the entertainment or instruction of a particular class, profession, trade, calling, race or denomination, or for the entertain- ment and instruction on any number of such classes, pro- fessions, trades, callings, races or denominations; that at all times said newspaper had been established, printed and published in said County and State, at regular intervals for more than one year preceding the first publication of the notice herein mentioned; that $aid notice was set in type not smaller than nonpareil, and was preceded with words printed in black face type not smaller than nonpareil, describing and expressing in general terms, the purport and character of the notice intended to be given; that the nrdinannp Nn NS-5-1 of which the annexed is a printed copy, was published and printed in said newspaper at least one time commencing on the June 27, 1962 _ and ending on the June 27 1962 Subscribed and sworn to before me this 27th day of Notary Public in and for Santa Clara County, California M. W. HAWKS, Notary Public in and for the County of Santa Clara, State of Catlfornts My Commission Expires Dec. 20, 1962 Saratoga, Calif. AU, IL 2 196L CITY CLERK'S OFFICE SARATOGA, CALIF. LEGAL NOTICE ORDINANCE NO. NS -5.1 AN ORDINANCE AMENDING ORDIN- ANCE NS -5 OF THE CITY OF SARA - TOGA, THE SUBDIVISION ORDIN- ANCE, BY ADDING TO SECTION 4,1 OF PART TWO THEREOF ADDI- TIONALANDMORE DETAILED IM- PROVEMENT STANDARDS The City Council of the City of Sara- toga does hereby ordain as follows: Section 1: There is hereby added to Section 4;1 of part two of Ordinance NS -5 of the City of Saratoga the fol- lowing subsection: Section 4.1 -1: In addition to the foregoing, there is hereby adopted "Saratoga Street and Storm Drain I m p r o v e ment Standards - 1962" as m i n i m u m de sign and improvement standards for all streets, sidewalks, driveways, storm drain facilities and other improvements, which design. standards are hereby incorporated herein by reference and adopted as improvement standards for subdivis- ions in the City of Saratoga, Three (3) copies of said design standards, in pamphlet form, have heretofore •beenfiledior use and examination by the public In the office of the City Cleric of the City of Saratoga. Section 2: The C i t y Cl e r K of the City of Saratoga is hereby directed to certify said 3 copies of said spec- ification, entitled "Saratoga Street the Storm Drain Improvement Stand- ards - 1962" as be in g the identical specifications here inabove adopted in this Amending Ordinance. Section 3: If any section, subsection, sentence, clause or phrase of tWil dinance is foranyreasonheldbyaeourt of com- petent jurisdiction to be invalid, such decision shall riot affect the validity of the remaining portions of this or- dinance. The City Council of the City of Saratoga hereby declares that it would have• passed this ordinance and each sect' of subsection, sen- tence, claus� phr9ce -i5ereof, ir- respective of the fact that any one or mole sections, subsections, sen- tences, clauses or phrases be held invalid or unconstitutionitl The above and fore ordinance was regularly intXod the 16 day of May, 1962,. _ r;1 after the waiting I Y- time required b law was thereafter passed and adopted this 20 day of June, 1962, by tLTT611owing vote: AYES: Brazil, Glennon, Drake, Ritchie NOES: None ABSENT: Hartman /s/ Burton R. Brazil MAYOR ATTEST: /s/ Gordon H. Howe CITY CLERK Pub, June 27, 1962 CITY OF SARATOGA STREET AND STORM DRAIN IMPROVEMENT STANDARDS 1962 FSS -55 0 60° @ZD� i FSS- 51 FSS- 52 FSS - 54 -- ®® STANDARD FERRO STREET SIGN °624S4PR �FSS-54 -� OR EQUAL .FiFSS -56 4 Letters FSS-57 6" Plate ® • �� COLOR 2' Minimum Length Letters Whitefreflectorized) 2 Galvanized Pipe Background Browny 8' Ground to Bottom of Sign 2' of Pipe in Ground N -954 Semi -matte Brown BASE: A concrete base 8 "in diameter 8r 26 "deep shall be placed around each post,the top edge being flush with finished grade and the bottom 2" below the end of post. DRAWN BY CITY OF SARATOGA SCALE HOR. 1 " 12 M M STANDARD DRAWING VERT. 1 = APPROVED BY DATE -P��.t/.4.v�E STREET NAME SIGNS tis- s� 0 iYlOrUUMEvT BOX o, O 14�.. w U II 9. -IN N Sor�fo C-/oro Cczrfir;9 ,o�op�ucr`s C'o ¢0010 cr cv�uo% p >>° y r — Chlwled cross in if" O x 2" Bros3 OD i� /� pug or �b Alf copper wire. E N DRAWN BY APPROVED BY .PJ1AI,4.VC-E lV20. 16 r- 'J".-/ allarn Conc monu ment poured m place shall Pztenod 24.E info original ground (or into compoclPd to /00% relot,re compa c f ion for rod�u of 4 � around monument locafron) s Monuments 0141.51de Improved porl,on of .51reel shall be 12" below 6urf4ce and provrd <'d wdl' adequo le Surface hey to locale mon. MOA vvME-A v r CITY OF SARATOGA S`A`E HOR. I" - ,f/OJ" JO STANDARD DRAWING VERT. 1 -SCALE MwWrAfT ( "HamaIr gar DATE DATE JZA-2P 2D. I9w2 L � Chomf�r 2"r-6 " Poi /s .SP /�cf I�ouy/ 3 % r8 P&//OwFir, Oc��s� Sr'rucf�rra/ �P�f /��for .%fc�s �P�d►yoad, o�- .� /pct 1 - QaSf Sc�f le7 � _ TY,oE I ,BA�,Pr�,4oE �O.P ,OEAO �/C/O.S AiC/O CGS DRAWN BY APPROVED BY O,POiv.�rvcE �f/a. CITY OF SARATOGA STANDARD DRAWING ST•Q�E`T BA�e1C4DE SCALE HOR. 1" VERT. 1 AS S�iy� DATE r' l "x 3" Keyway in Bock of Curb where sidewalk or future l� sidewalk joins curb. --r— a N. V -24 V- 30 17 23 V -36 29 6 N_ �_ N N Use 1/2" expansion CL W joint at each end i3 N � ro of cure returns and A 4 > > > at 60 centers. Use 3- 1/24 x 12" smooth capped r •4---0 ` — = y �,,r� dowels at each a -t Dowels ( see note) -'��„� - °o o'cc expansion joint. ° a c o 'v 9. � Q$° Mork dummy oints P. C.Concrete 4 �0 ,, . _ ,, 4 ,� I deep at '.A o a 0 o Centers. 0 0 0 0 2.. G0 0 c 6 a ° o ° Cushion d o ctl V -24 24 V -30 30 - 3 STANDARD VERTICAL CURB a GUTTER Center I - 2 '1 long %4 bar u . in flare at each corner of inlet y -3 1 001 4.5 3' �p '% -44 OT E: Begin flare a B.C.a EC.;where D.I. is located at intersection Grate returns; 10' both sides Covered anchor (Frame of D.I. when at other flange on frame z,J I I locations. Flow Line T Curb Face Batter -t T.O.C. casting I Top Of Curb -� Covered anchor �,►+ � • bit SECTION A —A Dimensions A = 7 -3A B= 4 - C =3 -A" C =4 -�/4 for 6 curbs flange on curb castinc} - - - -- - -- - - -' NOTE: D- 1. to be poured I when placing PCC curb GUTTER FLARE AT DROP INLET DRAWN BY CITY OF SARATOGA SCALE HOR. I" =NOT TO STANDARD DRAWING VERT. 1 - SCALE APPROVED BY CURB 8i GUTTER DETAILS DATE 0,9,01, ,4,t/lE /C/G> u/Xo 26? /962 /(•/S- S. / V ¢� 3 3• F' Curb G /�O'c� F /ow L��P a • � OorYc� /r �s�� ho�`�� . o�- d�i�c�v�ay,J c�6ouf curb. 6OMS SEC' r10AJ SCALE /"=. 6 " UsP %" �.r�°anrio� joints of mooch end of c'�rD r��urns c�nd at �D' o��fcars do v✓P /s of �4c h �,t- ,ocrnsio� Join 1` /Plonk duinfi� Join`s / " d��,o c�i` 20 ' C�n1`Prs. V DRAWN BY CITY OF SARATOGA SCALE � HOR. I"= STANDARD DRAWING VERT. 1 = Assam APPROVED BY �U�B �GUTTERDETA /LS DATE �.PGtGlL4it/CE �4. U/7P �D /96Z /'- 6 ;s9i/.� G ,PES /OEX/T /AL /' /Ps j. �� $o ¢ „ Rock ��shior� do a • ° � • •- • • ° d : • � : - . oa( p vc T_c� �O ,w Sl ".ride��Gdk J`� ,bN /2°/o h <c�d dy �o '• ,s /od oro' roc. c-�shia� for dr��°�o/� c�ioo/o�rh, �xc�/o�` acv- ,Fe�,sid�nl`io/ � d�iv��vy o�vvoiixh ��°rr° c°.r!s�`iny S /Ob � od P� J U o o'o pelf ion 0v �I i -1,nd ��p��rp� I � � occomo %rfti�' by ,rc>s�ii�9 fo 112e- 471--&X1 du�nfiy ,1oir 0 O DRAWN BY APPROVED BY O•PO /N,4A/!E oc-rczss O�iv�syo�% CITY OF SARATOGA STANDARD DRAWING EliY♦4Y �.0•��40A�H SCALE HOR. I" -,t/OT TO VERT. 1 = SCALE DATE ,/ur,71ev 20, 194A2 Lip of gutter DRAWN BY APPROVED BY Q,PQ /•f/�4N�E /i/O. ors si N NOTE. _ Omit gutter - 6'z 6 10 x 10 around return: Aron to — Welded Wire Apron P, C. Concrete — Febric slope all parts of be a min apron from curb to of 6" thick, nearest flow line over 6" of o ..d. i : d p • , co compacted base. Place Compacted. Agg. Base GJ� ` 6X6-10/10 4'-041 o'` I welded wire fabric in vertical center of concrete SECTION 2 I — NO SCALE lip of gutter Doweled Expansion Joint N Flow Line NOTE' �� Use 1/2 Thick expansion joints. Use 1/2" , l Z long dowels at HIGH SIDE expansion joints. DETAIL CITY OF SARATOGA I SCALE j PLAN 1'l 40' STANDARD DRAWING DETAIL 1'= 20' CONCRETE VALLEY GUTTER DATE ��6' 6'OiJ1i� �o�r.� -n ��iQ'�•� .0 e 2710w-u- rb by c /fy 1%)'iob /P arE,�v�d f.'yq - �9ofP I.TPIc�cf 09�. {G/' a'/�fs o�` co/7dJ of cif 6� C, -l7A r.T .mil �.Ul,QETE�S/ DRAWN BY 19h. i APPROVED BY aM,P,lV.4N<E Ale. /1.s- ✓`/ _CITY OF SARATOGA STANDARD DRAWING 4b 1 f;Pod // {o« ✓giic�o� fo �or� �, ,GVOrio'� <urvi - /,��o, Qi.97- + GY' c°O' c� OJG� ✓co /7Jc°Ij�0/^ f0 i1ofl�Y•4LKS e w4zA--,w4y,5- SCALE HOR. I" =,&vr TO VERT. 1 DATE ✓!//7e� �0 X9102 I Ti 11 1 co 5 2 SECTION A —A 25 �� - --- z a N I I SECTION B —B -�- 01 2- t.. fa IN yz SECTION C —C _ a I D E —I i 3" F— F T M DRAWN BY f I I �J GRATE PLAN NOTE: D. I. to be poured when placing P CC cur PLAN 17 a FRAME & CURB 40 I ILI cif clearance - b •�D. •n D n p . A _ � P place 4' dia. steel pipes at center of wall at subgrade elevation 2 _ 2 "b Weephole C slope to drain— -A rain. . _ P. I i I N i -0 class i4 P C.C. p ��. °• Dt to DRAWN BY f I I �J GRATE PLAN NOTE: D. I. to be poured when placing P CC cur PLAN 17 a FRAME & CURB 40 I ILI cif clearance - b •�D. •n D n p . A _ � P place 4' dia. steel pipes at center of wall at subgrade elevation 2 _ 2 "b Weephole C slope to drain— -A rain. . _ P. I i I N i SECTION THROUGH BASIN NOTE: Install minimum 10' of Vert, curb on each side of curb casting. If located at return, complete curb return must h be installed. CITY OF SARATOGA STANDARD DRAWING SCALE HOR. 1" -NOT TO VERT. 1 - SCALE DATE APPROVED BY CURB DROP INLET N o. 2 �,PD/�t/s1NfE /t/D. U/k° 20 /902 -0 class i4 P C.C. p ��. °• SECTION THROUGH BASIN NOTE: Install minimum 10' of Vert, curb on each side of curb casting. If located at return, complete curb return must h be installed. CITY OF SARATOGA STANDARD DRAWING SCALE HOR. 1" -NOT TO VERT. 1 - SCALE DATE APPROVED BY CURB DROP INLET N o. 2 �,PD/�t/s1NfE /t/D. U/k° 20 /902 :q n 24 P2 e r �N PLAN OF CAST IRON GRATE 8k FRAME A. A. p 8 E A p > E P E =N 6 .. A 20�X 26 J , A a 2 - 2 „� Weepholes_ „ v >> c I A I .— slo e to drain i b a P Z class "4' P C C. ' cDI E. SECTION THROUGH BASIN DRAWN BY CITY OF SARATOGA STANDARD DRAWING APPROVED BY FLAT GRATE DROP INLET O�or�u.��ucE �Ua. M SCALE HOR. 1” _ NOT TO VERT. 1 - SCALE DATE �iUr�P 20 /9�2 As co PLAN OF CAST IRON GRATE 8k FRAME A. A. p 8 E A p > E P E =N 6 .. A 20�X 26 J , A a 2 - 2 „� Weepholes_ „ v >> c I A I .— slo e to drain i b a P Z class "4' P C C. ' cDI E. SECTION THROUGH BASIN DRAWN BY CITY OF SARATOGA STANDARD DRAWING APPROVED BY FLAT GRATE DROP INLET O�or�u.��ucE �Ua. M SCALE HOR. 1” _ NOT TO VERT. 1 - SCALE DATE �iUr�P 20 /9�2 BOTTOM SIDE OF COVER s'e 26 A; a �8 CROSS-SECTION OF COVER L 1 11 5- 6 CROSS- SECTION OF MANHOLE Scale 1/2 "= I' DRAWN BY APPROVED BY tis -s� O O 0 3 /41pick 0 0 0 0 hole 0 0 0 0 0 o 0. 0 0 0 0 0 0 O"O� v2" web .3/4'1 pick hole PLAN OF RING a COVER � �T(rs.. 4 z ';gb- - CROSS- SECTION OF RING Set ring in cor^ 4_ 4 DETAIL OF MANHOLE STEPS Scale 3/4"= 1 NOTE: Connection for Drop Inlet discharge to be constructed only when called for in plans -Precast concrete pipe a tapered section - may be used in lieu of brick. Lay pipe across bottom of manhole, a knock out dash -line portion after concrete has set Grout broken edges. Manholes located within 1rainage easements shall be protected with four white 4'x 4" posts 3'ft. above ground a 18" min. in .P C C below ground surface CITY OF SARATOGA STANDARD DRAWING STANDARD MANHOLE SCALE HOR. r, = AS VERT. 1 = SHOWN DATE �a� .z /962 I DIVIDED 1 1 A B C _ D E t 3 Parking Travel Lanes Surface \ Lane Standard 2 %— Curb a Gutte. 12 ntreated Base Material (Min.) r 6 Lone 4 Lane 2Q W B C D E F g0' 120' 8' 52' 8' 36' 8' 100 10' 4 0' 8' 24' 8' IUNDIVIDED H W; E J 1 Standard Curb 81 Gutter DRAWN BY 17bA F Median v 0 U a E E J K 14 Parking Travel Lanes o Lane 0 4'A.C. Sur face 6 12'Untreated Base Mater'` E a MAdditionat lanes required to provide channelization on 2 Lane Thoroughfare in or adjacent to Comm. or P. A. zones. APPROVED BY e:53PO1A1.4A1U- AX9.. .cus— 51 CITY OF SARATOGA STANDARD DRAWING THOROUGHFARES SCALE HOR. 1" =NOT TO VERT. 1 --SCALE DATE le r, er-29, 1962 2 H I J K 4 Lane g0' 13' 32' 8' 24' 2 Lane 60' 10 20 8 12' 2 Lane 84 10 32' 8' 24'* APPROVED BY e:53PO1A1.4A1U- AX9.. .cus— 51 CITY OF SARATOGA STANDARD DRAWING THOROUGHFARES SCALE HOR. 1" =NOT TO VERT. 1 --SCALE DATE le r, er-29, 1962 i B I i Standard Curb a Gutter 2% A I �I o:I DRAWN BY APPROVED BY �.C221AI AIC, -- /v0. /cvs- s� C o 0 o�Jntreated Base Material (Min.) 2 A. C. Surface LOCAL STREETS ZONING 2A RAW B C DISTRICT R M -3,000 RM -4,000 5 6 1 0' 1 8, R M-5,000 R- I- 1 0,00 0 5 0' 7 1 3' R- , - 1 2,50 0 R -1 -1 5,000 5 0' 8.5' 16.5' R -I -2 0,000 R- 1 -40,000 5 0' 1 2' 1 3' C -C, C- N,C -S,P -A 6 0' 10' 20' P -A 50' 10, 15 COLLECTOR STREETS —mmm CITY OF SARATOGA STANDARD DRAWING LOCAL and COLLECTOR STREETS SCALE HOR. I = NOT TO VERT. 1 SCALE DATE CITY OF SARATOGA STANDARD DRAWING LOCAL and COLLECTOR STREETS SCALE HOR. I = NOT TO VERT. 1 SCALE DATE U I B I I C CI J 3 o: A R/W 2 6' Std. C & G 21 /Z1%. C., Surface 6 "Untreated ' I Base Material :=J HILLSIDE —�J C 1 SLOPE* EASEMENT J I 3 NLL �_ Add slope easement where needed, easement to extend 10' beyond top of cut or toe of fill where height of embankment or excavation exceeds 15. +�• 3'min. shoulder to be improved a widened for pedestrian traffic if required. *+%* Transverse slope may be used if approved by the Director of Public Works. DRAWN BY lla& - APPROVED BY CITY OF SARATOGA STANDARD DRAWING HILLSIDE COLLECTOR and LOCAL STREETS SCALE HOR. 1 " =NOT TO VERT. 1 = SCALE DATE 20 19,g�2 A B C 50' Plus COLLECTOR 12' 3 Slope Easement LOCAL 40' Plus 7' 3' Slope Easement Add slope easement where needed, easement to extend 10' beyond top of cut or toe of fill where height of embankment or excavation exceeds 15. +�• 3'min. shoulder to be improved a widened for pedestrian traffic if required. *+%* Transverse slope may be used if approved by the Director of Public Works. DRAWN BY lla& - APPROVED BY CITY OF SARATOGA STANDARD DRAWING HILLSIDE COLLECTOR and LOCAL STREETS SCALE HOR. 1 " =NOT TO VERT. 1 = SCALE DATE 20 19,g�2 3� B DRAWN BY ,Q?. APPROVED BY Q,FVi�v /.ucE /UQ 411s= A R/ i"20. C. Surface Material A B C 50' 8.5' 33, 40' 5� 30' 40' 7� 26' Serving 12 or less lots R- I - 40,000 Zoning District �.c �J 3 Cr CITY OF SARATOGA STANDARD DRAWING CUL- DE- SAC STREET and TURNAROUND SCALE HOR. I" =NOT TO VERT. 1 = SCALE DATE hlwe 20, 194;52 a� vml L C_I � J 0 03 1 r J C� 5' Separator 30' FRONTAGE RD. R / W 1'7 I d 25' 2 �2A. C. Surface 2 6 "Untreated Base Material FRONTAGE ROAD 20' (min.) I 18' 0.8, S • Surface— , 2 13 2% 2% 6 Untreated Base Material MINIMUM ACCESS ROAD 13 Standard Curb cr 8, Gutter, ' I 1 d J 13 d� o_ DRAWN BY SCALE 141 CITY S p RM TO A HOR. 1" -NOT TO STANDARD DRAWING VERT. 1 = SCALE APPROVED BY FRONTAGE ROAD 81 DATE ° MINIMUM ACCESS ROAD ✓��0,�9�2 tip= S/ ,PIVY A B B C 40" /,3' t � 2 :rte ".Pe°o'vi -oo d 6y f000��Pd JftpP/ �T O �6'Y/n�rPOf�c�' Bose�/Ylo�4��ic�/ ,00 ✓NinPn 1 ,roc fion. C. B�R/liI iC/vt� : Thir sc°�fion ivy he- aisfii�f in /��i/ of V 24 cui b yuft<"1-- o� yrc�dcps ,elkV A B C 40" /,3' 7' 57 13, 7 ' S 'i4'f/v /f .P ui�d .Gv ✓�irn..>>`�r1fh 'B .Shan /dc�/' ••C ,. i /(1/0 le- DRAWN BY S, '"Ur�fi�ofc�d Bose /19ofPi^,�o/ 6 ��"X�o r ,PPCt�Y00d 6y �i�O,dc�rc�d sf��/ vY�o'9c�r o 12 4 'cz°iJfc°rs. c'oi7�oi-�a r`o ,thou /o%i- �rass- s /ood-. SNOUL OL.'R SE�Tio�y This ,r-PCfion ,C�rinidfe�o� �r� .P- /- 90 Do0 zo�ir>y d�.'rfi:��` ire r�r� off- �o� c✓> r`o od oir�ir�9 �o�,a�r'f`! CITY OF SARATOGA SCALE HOR. I" A107- rO STANDARD DRAWING VERT. 1 �J - ,BALE f"'1 t, BER DATE APPROVED BY O,eor ci acv« /V0 /(/S- S. / Sfi