STANDARDS AND POLICIES MANUAL VOLUME I (LAND DEVELOPMENT)

Transcription

1 STANDARDS AND POLICIES MANUAL VOLUME I (LAND DEVELOPMENT) Prepared By Land Develpment Engineering & Surveying Divisin Dean P. Larsn, Manager/Cunty Surveyr Fr ENVIRONMENTAL MANAGEMENT/ GENERAL SERVICES AGENCY Paul Yarbrugh/Directr EMA/GSA PARTICIPATING OFFICES Land Dev. Eng. & Surveying Planning Dept. Central Permit Office Dean P. Larsn, Len Pllard, Raffi Sarkisian, Mgr./Cunty Surveyr Directr Mrg./Land Dev. Crdinatr Building Inspectin Fire Marshal Architectural Divisin William Parissenti, Cliffrd Jhnsn, Tevis Dley, Jr. Building Inspectr Fire Marshal Supervising Architect OTHER PARTICIPATING AGENCIES ENVIRON. HEALTH SERVICES TRANSP. AGENCY S.C.V. WATER DISTRICT VINCENT CANCILLA, LOU MONTINI, GEORGE KORBAY, DIRECTOR ROAD COMMISSIONER FLOOD CONTROL MGR.

2 PREFACE The Envirnmental Management/General Services Agency is an umbrella rganizatin that includes, amng thers, the majrity f the Cunty departments and divisins that play a significant rle in land develpment related activities. It is planned that all f their standards and plicies pertaining t land develpment will be incrprated int this manual, initially cnsisting f tw vlumes. Als, sme f the mre frequently used develpment standards and plicies f Envirnmental Health Services, the Transprtatin Agency, and the Santa Clara Valley Water District have been added, r a cnvenient reference prvided. Fr mre cmplete infrmatin, the user is referred t the separate publicatins f these ther rganizatins. Distributin and Sale This manual is intended fr the use f the general public and the Cunty staff. Cpies are available fr sale in whle r in part at the Central Permit Office. Inquiries regarding price, availability and updated material, shuld be directed t that ffice at 70 West Hedding Street, San Jse, Califrnia, /81

3 TABLE OF CONTENTS STANDARDS AND POLICIES MANUAL Vlume I INTRODUCTION i i POLICIES AND STANDARDS FOR ROADS Backgrund and General Plicies A1.l Dedicatin and Imprvement Plicies A2.1 Design Criteria A3.1 Deferment f Imprvements A4.1 Future Width Lines f Majr Cunty Rads A5.1 Private Rad Stage Imprvements A6.1 WATER SYSTEMS (See als Vlume II) B1.1 IMPROVEMENT PLANS, GRADING PLANS AND CONSTRUCTION C1.1 GRADING AND EROSION CONTROL D1.1 DRAINAGE E1.1 GEOLOGIC HAZARDS F1.1 MAPPING, SURVEYING AND RELATED COUNTY SURVEYOR FUNCTIONS G1.1 RURAL SUBDIVISION POLICIES AND STANDARDS H1.1 HILLSIDE SUBDIVISION POLICIES AND STANDARDS I1.1 CLUSTER, PLANNED UNIT AND CONDOMINIUM POLICIES AND STANDARDS... J1.1 (FUTURE ADDITIONS) Fire Prtectin, Planning, Health, Central Permit Office, Fld Cntrl, Parks and Recreatin STANDARD DETAIL DRAWINGS Private Rad Cluster, Planned Unit, Cndminium SD. 1 Private Rad Hillside SD. 2 Private Rad Nn-Hillside SD. 3 Private rad Driveway Apprach SD. 4 Single Driveway SD. 5 Grading Standards Typical Lt and Typical Rad SD. 6 Watershed Sample Map SD. 7 Chart fr Determining Ditch Lining Requirements SD. 8 Scarified and Serrated Slpes SD. 9 Energy Dissipatr SD.10 Chain Link Fence SD.11 Fire Hydrant Lcatin Cunty Rads SD.12 Fire Hydrant Lcatin Private Rads SD.13 Rural Fire Water Supply SD.14 Fire Truck Turnarund SD.15 3/81 i

4 INTRODUCTION All land develpment prjects invlve alteratins t the land r existing imprvements that are reflected n maps, plans, and specificatins prepared by engineers, surveyrs and architects. Apprval f these maps and plans invlves several Cunty departments and utside agencies. The crdinatin f these apprvals and the final signing f the maps and imprvement plans is the respnsibility f the Cunty Surveyr s Office which prepared this manual. Purpse and Scpe The manual is a cmpilatin f the standards and plicies f the Envirnmental Management/General Services Agency (EMA/GSA) that relate t land develpment activities within the unincrprated areas f the Cunty. Its purpse is t prvide a single ready reference dcument fr the use f engineers, surveyrs, architects and the general public, as well as the Cunty staff. Sme f the standards and plicies were prepared specifically fr the manual (largely frm existing unpublished prcedures and plicies) and thers are cpies r extracts f reprts and previusly published standards. In situatins where it is discvered that a plicy r standard has changed frm the wrding used in the text, a ftnte r ther explanatin is prvided. It is nt expected that the general public will understand all the standards and plicies, r that the manual will eliminate the need fr prfessinal help and advice. Develpers and prspective applicants fr a land use apprval shuld retain the services f a prfessinal in the early stages f planning a prject. Other Affected Agencies It is nt practical t incrprate all f the standards and plicies f rganizatins utside EMA/GSA (such as the Transprtatin Agency, Santa Clara Valley Water District, Envirnmental Health, and the Sanitatin districts) althugh they may be f equal imprtance t any given prject. References t these ther standards and plicies will be fund at varius lcatins in the manual. Hw t Use the Manual The manual cnsists f tw vlumes and several sectins, each f which pertains t a particular type f wrk r majr cncern, such as water systems. T maximize the utility f the manual, the standards and plicies regarding a particular subject may be lcated in mre than ne sectin. Fr example, infrmatin n fire hydrants, which is the respnsibility f the Cunty Fire Marshal (r fire districts), is lcated in bth the rad design and water systems sectins since bth types f facilities are affected. i i

5 Creative Design Creative design n private land develpment prjects in encuraged n the basis f its being equal r better than Cunty minimum standards. Sme agencies have publicatins indicating alternative design cncepts and encuraged their use. Cpies r infrmatin n these publicatins can be btained frm the Central Permit Office r directly frm the agency invlved. Prir t ding extensive wrk n particular design cncepts, it is wise t discuss them in advance with the agency respnsible fr their apprval r future public maintenance. Future Updating It is planned that the manual will be updated n an annual basis. Intermittent changes als may ccur and cpies f the material will be made available at the Central Permit Office. i i i

6 POLICIES AND STANDARDS FOR ROADS BACKGROUND AND GENERAL POLICIES Backgrund Cunty plicies and standards fr rads have evlved ver a perid f many years emanating largely frm staff reprts and cnsultant studies f special prblems. The design standards fr rads, drainage and street lighting imprvements were published in bklet frm by the Department f Public Wrks and adpted by the Bard f Supervisrs in In 1978 they were republished in mdified frm and re-apprved by the Bard f Supervisrs as Transprtatin Agency standards mitting the standards fr private rads. This new EMA/GSA manual expands and republishes the private rad standards in slightly mdified frm and includes sme additinal standards fr drainage and ersin cntrl. The varius sectins f the manual cntain bth a republicatin f certain reprts t the Bard f Supervisrs and shrt statements f plicy that intended t prvide guidance fr thse engaged in planning, designing r cnstructing rads in cnnectin with land develpment prjects. General Plicies Safe and adequate access fr vehicular and pedestrian traffic is a necessary part f land develpment prjects and a requirement fr Cunty apprval. T ensure this, the Cunty develps and implements minimum standards cmmensurate with varius land uses and rad lcatins, such as hillside, rural and urban. Rad imprvements enhance prperty values and t the extent that they are needed fr land develpment prjects, they are prvided and paid fr by the develper. Cunty requirements typically include (with minr exceptins) undergrund utilities installed in the radway. The facilities are shwn n the rad imprvement plans fr crdinated design and cnstructin. When new rads are t be cnstructed, publicly-maintained rads are preferred t private rads, and dedicatin and imprvement t Cunty-maintained rad standards is required in cnnectin with all land develpment prjects, unless therwise stated in the cnditins f apprval. Exceptins t the dedicatin plicy (described elsewhere) may be allwed fr private rads in cluster, planned unit develpment and cndminium prjects where a prperty wners assciatin is respnsible fr the maintenance wrk and enfrcement f traffic rules. Rad imprvements include (but are nt necessarily limited t) bridges, drainage facilities, bike and pedestrian facilities, signs and traffic cntrl devices, undergrund utilities and street lighting as well as the pavement and varius ther elements f the radway. A1.1

7 Cunty urban standards are cmpatible, if nt identical, with city standards in mst cases. When develpments ccur within city urban service areas, the Cunty strives t accmmdate city recmmendatins with respect t any variatins in the plicies r standards f the tw agencies, such as width f sidewalk r street lighting. Rads must be planned in accrdance with cherent areawide plans f the Cunty, affected cities and the State. The Planning Department, the Transprtatin Agency, the Cunty Surveyr s Office and the cities are all invlved in apprving public street patterns. The crdinatin f apprvals by the varius agencies and the signing f individual plans is the respnsibility f the Cunty Surveyr. Significant deviatins frm Cunty standards are nt allwed. Minr deviatins and/r interim measures smetimes are necessary because f special circumstances. In such instances, the develper s engineer must furnish full infrmatin and justificatin. Any requests fr deviatin shuld be made knwn at the tentative map stage s that they can be cnsidered by the apprpriate authrities in cnnectin with the tentative map. Rad grading and ersin cntrl wrk must cnfrm t the standards f the Cunty grading rdinance r higher standards, if any, adpted by the varius agencies. New and replacement fences must nt encrach upn the rad right f way. Relcatin f existing needed fences t the right f way line at the develper s r prperty wner s expense is required in situatins where the fence interferes with rad maintenance r the safe mvement f traffic, r where rad imprvements t the ultimate standard (rural, hillside, etc.) are t be installed. New street trees and watering facilities must be placed utside the rad right-f-way unless therwise apprved by the Transprtatin Agency r the Cunty Surveyr. Maintenance f the trees, r ther plantings, is the respnsibility f the prperty wners r a hmewner s assciatin. Imprvement plans and/r grading plans prepared by registered civil engineers are required fr all cnstructin except minr wrk nt needing engineering design. These plans are reviewed and signed by the Cunty Surveyr r his authrized representative when they are finished in accrdance with adpted standards and the cnditins f apprval fr the prject. A permit fr the wrk is issued immediately fllwing the signing f the plans. The specific plicies and standards fr the preparatin f plans are described in the sectin f this manual entitled, Imprvement Plans, Grading Plans, and Cnstructin. A1.2

8 Where existing utilities, such as pwer ples, must be mved, it is the respnsibility f the develper t make arrangements with the wners fr the relcatin wrk and pay the cmpany s charges, if any. Utility cmpanies that have franchise rights in Cunty rads nrmally will make reasnable relcatins f their facilities, but may nt assume the full cst. The Cunty des nt allw the use f assessment districts fr cnstructing new rads in subdivisins, but des encurage their use fr the purpse f imprving existing rads t full Cunty standards. The Cunty Transit District prvides buses n mst majr arterial streets within the Cunty. Develpers prpsing prjects adjacent t streets ffering public transit and public agencies imprving such streets shuld add bus stp imprvements t their prject plans. The principal imprvements t be cnsidered include: Bus stp duckuts r 22 wide curb lanes Barding and debarding areas Passenger shelters Pedestrian access frm the bus stp t the develpment Fr Cunty apprval, the imprvements must be made in accrdance with Transprtatin Agency s Bus Stp and Facility Standards which were apprved by the Bard in Nvember f Develpments nt adjacent t streets with public transit shuld include sidewalks n their street frntages t enhance pedestrian access t streets prviding public transit. Special Plicies fr Cunty-Maintained Rads Rad and drainage standards fr Cunty-maintained rads are cntained in the standard Details Manual f the Transprtatin Agency. These standards include bridges, drainage facilities, bike and pedestrian facilities, street lighting, undergrund utilities, signs, traffic cntrl devices and all visible elements f the radway. The manual als cntains charts and tables fr designing pavements. Cpies f the manual are fr sale at the Central Permit Office and the Transprtatin Agency. The Cunty enfrces the same Cunty-maintained rad standards in bth majr subdivisins and minr subdivisins (fur r less parcels) where the parcel sizes are less than 20 acres. The cluster methd f develpment in areas zned fr large parcels is encuraged fr the purpse f reducing cnstructin and maintenance cst as well as preserving pen space. Only the new rads that are cntiguus with an existing Cunty, City r State maintained rad and cnstructed t Cunty-maintained rad standards are accepted int the Cunty Rad System. The acceptances are rutinely made (fr purpses f maintenance and enfrcement f traffic laws) by reslutin (nly) f the Bard f Supervisrs sn after final cnstructin acceptance. A1.3

9 Rad maintenance csts are paid entirely frm gas tax and ther Rad Fund revenues n Cunty General Fund mney. Cunty plicy as well as the State law prhibits expenditures frm the Rad Fund fr the maintenance f private rads. Extensin f drainage systems, extensins f curb r sidewalk, mdificatins f traffic signs and signals, and ther ff-site imprvements that are needed fr effective use f rad imprvements that serve new develpments must be installed and/r paid fr by the develpers. In situatins where undevelped (r underdevelped) prperty wuld benefit frm the extensin r versizing f facilities, the Cunty may cnsider reimbursement agreements that prvide fr partial reimbursement t the initial develper by future develpers wh wuld especially benefit frm the expanded imprvements. In situatins where new street lights are required, the develped prperty must be annexed t the Cunty Lighting Service Area. Encrachment permits fr driveways and ther types f wrk within existing Cuntymaintained rads are issued at the EMA/GSA Central Permit Office by representatives f the Transprtatin Agency immediately fllwing the final apprval f cnstructin plans. The plans are signed by the Cunty Surveyr r his authrized representative after clearance by the Transprtatin Agency and ther agencies affected by the particular radway lcatin and design. Special Plicies fr Private Rads Under Cunty land develpment regulatins, all rads that are nt publicly maintained are cnsidered t be private rads even thugh they may be ffered fr dedicatin. Vehicular access ways are classified as rads when they serve tw r mre parcels f land, tw r mre dwelling units r tw r mre wnerships r business entities in a cmmn building. New private rads are discuraged but may be allwed under certain cnditins as described elsewhere in the manual. Generally, they create maintenance and law enfrcement prblems that are difficult t reslve and burdensme t prperty wners. Als, they are unsatisfactry fr public transit and schl buses in mst cases. The Cunty regulates the imprvement f existing private rads and the cnstructin f new private rads in very lw density areas (parcels 20 acres r larger) t enhance their service life fr the benefit f prperty wners and t help achieve safe and adequate access fr emergency vehicles. Existing private rads that d nt meet minimum Cunty standards fr safe and adequate access must be imprved at the time f any prpsed new develpment. In additin t the current imprvements, a deferred imprvement agreement as described elsewhere generally is required fr the future, ultimate imprvements. A1.4

10 The frntage f all parcels prpsed fr develpment n private rads must be ffered fr dedicatin except where there will be three r less parcels f land (r separate prperty interests) t be served by the rad at ultimate develpment. Rads ffered fr dedicatin remain private until the rad is imprved t Cunty maintained rad standards and accepted int the Cunty Rad System by reslutin f the Bard f Supervisrs. Private rads in lw density subdivisins (generally existing private rads r new rads cnstructed prir t the adptin f rural subdivisin standards) must cntinue t be privately maintained (even thugh ffered fr dedicatin t the Cunty) until they are upgraded t current Cunty maintained rad standards and accepted int the Cunty Rad System. Gates n private rads are discuraged. If prpsed in cnnectin with subdivisin develpment, the apprval (if any) must be granted by the Advisry Agency r the Bard f Supervisrs; and the requirements fr apprval, peratin and maintenance established a that time. A1.5

11 POLICIES AND STANDARDS FOR ROADS DEDICATION AND IMPROVEMENT Backgrund Reprts Prepared by Land Develpment Engineering and Surveying Dean P. Larsn, Manager/Cunty Surveyr (Accepted by Bard f Supervisrs n 9/11/78) Reprts Prepared by the Transprtatin Agency Lu Mntini, Rad Cmmissiner and Directr f Transprtatin Develpment (Accepted by Bard f Supervisrs n 9/11/78 and 10/2/1979) Reprt Prepared by Ruth & Ging, Inc. Cnsulting Engineer (Apprved by Bard f Supervisrs n 5/4/71) The Cunty s fficial plicy statements n rad dedicatin and imprvement are cntained in a number f separate reprts t the Bard f Supervisrs submitted ver a perid f several years. The fur principal reprts and the dates f apprval by the Bard f Supervisrs were as fllws: Cnsultant study and reprt entitled, Future Width Line Study prepared by Ruth & Ging, Inc., and apprved by the Bard f Supervisrs n May 4, Tw staff reprts prepared by Land Develpment Engineering and Surveying Divisin and the Transprtatin Agency n recmmended plicies fr rads in 20- acre zning districts accepted by the Bard f Supervisrs n September 11, A staff reprt prepared by the Transprtatin Agency cntaining recmmended criteria fr interim imprvements t existing Cunty-maintained rads in cnnectin with the develpment f single residential building sites apprved by the Bard f Supervisrs n Octber 2, RUTH & GOING REPORT (1971 Future Width Line Study) The fllwing are extracts frm the plicy recmmendatins cntained in the Ruth & Ging reprt. The wrding has been restructured and cndensed fr brevity and clarity. General Plicy Dedicatin and imprvement requirements shuld be cmmensurate with the benefit t the prperty being divided r develped. Fr subdivisin r ther develpment purpses, all land uses shuld be gruped int three categries and the dedicatin and imprvement requirements set accrding t the use and the parcel size. The criteria are applicable t bth subdivisins and single sites. A2.1

12 (1971 Ruth & Ging Reprt) Categry 1 Single family residential develpment n parcels 20 acres t 60 acres in size. Dedicate ne half f the prpsed right f way, nt t exceed 30 feet; N imprvement f Cunty rads required; Stage imprvements f private rads (existing) as needed fr safe and adequate access. Categry 2 Single family r duplex develpment n parcels less than 20 acres in size. Requirements Dedicate and imprve ne half f the prpsed right f way, nt t exceed 30 feet except that 40 feet may be required in situatins where a frntage-type rad is t be cnstructed,* r a new half rad brders a prperty line. Stage imprvements f private rads (existing) as needed fr safe and adequate access. Imprvements shuld include the frntage f the prperty plus stage imprvements at ther lcatins, as apprpriate in each case. Categry 3 Triplex and higher uses (includes cmmercial uses, churches, schls, glf curses, etc.). Requirements Dedicate right f way as needed nt t exceed a 67-ft half street and imprve up t a 46-ft half street. The width f right f way dedicatin respnsibility shuld be measured frm the rad center line, r base line, tward the right f way line. The imprvement respnsibility shuld be frm the ultimate right f way line tward the rad center line (i.e., sidewalk, curb and gutter, parking lane, traveled lane, etc.). Other Recmmended (Adpted) Plicies (1971 Ruth & Ging Reprt) Radway widths in excess f benefits received by adjacent prperty (nrmal dedicatin and imprvement) shuld be paid fr by the public agency because the extra width is beneficial in general and nt specifically t the adjacent prperty. * Current standard is mre than 40 feet fr frntage-type rads. A2.2

13 (1971 Ruth & Ging Reprt) The Cunty shuld purchase access rights t expressways wherever feasible. Where the Cunty has purchased rights f way, but nt acquired access rights, the develper shuld be required t dedicate and imprve 12 feet f radway width when develping the prperty adjacent t the expressway. The Cunty, at its discretin, may allw the develper the ptin f dedicating extra right f way as an ffset against his respnsibility fr the installatin f imprvements (assumed apprximate equal value). The Cunty, at its discretin, may defer the cnstructin wrk in sme instances fr the installatin f the imprvements as a part f a larger street imprvement prject. (See the sectin f this manual n deferred imprvement agreements.) The Cunty shuld require backup type f develpments adjacent t majr radways wherever it is feasible and practicable.* Where eccentric widening f an existing rad is required, the develper s respnsibility shuld nt exceed the amunts that wuld be required fr nrmal cncentric widening. Where prperty line irregularities preclude standard dedicatin and imprvement, the develper shuld be respnsible fr acquiring the necessary land. The Cunty shuld help with cndemnatin prcedures, if necessary, at develper s cst. If the prperty has frntage and access n tw parallel rads, dedicatin and imprvement n each f the rads shuld be required. If the develpment has frntage n tw parallel rads but access frm nly ne, the ttal dedicatin and imprvement requirements shuld nt exceed thse fr a single majr rad. If the prperty has frntage n a private rad that ptentially will be maintained by the Cunty, the dedicatin and imprvement requirements shuld parallel thse fr Cunty-maintained rads. The Cunty shuld accept fr maintenance thse rads that are imprved t Cunty-maintained standards (assuming they are cntiguus with a Cunty-maintained rad). If a rad link is needed between a prpsed develpment and a public rad, the develper shuld prvide this link. Imprvements need nt be required if the parcels are nt apprved building sites. * Since preparatin f the 1971 Ruth & Ging reprt recmmending backup plicy fr subdivisin design adjacent t majr rads, the Santa Clara Valley Water District has adpted a plicy n creative creekside design. Cpies f a brchure cntaining examples f recmmended types f subdivisin design adjacent t watercurses are available at District Offices and the Cunty Central Permit Office. A2.3

14 All buildings shuld be set back as needed fr rad widening (regardless f any limited dedicatin r zning). The Cunty shuld develp the necessary rdinances t require the dedicatin f rad right f way in cnnectin with the rezning f individual parcels f land. (Nte: Nt implemented t date.) REPORTS ON NEW ROADS IN 20-ACRE ZONING DISTRICTS (Subdivisins Only) In May 1978, the Bard f Supervisrs received a request frm the Landwners Assciatin that the standards fr new rads be mdified fr subdivisins in areas zned 20s (20-acre minimum). The cncerns expressed r implied by the representatives f the Assciatin were that the standards fr new rads in very lw density areas were t high and nt justified n the basis f traffic vlume. Since the cmplaint invlved bth the Envirnmental Management Agency and the Transprtatin Agency, tw separate reprts were prepared and submitted t the Bard f Supervisrs n September 11, The Bard apprved the cncept f lwstandard rads that culd be upgraded in the future t Cunty-maintained rad standards and referred the reprts t the Planning Cmmissin, the Santa Clara Cunty Landwners Assciatin and the Assciated Civil Engineers and Land Surveyrs f Santa Clara Cunty. The Planning Cmmissin held a public hearing n the tw reprts n Octber 5, 1978 and unanimusly adpted a mtin t send a favrable reprt t the Bard f Supervisrs with emphasis n the fllwing: The standards wuld be appealable t the Planning Cmmissin and the Bard f Supervisrs. The type f all-weather surfacing wuld be determined at the time f cnditining the particular prject. The present dedicatin plicies wuld be cntinued. Emergency access rads wuld be required nly where needed. Nte: T date the Bard has nt received (r has nt taken any actin n) the Planning Cmmissin reprt. The fllwing is a summary f the recmmendatins cntained in the tw staff reprts (restructured and rewrded fr brevity and t include the Planning Cmmissin recmmendatins t the Bard): TRANSPORTATION AGENCY RECOMMENDATIONS FOR ROADS IN 20-acre zning districts t be maintained by the cunty (APPROVED 9/11/78) Rads that are planned t be maintained by the Cunty shuld be imprved in accrdance with Transprtatin Agency Standard Details A/4 (rural standards) and/r A/8 (hillside standards). A2.4

15 Rad alignment, drainage, pavement and ther elements f the radway shuld be designed in accrdance with the Transprtatin Agency Standard Details Manual and the standards cntained in the land develpment regulatins. In the event the develper des nt agree with the standards and wishes t have an alternative apprved, he shuld submit quantitative reasns as t why the existing standards are nt apprpriate, and the justificatin and engineering infrmatin n strength, functin and safety requirements. LAND DEVELOPMENT ENGINEERING AND SURVEYING RECOMMENDED GUIDELINES FOR ROADS IN 20-ACRE ZONING DISTRICTS TO BE PRIVATELY MAINTAINED (Apprved 9/11/78) Ecnmic feasibility shuld be balanced with envirnmental and cmmunity needs. Rad shuld be designed fr upgrading in the future t Cunty maintenance standards, where practical. New rads shuld be based n neighbrhd traffic circulatin plans apprved by the Planning Cmmissin, including emergency access and vehicular escape rutes, where needed. Rads shuld be adequate fr access t all building sites by emergency vehicles. Rads shuld be ffered fr dedicatin t public use in accrdance with present plicy. Graded radbed widths shuld be nt less than-- 30 feet r 36 feet (Transprtatin Agency hillside standards) fr cmmn driveways serving tw r mre residences. 24 feet fr rads with n ptential fr Cunty maintenance and fr cmmn driveways serving tw r mre residences. 15 feet fr single driveways, widened t 24 feet at vehicle passing sectins (where needed) apprved by the Fire Marshal. 18 feet fr emergency vehicle escape rutes. (If a future Cunty rad, grade the emergency rad the same as described abve fr ther rads.) Culverts, bridges and radbed shuld be designed t sustain a 35,000-pund wheel lad. Radbed shuld be surfaced with nt less than fur-inch thickness f Class II aggregate base (r equivalent) 18 feet wide, plus tw three-ft shulders f base rck r gd granular native material. If the use f native material is prpsed as an alternative t manufactured Class II base material, it shuld be tested by sils labratry at the develper s expense. If the use is apprved, the radbed shuld be designed and certified by develper s engineer. A2.5

16 Single driveways shuld be designed the same as abve except the width may be reduced t 12 feet plus ne 3-ft wide shulder. Grades f 15 percent r mre must be paved with asphalt surfacing (rads and driveways). Emergency access rds (where needed) shuld have all-weather surfacing and grades satisfactry t the Fire Marshal. Rads shuld have all-weather surfacing (type t be determined as a cnditin f apprval f the tentative map). Stage imprvement f new rads shuld nt be permitted (i.e., riginal develper t prvide rads t the full 20s standards). Nte: The abve guidelines apply nly t nn-cluster type subdivisins. *REPORT BY THE TRANSPORTATION AENCY PERTAINING TO EXISTING COUNTY ROADS AND SINGLE BUILDING SIES OF LESS THAN 20 ACRES (Apprved 10/2/1979) The fllwing is a brief summary f the plicies recmmended by the Transprtatin Agency in a reprt apprved by the Bard f Supervisrs n Octber 2, 1979, pertaining t the imprvement f existing Cunty-maintained rads by the develpers f existing single residential building sites that are less than 20 acres in size. The wrding has been restructured and cndensed (r expanded) fr clarity and brevity. Interim-type imprvements may be required, determined n the basis f lane width, average daily traffic and safety needs. (See chart at the end f this sectin.) Imprvements, where required, generally shall be limited t lane and shulder widening, drainage and traffic safety wrk (sight distance, guardrail, etc.). The ttal cst f the required interim-type imprvements t Cunty rads shall nt exceed five percent f the San Jse Real Estate Bard Multiple Listing Index (SJRBMLI) median selling price fr a huse in the specific area (there are 21 areas). In situatins where interim imprvements are required r may be required, the Transprtatin Agency and the develper each are respnsible fr the fllwing: * Fr supplemental infrmatin n deferred imprvement agreements that may be required in cnnectin with interim imprvements, see sectin entitled Deferment f Imprvements. A2.6

17 Transprtatin Agency s Respnsibilities Explain Cunty plicy. Review Table 1 (attached) fr apprpriate radway crss sectin and specify the apprpriate lane and shulder widths, if rad widening is required. Specify the general nature f the required imprvements, if any, at the time the Land Develpment Crdinatr grants cnditinal building site apprval. Determine the current SJREBMLI median selling price within the prject site lcatin. If interim imprvements are required, and they are f such a nature that frmal engineered plans are nt required, prepare a sketch plan f the wrk. ºReview the imprvement plans in situatins where engineered plans are required. Sign agreement, cllect encrachment permit fee and issue encrachment permit after develper has met the cnditins f apprval. Inspect the wrk during cnstructin and when the cnstructin wrk has been satisfactrily cmpleted, s indicate t the Building Inspectr fr huse ccupancy apprval. Release the perfrmance bnd if the prject is f such size as t require a bnd. Develper s Respnsibilities Furnish sufficient technically accurate infrmatin with the building site tentative plan as needed t aid the Transprtatin Agency in setting the cnditins f apprval. Obtain the services f a civil engineer t prepare engineered plans in situatins where such plans are required. Submit plans t the Transprtatin Agency fr review and apprval (when plans are required). Pay an encrachment permit fee. Pst a perfrmance bnd if the estimated cst f the wrk is ver $5,000. Obtain the services f a cntractr and cmplete the installatin f the imprvements prir t ccupancy f the huse. If this is nt feasible because f weather r ther gd reasn, a bnd in the amunt f the full estimated cst f the remaining wrk must be psted. Request final inspectin, and if a bnd was psted, als request release f the bnd. A2.7

18 POLICIES AND STANDARDS FOR ROADS ORDINANCE REQUIREMENTS FOR DEDICATION AND IMPROVEMENT The fllwing are the rdinance specified requirements fr rad dedicatin and imprvement (Sectin C12-130): A tentative map cnditin f apprval may require a subdivider t dedicate r irrevcably ffer t dedicate real prperty within the subdivisin fr streets and alleys, including access rights and abutter s rights, fld cntrl and drainage, public utility easements and ther public easements. (a) All land shwn n a final r parcel map, intended fr any public use shall be ffered fr dedicatin fr public use, except such land which is intended and apprved by the Cunty fr the exclusive use f prperty wners in the subdivisin. Dedicatins shall be in the frm f easement, unless therwise agreed t by the subdivider and the Cunty. Fr land uses with a density f r equivalent t A, R1E, R1 and R2 and A1 residential use zning districts, the street dedicatin shall be ne-half (1/2) f the planned right-f-way width nt t exceed the amunt needed fr a curvilinear thirty- (30) ft half-street n the frntage f each lt r parcel. Fr all ther land uses, the street dedicatin shall be n-half (1/2) f the planned right-f-way width nt t exceed the amunt needed fr a curvilinear sixty-seven,-(67) ft half-street n the frntage f each lt r parcel. If the planned right-f-way width n any parcel exceeds the amunt t be dedicated, apprpriate additinal setback may be required. Exceptins t the abve requirements may be made in the fllwing situatins: (1) Where a prpsed new half-street is t be maintained by the Cunty, the minimum right-f-way dedicatin shall be frty (40) feet. (2) Where the street is develpable n ne side nly (such as, but nt limited t, a rad adjacent t a stream, limited access highway r railrad), the dedicatin shall be in accrdance with the right-f-way widths specified in the adpted standards referred t herein nt t exceed sixty (60) feet fr density thrugh R2 and seventy (70) feet fr all ther land uses. (b) (c) Lcal streets shall have a right-f-way width f sixty (60) feet, except as therwise prvided in this chapter. A cul-de-sac in residential districts may be apprved with right-f-way widths f fifty-six (56) feet. In subdivisins where each lt r parcel created is mre than ne acre, the right-f-way width may be altered depending upn terrain. Lesser widths may als be apprved when sufficient evidence is presented t shw that the abve requirements are nt practical. The street design and right-f-way widths within and adjacent t every subdivisin shall cnfrm t the circulatin element f the general plan, adpted fficial plan lines, prpsed plan lines f the Cunty, adpted expressway and freeway rutes, city plan lines when nt in cnflict with the Cunty, and t the prvisins f this chapter. A2.8

19 POLICIES AND STANDARDS FOR ROADS ROAD DESIGN CRITERIA Ordinance Requirements (Design) Nn-structural rad design criteria are set frth in the Cunty s land develpment regulatins in Sectin C The Requirements are: a. Street extensins. Streets needed t prvide traffic circulatin r t serve adjining prperty shall be extended t the subdivisin bundary. If, the street des nt cnnect t an existing street, the final ne ft shall be granted in fee* t the Cunty. It is the purpse f the ne-ft fee strip t prhibit ingress r egress acrss it t the adjining prperty until such time as an extensin f the rad n which the reservatin is placed is dedicated t public use and said dedicatin is recrded. After extensin f the street pursuant t Cunty apprval, the ne-ft fee* dedicatin shall be null and vid. b. Center lines. All streets shall, as far as practicable, be in alignment with existing adjacent streets. If the center line f tw (2) streets, intercepting the same street frm ppsite directins, are ff-set frm each ther, said ff-set shall be a minimum distance f tw hundred (200) feet measured alng the center line f the street intercepted. c. Intersecting angles and return radii. Streets shall intersect at an angle as near t a right angle as is practicable in each specific case, unless therwise necessitated by tpgraphic cnditins. The right-f-way line radii f returns at crners may vary with the widths f radways, intersectin design and the type f land use. The minimum return radius shall be twenty (20) feet. Streets intersecting at an angle ther than ninety (90) degrees may require special design features t assure desirable visibility and safety. d. Dead-end street turning area. Wherever a permanent dead-end street r a temprary dead-end street is permitted, an adequate turning area will be required. e. Lps, curts and secndary means f access. Whenever the size r lcatin f a parcel f land des nt permit a lt layut directly related t a nrmal street arrangement, a curt r nncnnecting street may be used; prvided, hwever, all lts r parcels which are mre than eight hundred (800) radway feet frm an existing r Cunty apprved future thrugh rad interesectin shall be served by a lp street, if pssible. The advisry agency may require a safe and adequate secndary means f access. Any requirements impsed under this sectin shall nt be an unreasnable burden r hardship t the subdivider. * Fee dedicatins are nt required. This is a technical errr in the rdinance. f. Grades and curves. All streets shall have at least a five-tenths (0.5) percent grade. Grades shall nt exceed six (6) percent n highways, twelve (12) percent n lcal traffic streets, fifteen (15) percent n any street, r twenty (20) percent if n ther methd is practicable and if cnsistent with gd engineering practices. Streets r prtins theref with twenty (20) percent grade shall be nt mre than three hundred (300) feet in length. A3.1

20 Center line radii shall be nt less than five hundred (500) feet n highways, except in muntainus areas, where the radius may be reduced t nt less than tw hundred (200) feet, and n all ther streets, the center line radii shall be nt less than seventy-five (75) feet. Lesser r greater grades and radii may be used in cases in which sufficient evidence is presented t shw that the abve requirements are nt practicable. g. Street vertical clearance. Streets and easements serving new subdivisins shall have a minimum vertical clearance f fifteen (15) feet ver the surface f the radway. h. Street lighting. The subdivider may be required t prvide street lighting in accrdance with adpted Cunty standards, including the current standard Details Manual. Befre apprval f a final map r parcel map, the wners f a subdivisin fr which street lights are t be installed, shall petitin the Bard f Supervisrs t cmmence prceedings t annex the subdivisin t the Cunty Lighting Service Area. i. Street signs. The subdivider shall equip all street intersectins with signpsts, street name signs, dead-end signs and similar safety devices which shall cnfrm t the standards and specificatins established by the Cunty f Santa Clara. j. Street landscaping and ersin cntrl. Street trees, ersin cntrl plantings and watering facilities in the subdivisin r within rights-f-way shwn n the subdivisin map may be required by the advisry agency as a cnditin f apprval f tentative map. Such plantings and facilities shall be shwn n the street imprvement plans. The wrk shall be included in the perfrmance and labr and materialmen s bnds fr street imprvements. The subdivider may delay tree and ersin cntrl planting and watering facilities, in which case he may be required t file a separate bnd. k. Drainage design and imprvement. The subdivisin, including its lt design, prpsed structures and imprvements, shall cnfrm t gd drainage practice t reduce flding and ecnmic lss due t strm water within and utside the bundaries f the subdivisin. The subdivider shall install drainage imprvements in accrdance with adpted standards and strm drainage master plans, cpies f which are n file fr use and examinatin by the public in the Office f the Clerk f the Bard f Supervisrs. Cmplete drainage facilities shall be shwn n either the street imprvement plan r the lt grading plans. When it is necessary that strm sewers, drains r ther facilities be cnstructed which can be r will be used fr the benefit f prperty nt in the subdivisin, and such sewers, drains r ther facilities are dedicated t the public, the subdivider and the Cunty may enter int a cntract which prvides the subdivider reimbursement fr such additinal cnstructin. If deferment f cnstructin f drainage imprvements is recmmended by the Cunty Surveyr, the sudivider may be required t enter int a cntract with the Cunty cvering the future bligatins f subdivider with respect t drainage imprvements. If the subdivisin will be served by an existing strm sewer, the subdivider may be required t pay the subdivisin s pr-rata share f the cst f said drainage facility. A3.2

21 *l. Bridges and culverts. Bridges and culverts shall be designed fr American Assciatin f State Highway Officials Lading Designatin H20-44, except that a lesser standard may be apprved upn sufficient evidence being shwn that n undue traffic hazard is created. Permits fr cnstructin f bridges and culverts are required frm the Santa Clara Valley Water District. m. Fld-cntrl facilities. When the subdivisin is traversed by r abuts fld-cntrl facilities as defined in Reslutin N and Ordinance 74-1 f the Santa Clara Valley Water District, the subdivider may be required t install imprvements fr the preservatin f prperty in the subdivisin and fr the safety and welfare f the residents f the subdivisin and the general public. n. Undergrund utilities. Telephne, televisin (if any) and electrical distributin facilities t serve the subdivisin shall be installed undergrund unless the advisry agency finds such installatin t be inapprpriate and impractical n the basis f infrmatin furnished by the subdivider at the time f apprval f the tentative map. The subdivider shall make all necessary arrangements with the servicing utility cmpanies and crdinate with said cmpanies in the preparatin f street imprvement plans. The installatin wrk shall cmply with applicable rules, regulatins, standards and specificatins f the Cunty, public utilities cmmissin and the servicing utility cmpanies. Said cmpanies shall be respnsible fr design, cnstructin, inspectin, cnfrmance with applicable Cunty standards and requirements, and fr the future maintenance f the installed facilities within the public right-f-way r easement. The general lcatin f existing utilities shall be shwn n the street imprvement plans. This criterin is cnstrued t mean the current bridge standards f the Assciatin and the Bard apprved standards f the Cunty Transprtatin Agency. Implementatin Plicies (Design) Wherever minimums are given in a design standard such as thickness f base material, the engineer wh is respnsible fr the design must satisfy himself thrugh field investigatin and labratry tests as needed, that the design assumptins n which the minimum is based have been met. Evidence f such investigatins and/r tests may be required at any time. Any special criteria fr majr rad structural sectin and ther design requirements nt cntained in the Transprtatin Agency s Standard Details Manual will be furnished by that agency. Existing facilities within the right-f-way, such as fire hydrants and pwer ples, must be shwn n the plans. Crdinatin f the design with the utility cmpanies is the respnsibility f the develper s engineer. This shuld be dne befre submitting plans t the Cunty fr apprval. Utility cmpanies may r may nt mve the facilities at their cst (particularly n private rads), and the prblems f relcatin as they affect design alternatives must be reslved befre the plans are apprved. A3.3

22 Imprvements extending beynd the develper s prperty frntage may be required as needed fr traffic and pedestrian safety r fr the prper functining f the imprvements. NOTE: This sectin is a cpy f the rdinance wrding is Sectin C as it existed in March A3.4

23 POLICIES AND STANDARDS FOR ROADS DEFERMENT OF IMPROVEMENTS Reprt Prepared by Engineering Services Divisin Dean P. Larsn, Manager (Apprved by the Bard f Supervisrs n 9/8/75) Reprt Prepared by the Transprtatin Agency Lu Mntini, Rad Cmmissiner and Directr f Transprtatin Develpment (Apprved by the Bard f Supervisrs n 10/2/79) Backgrund The Cunty instituted limited use f deferred imprvement agreements in the mid-1960 s as a means f crdinating small curb and gutter type land develpment rad imprvement prjects with majr rad widening prjects that were designed and cnstructed by the Cunty, r a city r the State. There were tw basic bjectives. The first was t make certain that the imprvements installed by develpers wuld cnfrm t the line and grade f the yet t be designed future public agency wrk. The secnd was t eliminate r reduce the cmplaints and prblems caused by piecemeal frntage widenings by develpers that resulted in traffic hazards and pr drainage. Later, at a time when there were extensive lw density develpments in scattered rural areas, the practice f deferment grew t include a majrity f the minr subdivisins and single building sites n bth majr and minr rads. The Cunty, during this perid, had n adpted rural standards and, in mst instances, curb and gutter type rad imprvements were nt practical. Beginning in 1975, Cunty plicy with respect t the use f deferred imprvement agreements began t change; and n September 8,1975, the Bard f Supervisrs apprved a staff reprt which recmmended limiting the requirements fr the agreements t certain well-defined situatins. The fllwing paragraphs and plicy statement are extracts frm this reprt. REPORT BY ENGINEERING SERVICES DIVISION (9/8/75) (Deferred Imprvement Agreement) Three interrelated changes in land develpment plicy have ccurred within the past tw years which significantly affect the use f the deferred imprvement agreement. One is the establishment f urban service area bundaries. The secnd is referral f all develpments within the urban service areas t the apprpriate city fr recmmendatins as t cnfrmance with city standards t the extent permitted by Cunty regulatins. The third is adptin f rural subdivisin standards. Rural was defined in the reprt n these standards, apprved by the Bard f Supervisrs n February 5, 1974, as being lts r parcels tw and ne-half acres r mre minimum size as specified in the zning rdinance. Under this criterin, rural standards are applicable inside as well as utside urban service areas, althugh such standards may be inapprpriate inside because f prbable higher density develpment in the future. A4.1

24 (1975 Reprt n Deferred Imprvement Agreements Cntinued) Because f these changes and the interim nature f many f the rural develpments, the apprpriateness f the deferred imprvement agreement as a standard requirement is questinable. Als, the plicies f the cities vary with respect t the deferred imprvement agreement. Sme cities d nt favr this type f agreement and thers use them extensively. Fr all f the abve reasns, it is recmmended that the Cunty amend its plicy n deferred imprvement agreements as fllws: (Adpted Plicy) A. Urban Service Areas Deferred imprvement agreements will be required nly in the fllwing situatins: 1. City requests the agreement (either fficial ntice f blanket city plicy r individual request), r 2. Imprvements can be included in prject that is being planned by the Cunty. Ratinale Cities shuld have a free hand in planning the imprvements within their future bundaries. In situatins where the imprvements that are the respnsibility f the wner can be included in a Cunty rad prject, the planning is dne n a cperative basis with the affected cities and shuld pse n particular prblems. B. Outside Urban Service Areas Deferred imprvement agreements will be required nly in the fllwing situatins: 1. Cmmercial-type develpments where curb and gutter imprvements are nt practical at the time f develpment. 2. Residential develpments taking access frm existing nn-cunty maintained rads that (1) are rad patterns apprved by the Cunty, and (2) have a ptential f 60% cverage by deferred imprvement agreements. Ratinale (a) Cmmercial Develpments Cmmercial-type develpments utside urban service areas usually are small, scattered and limited t majr rads. These types f develpment ultimately shuld have curb and gutter type imprvements, but such imprvements usually are nt practical at the time f develpment. A4.2

25 Residential Develpments Planning fr areas utside the urban service areas has and prbably will cntinue t change many times ver the years. The needs and the methd f btaining future imprvements n existing Cunty maintained rads shuld be decided at the time f a revised Cunty General Plan and rezning. Private rads shuld be imprved t Cunty standards at the prperty wner s expense as sn as practicable and accepted int the Cunty rad System. Experience has shwn that mst private rads are a cntinuing burden t prperty wners and a prblem fr emergency vehicles, service trucks, schl buses and public transit. The abve statements remain as current Cunty plicy with the exceptin f ne mdificatin (described belw) recmmended by the Transprtatin Agency pertaining t single building sites. The requirements fr deferred imprvement agreements pertaining t existing Cunty maintained rads are specified by the Transprtatin Agency and the agreements are signed by the Rad Cmmissiner. The requirements pertaining t all ther rads are specified by Land Develpment Engineering and Surveying and the agreements are signed by the Cunty Surveyr. REPORT BY THE TRANSPORTATION AGENCY (10/2/79) (Recmmendatins adpted) The fllwing extracts frm the Transprtatin Agency s reprt pertain t Cunty maintained rads nly. General Plicy Recmmendatins (Transprtatin Agency Reprt 10/2/79) That existing plicy regarding Cunty maintained rads, entitled Revised Plicy and Criteria Pertaining t Deferred Imprvement Agreements dated August 26, 1975, be cntinued except as mdified herein. That a develper f a single family lt be required t make radway imprvements based n the percentage relatinship f radway imprvement csts t the median selling price f a single family residence in a subdivisin as develped in this reprt. That five percent f the SJREBMLI (San Jse Real Estate Bard Multiple Listing Index) median selling price be used fr the radway imprvement cst percentage in cnnectin with the imprvement criterin. That the mst recent publicatin f the San Jse Real Estate Bard Multiple Listing Index be used t determine the median selling price fr a residence by listed areas. That thse develpers wh want t enter int a deferred imprvement agreement be required t pay a fee f $ t cver the administrative cst t Transprtatin agency invlved with prcessing and filling the agreement. A4.3

26 Criteria fr Use f Deferred Imprvement Agreements fr Single Residential Sites Outside the Urban Service Area f Any City (Transprtatin Agency Reprt Apprved 10/2/79) Ultimate Imprvement as utlined in the Ruth and Ging Reprt will be deferred if the develpment is in an area that is currently zned 20 acres r larger regardless f the current lt size. The ultimate imprvement will be deferred either until such time as the area is rezned t less than 20-acre lt size r the cnditins set frth in the guidelines fr calling the agreements are met. Interim imprvements as utlined in this reprt may be required and shall nt be deferred. Any specific plan r transitin zne imprvement criterin adpted by the Bard f Supervisrs shall mdify these criteria as regards said planning area. Sme interim imprvements may be required (e.g., drainage imprvements, lane widening based n existing pavement width, ADT and Califrnia Vehicle cde s maximum width prvisin fr vehicles). The amunt f the imprvement wuld be based n Table 1, but culd nt exceed five percent f the SJREBMLI median selling price f a residence within the prject site lcatin. Clarifying Ntes (Cunty maintained rads) Areas zned 20 acres r larger lcated utside any urban service area: 1. If a parcel utside any urban service area is less than 20 acres in size and situated within an area zned 20 acres r larger, the ultimate standard rad imprvement is required, but n the request f the develper, the wrk will be deferred (Deferred Imprvement Agreement required). Upn deferment f the ultimate imprvements, interim type imprvements may be required and such lesser wrk (where needed) will nt be deferred ther than driveway apprach. 2. If a single building site utside any urban service area is larger than 20 acres and situated within an area zned 20 acres r larger, n imprvements, interim r ultimate, are required ther than a driveway apprach (n Deferred Imprvement Agreement). A4.4

27 Criteria fr Use f Deferred Imprvement Agreements fr Single Residential Sites Inside the Urban Service Area f Any City (Transprtatin Agency Reprt 10/2/79) If the city has a plicy regarding deferred imprvements, the Cunty will implement said plicy. N deferment shall be allwed unless specifically recmmended by the city, and city agrees t annex site. The develper shall be respnsible fr btaining the city s recmmendatin.* If n plicy exists allwing deferment f imprvements, the develper shall install imprvements. Sme interim imprvements may be required (e.g., drainage imprvements, lane widening based n existing pavement width, ADT and Califrnia Vehicle Cde s maximum width prvisin fr vehicles). The amunt f the imprvement wuld be based n Table I, but culd nt exceed five percent f the SJREBMLI median selling price f a residence within the prject site lcatin. If imprvements exist cntiguus t the prject site lcatin, imprvements shall nt be deferred ntwithstanding the abve. The Ruth and Ging Reprt, dated February 12, 1971, sets frth a maximum imprvement width f 30 feet fr single sites f less than 20 acres. The adptin f this Transprtatin Agency reprt wuld nt change the develper s respnsibility fr ultimate radway imprvements, but wuld allw phased imprvements based n the criteria set frth in this reprt. Clarifying Nte The abve plicy pertains t single building sites n Cunty maintained rads with grss area less than 20 acres lcated in any zning district within an urban service area. If the parcel is 20 acres r larger in size, n imprvements, interim r ultimate, are required ther than a driveway apprach (n Deferred Imprvement Agreement). Guidelines fr Calling Agreements (Transprtatin Agency Reprt 10/2/79) The fllwing are guidelines that may be used t call deferred imprvement agreements fr the cnstructin f imprvements t Cunty standards. The guidelines shuld be used in cnnectin with new and existing deferred imprvement agreements. When the wners f mre than sixty percent (60%) f the frnt ftage alng a street request imprvements. A street means ne side f an existing r planned public right f way f way ffered fr public radway purpses between the next intersecting streets, a cul-de-sac right f way r a 1,000-ft length, whichever is less. ADT (average daily traffic exceeds 1,000. Cunty maintenance prject includes lt frntage. * If the affected city refuses t respnd, the Directr f Transprtatin Develpment may in his discretin allw a deferred imprvement agreement. See attachment at the end f this sectin. A4.5

28 Cunty spt safety prject includes lt frntage. Maintenance prblem alng site frntage. When lcal schl district requests imprvements (e.g., bus and pedestrian facilities). When an emergency agency requests imprvements (e.g., turnarund area). A private land develpment prject is either ppsite r adjacent t the lt frntage. The deferred imprvement agreement includes a clause that the prperty wner entering int the agreement agrees t cperate in the frmatin f a lcal imprvement district. Therefre, agreements may be called in cnnectin with the frmatin f an assessment district. It shuld be nted that when calling a deferred imprvement agreement, the Rad Cmmissiner ntifies the prperty wner that the reasns fr the deferment f imprvements n lnger exist in cnnectin with public r planned public radways. After ntificatin t install radway imprvements, the agreement allws the prperty wner t appeal t the Bard f Supervisrs the Rad Cmmissiner s request fr the installatin f imprvements. POLICY MATTERS CONTAINED IN ALL STANDARD DEFERRED IMPROVEMENT AGREEMENTS A general descriptin f the type and extent f the imprvements t be installed. The reasn fr the deferment f the wrk. A requirement fr the prperty wner t participate in a prpsed jint cperative prject (assessment district r neighbrhd prject). Cunty t accept imprvements fr maintenance when they are cmpleted (assuming the rad is cntiguus with Cunty maintained rad). Owner assumes full respnsibility fr the prper functining f temprary private rad and drainage imprvements and t maintain them in a manner which will preclude any hazard t life, health r damage t adjining prperty. The agreement is recrded and respnsibility fr the wrk runs with title t the land., Ntice t prceed with the wrk is prvided by the Directr f Transprtatin, the Rad Cmmissiner r Cunty Surveyr. The wners may appeal t the Bard f Supervisrs if they disagree with any f the requirements set frth in the ntice t prceed. Any annexing city has full rights as a third-party beneficiary. Attachment A4.6

29

30 (ATTACHMENT) Prpsed Mdificatin t the Existing Deferred Imprvement Agreement Plicy Fr Single Residential Sites (1979 Plicy) It is recmmended that the existing Deferred Imprvement Agreement Plicy be mdified t incrprate the fllwing prvisins: 1. That the Rad Cmmissiner be allwed t grant a deferred imprvement agreement within an urban service area when a city refuses r has a histry f refusing t make a recmmendatin regarding deferment f the rad imprvements based n the Octber 2, 1979 adpted Bard f Supervisrs plicy. 2. That the applicant pay the $ prcessing fee (required under the Octber 2, 1979 plicy) if the rad Cmmissiner grants a deferred imprvement agreement 3. That the Rad Cmmissiner be allwed t require interim radway imprvements based n the guidelines listed belw: GUIDELINES Interim imprvements will be based n the fllwing guidelines: 1. The existing level f imprvement within the neighbrhd. 2. Identified public radway needs (e.g., lane width, n-street parking, drainage prvisins, pedestrian prvisins and bike facilities). 3. Table 1 f the reprt entitled Reprt n Mdificatins t the Existing Deferred Imprvement Agreement Plicy adpted n Octber 2, 1979 REASONS FOR RECOMMENDATION 1. The Octber 2, 1979 adpted Plicy requires a city t make a recmmendatin regarding the deferment f imprvements. Mst cities have cperated and have sent us a recmmendatin; hwever, the City f San Jse usually des nt send us a recmmendatin. 2. Applicants have expressed frustratin after cntacting the City f San Jse and being infrmed that the City will nt make a written recmmendatin fr deferment. The applicants then have requested that the Transprtatin Agency grant the deferment. NOTE: This attachment is a recmmended plicy change prpsed by the Cunty Rad Cmmissiner relative t the deferred imprvement agreement plicy adpted n Octber 2, 1979

31 3. If a city will nt make a recmmendatin fr deferment, the applicant s alternative is the appeal prcess which is cstly and time cnsuming t bth the applicant and the Cunty. 4. We believe that it is the Bard f Supervisrs intent t implement a liberal applicatin f the deferred imprvement agreement plicy. BACKGROUND On September 8, 1975 the Bard f Supervisrs adpted a staff reprt regarding deferred imprvement agreements that list criteria fr deferments within and utside an urban service area. On Octber 2, 1979 the Bard f Supervisrs adpted a staff reprt regarding deferred imprvement agreements fr single family residences. Single residential sites inside the urban service area f a city are cnditined t meet standard dedicatin and imprvement requirements. Als, an additinal cnditin is included that infrms the applicant that he/she is eligible fr deferment f the imprvements prvided the applicant btains a written letter frm the City recmmending that the imprvements be deferred. Many cities have made recmmendatins favring deferment and a deferred imprvement agreement has been prcessed. Hwever, the City f San Jse des nt always respnd t an applicant s request fr a recmmendatin. When the applicants have requested a written recmmendatin frm the City f San Jse fr deferment f the standard imprvements and the City has refused t make a recmmendatin, the applicants have asked that the Transprtatin Agency issue a deferred imprvement agreement. The 1979 Cunty plicy des nt allw staff t issue a deferred imprvement agreement unless a city make a recmmendatin t defer the imprvements. If an applicant des all he/she can t cmply with the Cunty s plicy but a city refuses t cperate, we believe that the Rad Cmmissiner shuld be allwed t grant a deferred imprvement agreement based n the guidelines included in this reprt. This Agency has granted deferred imprvement agreements fr single residential sites within San Jse s urban service area when the City has refused t make a recmmendatin and the applicants have submitted letters explaining that the City was requested t make a recmmendatin but refused. The adptin f this reprt wuld mdify the Bard f Supervisrs Octber 2, 1979 plicy t include this Agency s infrmal methd f dealing with cities that decline t make a written recmmendatin regarding deferment f imprvements.

32 POLICIES AND STANDARDS FOR ROADS FUTURE WIDTH LINES OF MAJOR COUNTY ROADS Reprt Prepared by Engineering Services Divisin Dean P. Larsn, Manager (Apprved by Bard f Supervisrs n May 4, 1971) Reprt Prepared by Ruth & Ging, Inc. Cnsulting Engineers (Apprved by Bard f Supervisrs n May 4, 1971) Backgrund The Ruth and Ging reprt entitled, Future Width Line Study, is a majr land develpment plicy dcument based n a Cuntywide study that was apprved by the Bard f Supervisrs n May 4, The principal purpses f the reprt were t: (I) Establish the lcatin, width and general alignment f all future fur and six-lane rads thrughut the Cunty; (2) Establish typical right f way, access and undergrund utility lcatin plicies; and (3) Establish rad dedicatin and imprvement plicies fr all types f Cunty rads. These are all majr land develpment plicy matters. The future width line reprt cnsisted f tw vlumes plus a set f reprducible 500 scale maps shwing the future width lines f all prpsed majr rads in the unincrprated areas f the Cunty. The first vlume describes the study findings and the recmmended plicies that the Cunty shuld fllw t implement the study. The Secnd vlume describes the methd used fr determining the majr rad netwrk fr the Suth Cunty area sutherly f Metcalf Rad. Up t the date f this reprt, n significant study had been made with respect t the lcatin and width f future Suth Cunty majr rads ther than the Santa Teresa Expressway and the prpsed State Freeway. The future width line maps were crdinated with the majr rad plans f the varius cities and were planned fr peridic updating as changes ccur. They prvide a surce f essential infrmatin fr the use f engineers, prperty wners and public agency staff peple in planning develpment adjacent t and in the vicinity f majr rads. A5.1

33 The study included recmmended plicies n dedicatin and imprvement by develpers. The primary purpse f this part f the study was t help shape a plicy t achieve the radwidening gals. The recmmendatins were adpted and they are still valid, with the exceptin f certain minr changes described in the sectin f this manual entitled, Rad Dedicatin and Imprvement. One f the significant plicy matters established by the reprt (there were many) was the cncept that rad dedicatin and imprvement by develpers shuld be cmmensurate with the benefit received frm the rad. This plicy has the effect f fair and apprpriate sharing f respnsibility with the private sectr fr new and widened Cunty rads. Infrmatin frm the Cunty Transprtatin Planning Study was used in the develpment f the majr rad netwrk. Mass transit was a prime cnsideratin and the rad widths f 92 feet, 110 feet, and 134 feet meet natinal rad standards and cnveniently accmmdate bus-type transprtatin as well as the efficient mvement f vehicles thrugh intersectins and ther cngested areas. Cpies f the future width line maps and extracts frm the reprts can be btained frm the Central Permit Office. Fr detailed infrmatin regarding the dedicatin and imprvement plicies set frth in the reprt, see the sectin f this manual entitled, Plicies Pertaining t Rad Dedicatin and Imprvement. Fr detailed infrmatin pertaining t current Cunty rad design and typical undergrund utilities lcatins, see the Transprtatin Agency s Standard Details Manual. A5.2

34 POLICIES AND STANDARDS FOR ROADS PRIVATE ROAD STAGE IMPROVEMENTS Reprt and Reslutin Prepared by Engineering Services Divisin Dean P. Larsn, Manager (Apprved by Bard f Supervisrs 11/29/65) Backgrund Existing private rads generally d nt meet Cunty minimum standards fr safe and adequate access fr emergency vehicles. The regulatins require that such rads be stage imprved when the prperties that utilize the rad are prpsed fr develpment. It is assumed that the existing imprvements, regardless f their cnditin r adequacy fr the present use, were prvided by the wners f the develped prperties and, t the extent practical, it is the respnsibility f the remaining undevelped prperties t prvide the remainder f the minimum essential imprvements. In 1965, the Cunty Land Develpment Cmmittee and the Bard f Supervisrs apprved a reprt recmmending the fllwing plicy statement, which had been adpted as a reslutin by the Land Develpment Cmmittee.* Reslutin WHEREAS, the Cunty f Santa Clara Ordinance Cde authrizes the Cunty Land Develpment Cmmittee t determine whether a street r easement serving a building site is safe and adequate fr the purpse f access; and WHEREAS, said rdinance authrizes this Cmmittee t require the installatin f street and drainage imprvements and dedicatin f prperty necessary fr the creatin f safe and adequate access; and WHEREAS, the acquisitin, preservatin and imprvement f right f way is necessary t preserve and prvide safe and adequate access fr building sites; and WHEREAS, increased develpment n right f way creates an additinal traffic burden which may be relieved by the dedicatin and imprvement f said access rad; and WHEREAS, incremental imprvements t prvide safe and adequate access can be staged t cincide with traffic needs as develpment takes place n said access rad; and WHEREAS, under a stage develpment plicy wners wh btain a building permit r a husemving permit fr a site n a private rad will imprve the access rad in relatin t the additinal traffic burden created by the develpment; and * The Land Develpment Cmmittee has been disslved. The statement remains as apprved Cunty plicy. A6.1

35 WHEREAS, this Cmmittee desires t cnditin its apprvals f access t a building site in accrdance with an adpted plicy f stage develpment as the best means fr accmplishing the bjectives f said Ordinance and the sharing f imprvement csts by thse wh will be using the rad, NOW, THEREFORE, BE IT RESOLVED that the Land Develpment Cmmittee f the Cunty f Santa Clara des hereby adpt the fllwing stage develpment plicy, which plicy is designed t prvide safe and adequate access t building sites: 1. The frntage f the building site and such ther prperty as is necessary t prvide safe and adequate access nrmally will be dedicated t public use fr rad purpses. 2. Each applicant shall imprve his building site frntage and the access between the Cunty highway and the site as is determined by the Cmmittee t be necessary fr safe and adequate access. 3. The estimated cst f all imprvements shall be apprtined as equally as pssible amng the undevelped building sites n the access rad. 4. Imprvements shall be in accrdance with the Standard Details Manual, but may be limited t il and screenings surfacing, drainage facilities, street signs, traffic signs and safety devices, and lights n wd ples at intersectins, dead end, sharp bends, r ther lcatins as needed fr safe access. 5. New cnstructin shall be bnded and inspected by Cunty. 6. Assessment districts fr the purpse f installing Cunty standard subdivisin type imprvements will be encuraged when warranted by the amunt f develpment alng the access rad. 7. Rad maintenance districts generally are nt satisfactry and will nt be encuraged. Such districts, r service areas, will be cnsidered, hwever, prvided: a. The radway is imprved t an acceptable standard befre frmatin f district r service area. b. Sufficient tax revenue will be generated by the district r service area fr a gd standard f maintenance. c. Extenuating circumstances preclude sufficient upgrading by users fr acceptance f the rad int the Cunty rad system. 8. Access rads may be recmmended fr acceptance int the Cunty rad system when all f the fllwing cnditins have been cmpleted: A6.2

36 a. The right f way has been ffered fr dedicatin n prperly executed frm. The desired minimum width is 60 feet. The minimum acceptable width is 40 feet. The 40-ft minimum width usually is nt sufficient fr cuts and fills, utilities, drainage, sidewalk r ftpath and radside parking. b. Cntiguus with an existing dedicated Cunty-maintained rad. c. Imprved t minimum Cunty subdivisin standards. Access rad standards specified herein are generally nt acceptable. 9. Applicant may be required t shw evidence f right t use access rad. Example f Incremental Imprvement Requirements I. Unit #1 a. Dedicate frntage right f way; b. Grade radbed; c. Prvide engineered alignment and grade plan. 2. Unit #2 a. Dedicate frntage right f way; b. Place base n graded radbed; c. Install drainage imprvements as needed. 3. Unit #3 a. Dedicate frntage right f way; b. Place il and screenings surface n existing base; c. Minr repairs, as required. 4. Additinal Units a. Dedicate frntage right f way; b. Prvide additinal incremental imprvements as needed; c. Widen intervening easement as needed fr planned width. The sequence f incremental imprvements may be varied t suit existing cnditins. A6.3

37 POLICIES AND STANDARDS PERTAINING TO WATER SYSTEMS Backgrund Cunty regulatins require that each new subdivisin lt r single building site prpsed fr develpment be supplied with water fr dmestic and fire prtectin purpses. While individual wells are smetimes pssible, water systems are preferred fr reasns f better assurance f quality and quantity f water. In many cases they als are mre ecnmical when cnsidering the requirements fr fire prtectin. During past years, varius terms have been used t describe different types f installatins, such as cmmn well r shared water system, withut a clear understanding by the public as t what these terms mean r what standards r regulatins apply. Fr simplicity, the generic term f water system as used in this manual (and Cunty rdinances) means any type f cmmn pipe system that serves tw r mre dmiciles r business entities. Many variatins f design are pssible, but all f them are subject t unifrm minimum standards. A significant cnsideratin in the adptin f standards is the fact that the majrity f small water systems either are expanded t serve additinal cnnectins, taken ver by a public utility r annexed by a city. T avid future replacement f facilities at very high csts, it is imprtant fr the Cunty t utilize unifrm standards as a matter f general public interest. All water systems in the unincrprated area are regulated wither by the State Department f Health, the Cunty r the Public Utilities Cmmissin (PUC). The Cunty has jurisdictin ver water systems with less than 200 cnnectins, and bth the Cunty and the Public Utility Cmmissin regulate thse with 200 r mre. Envirnmental Health Services enfrces bth State and Cunty health and safety regulatins pertaining t dmestic water and issues permits fr mst types and sizes f systems. Many ther departments and agencies are invlved, hwever, including the Cunty Surveyr, Fire Marshal, Building Inspectr, Planning Department, Central Permit Office, Transprtatin Agency, Santa Clara Valley Water /District, the State Crpratins Cmmissin, and a city in sme cases. Each agency has a special (generally nnduplicating) rle in either the apprval, design, permit r cnstructin prcess and enfrces certain plicies and standards as described in the succeeding paragraphs. The table in the sectin f the Manual (Vlume II) entitled, Submittal and Apprval Prcedure, shws the functins f varius State and Cunty ffices pertaining t all sizes f water systems. In instances where there are incnsistencies in the standards f varius agencies, the higher standards are required. Fr additinal infrmatin, the reader is referred t the Cunty rdinances and the fllwing brchures published by the State Department f Health Services Sanitary Engineering Sectin, 2151 Berkeley Way, Berkeley, CA 94704: (1) Califrnia Waterwrks Standards (2) Califrnia Safe Drinking Water Act (3) Califrnia Dmestic Water Quality and Mnitring Regulatins B1.1

38 General Plicies Water systems are preferred t individual wells, and large systems generally are preferred ver small systems fr reasns f better cntrls n quantity, quality and maintenance. PUC-regulated water systems are preferred t nn-puc systems because f their larger size, rate cntrls by PUC and ther refinements. Water systems must be designed fr bth dmestic and fire prtectin purpses unless specifically apprved therwise. The higher standards fr either type f service with respect t vlume and purity apply t the design f all dmestic water systems (unless a separate interim type fire prtectin system is allwed meeting nly the fire prtectin standards). All systems serving dmestic water must cmply with the standards fr design and cnstructin cntained in the Califrnia Health and Safety Cde and the Califrnia Administrative Cde (Title 22) as well as the Cunty Subdivisin Ordinance. Service by a city water system is required whenever such service is feasible and available. (Fr mre infrmatin, see the reslutin f the Bard f Supervisrs n utilities and facilities at the end f this sectin.) Cnnectin t an existing available system and/r the extensin f the lines f such a system may be required fr Cunty apprval. If the system des nt currently meet the State and Cunty minimum standards, r wuld nt after the additinal service cnnectins, an upgrading f the system must be cmpleted, r assured, prir t final Cunty apprval f the subdivisin r building site. When justified, the Cunty may cnsider stage imprvement in accrdance with cmprehensive engineered plans and an implementatin schedule. In the event the service is t be prvided frm an existing nn-puc system, the wner f the system must demnstrate that the system, r any independent prtin prviding the extended service, meets minimum Cunty standards. Water system reprts t the Cunty prepared by registered civil engineers are required fr all nn-puc water systems, and extensins t existing systems. The purpse f the reprts is t (1) prvide an anlysis f the prpsed (r existing) system by cmpetent persns, and (2) prvide reasnable assurance that the system can be cmpleted (r upgraded) in accrdance with adpted Cunty standards. Water system reprts must accmpany the plans in the checking and review prcess. B1.2

39 All new nn-puc water system installatins, including the extensin f existing pipes, must have Cunty apprved plans prepared by a registered civil engineer in accrdance with State and Cunty water system standards. The plicies and prcedures described in the sectin f the manual (Vlume I) entitled, Imprvement Plans, Grading Plans and Cnstructin, are applicable t the plans fr water systems. Public Utilities Cmmissin-regulated water cmpanies (nly) are exempt frm Cunty plan review and bnding requirements if the plans reflect cmpliance with State and Cunty standards. Within urban service areas, any higher standards f the affected city take precedence ver Cunty minimum standards. In situatins where service is t be prvided by a city-perated system, the Cunty apprvals fr subdivisins r ther types f develpment are handled in a manner similar t thse fr private water cmpanies. Ex pst fact water systems which are cnstructed (r prpsed fr cnstructin) after Cunty permits are issued fr develpment n the basis f water service by individual wells n each lt (rather than a water system) are subject t the same plan preparatin, review and inspectin requirements as regular water system cnstructin. These requirements must be met prir t Cunty apprval f the system and the issuance f permits t perate. In situatins where reimbursement t a develper may be apprpriate due t his installing r financing f a water main extensin (r additinal strage tank, etc.) which will serve future additinal cnnectins, it is his respnsibility t make arrangements with the wners f the water system fr such reimbursement. The Cunty des nt regulate r arbitrate water system cnnectin fees r cnditins f service. In the event f disagreement between the applicant and the cmpany, he may appeal the Cunty s cnditins f apprval requiring service by that cmpany by fllwing the standard appeal prcess. T avid pssible lss f appeal rights, the applicant shuld assure himself regarding the cst f service and ther relevant facts befre the Cunty s appeal perid lapses. The use f wd tanks is discuraged because leakage prblems ccur when prtins f the tank becme dry, and the wd prvides a favrable envirnment fr the grwth f bacteria. Fencing f tank sites typically is required fr reasns f public health and safety. The standards fr fencing are set frth elsewhere in the manual. Annexatin t a fire prtectin district may be required. Fr prcessing plicies see heading belw, Fire Marshal Functins and Plicies. B1.3

40 Lp systems are required wherever feasible. Lng dead-end pipes are discuraged. Elevated tanks prviding adequate static head are preferred t mechanically pressurized systems. If adequate static head fr the cmplete system is nt feasible, a centrally perated pressure tank system (as ppsed t individual pressure tanks) may be required. Water systems serving five r mre lts r dmiciles must be either mutual water cmpanies r PUC-regulated. (Nte: Currently the PUC des nt regulate new water cmpanies with less than 400 service cnnectins. Shared (nn-cmmunity) water system may be used when there are less than five lts r wells. Such systems must meet bth dmestic water and fire prtectin standards. An apprpriate legal dcument must be submitted with the applicatin fr apprval by Envirnmental Health Services and be fully executed prir t final apprval f the plans. Cunty Surveyr Functins and Plicies Functins The Cunty Surveyr s functins with respect t water systems are t apprve the engineered plans and reprt, and t crdinate their review with affected agencies, cllect clearance letters, receive and enfrce bnds, sign the plans and agreements and inspect the wrk during cnstructin. Plicies Water system plans are reviewed by the Cunty surveyr fr general cmpliance with the cnditins f apprval immediately after they are received frm the engineer, then cpies are distributed t Envirnmental Health Services and ther agencies as apprpriate in each case. After Envirnmental Health Services cmpletes its plan check, it frwards its cmments t the Cunty Surveyr s Office, which in turn frwards them t the private engineer with the cmments f all ther affected agencies. Water system imprvements fr a subdivisin that cme under the purview f the Unifrm Building Cde, such as strage tanks, must be shwn n the water system plans and cvered by perfrmance bnd and cnstructin agreement. Permits fr these items must be issued (r ready fr issue, with all fees paid) befre the subdivisin map is recrded. Inspectin fees fr items cvered by the building permit are deducted frm the verall water system inspectin fees cllected by the Cunty Surveyr. B1.4

41 If used materials are prpsed t be installed in the water system, the permittee must prvide evidence that they meet minimum State and Cunty rdinance requirements and have a life expectancy substantially equal t new materials. Labratry tests and/r private engineer s certificatin are required. Adequate and apprpriately lcated easements fr water system pipes, tanks and necessary access rads must be prvided. If the develpment is a subdivisin, the easements must be shwn n the map and dedicated in the wner s certificate. Under nrmal cnditins, tank site easements (and ther water system easements) are nt deducted frm the net lt area required by the zning rdinance. Water systems must be designed with adequate safety factrs and be free frm structural and sanitary hazards. If they are in fld hazard areas, they must be designed t prevent infiltratin f fld water int the system. Pipe lines are nt permitted in active slide areas. If they crss an active fault line, the pipe and fittings must be designed in a manner that will minimize the damages and repair csts due t mvement f the fault. Strage tanks must be lcated away frm fault lines and designed (per building cde) fr earthquake-induced frces. When the water system is within the urban service area f a city f the service area f a public utility that may incrprate the facilities int its wn system, any higher standards f that agency shall apply. Either the develper r the water cmpany (nt a mixture f bth) may pst the necessary bnds and sign the agreement. If the cmpany psts the bnd and signs the agreement, the water system plans must be separate frm the develper s plans fr the rads r ther wrk. If the cmpany emplys a registered civil engineer n a regular basis t d its water system design, this engineer may be authrized by the Cunty Surveyr t perfrm the inspectin wrk. Plyvinyl chlride (PVC) pressure pipe sizes 4 thrugh 12 may be used prvided it is Class 150 pipe cnfrming t American Water Wrks Assciatin specificatin C Requests t cnstruct a water system prir t final Cunty apprval f a subdivisin are handled in the same manner as described in the sectin f this manual entitled, Plicies and Standards Pertaining t Imprvement Plans, Grading Plans and Cnstructin, under the sub-heading, Bnd Preemptin Plicy. A clearance letter frm the private water cmpany t the Cunty Surveyr is required in all cases (PUC and nn-puc systems) prir t final apprval f the subdivisin map, r issuance f building permits fr single sites, stating that service will be prvided and that the develper has made all necessary arrangements fr the wrk including financial. Clearance letters frm Envirnmental Health Services and ther affected agencies als are required. B1.5

42 Envirnmental Health Services Functins and Plicies Functins Envirnmental Health Services enfrces State and Cunty laws regulating the peratin and maintenance f water systems. This includes field investigatin, recmmended cnditins f apprval fr develpment, the checking f plans, the review f water system reprts and legal dcuments such as mutual water cmpany bylaws and articles f incrpratin, the checking f quality and quantity f water and issuance f permits t perate. Plicies Wells must be drilled, tested and certified prir t apprval f a tentative subdivisin map r single building site unless Envirnmental Health Services has sufficient infrmatin n the grund water in the area t justify waiver f this requirement. In all cases, the well drilling and supply requirements must be met prir t final apprval f the subdivisin map, r issuance f building permits. The well test results must meet the Califrnia Dmestic Water Quality Mnitring and Regulatin (Title 22) requirements. Existing wells is t be frm an existing apprved system nt under the wnership r cntrl f the develper, evidence f an agreement fr service is required prir tentative map apprval. Existing wells that are nt apprved fr cntinued service must be sealed in accrdance with well sealing standards apprved by Envirnmental Health Services and administered by the Santa Clara Valley Water District prir t the recrding f subdivisin maps r the issuance f building permits fr single sites. Legal dcuments must be apprved prir t final apprval f the subdivisin map. These dcuments may include shared water system agreements, articles f incrpratin, bylaws and permit t issue securities as a mutual water cmpany. Cunty cncerns include such matters as service delivery, reasnable rates that include prper water system maintenance and replacement, vting rights, transferability f shares and wnership f water rights. Anyne may apply fr an inspectin reprt. Envirnmental Health Services checks fr cntaminatin and integrity f the system and bvius water supply prblems. An indepth water system investigatin and reprt by a registered civil engineer cmpetent in the field f water system design may be required. An applicatin (r status determinatin) fr regulatin by PUC als may be required. B1.6

43 A permit t perate must be issued befre use f any water system. Permits fr the selling f water are nt issued t individuals. If pipelines r tanks are cnstructed withut permits issued by the Cunty Surveyr and/r the Building Inspectr, n permit t perate will be issued until the plans and reprt have been prcessed in the standard manner assuring cmpliance with State and Cunty standards and the rdinance requirements. New systems serving five r mre cnnectins must be set up and perated as mutual water cmpanies. The use f springs is nt allwed fr new water systems, and strngly discuraged fr individual services. Envirnmental Health Services checks the health and safety features f the system after cnstructin and tests samples f water frm apprpriate lcatins. This must be accmplished prir t final cnstructin acceptance and release f the bnd. Fire Marshal Functins and Plicies Functins A Deputy Fire Marshal is part f the Central Permit Office staff. His primary functin in land develpment is t enfrce Cunty rdinance and standards pertaining t fire prtectin. This includes preparing recmmended cnditins f apprval fr tentative maps and reviewing imprvement plans with respect t fire prtectin facilities. He als functins as a link with the fire prtectin districts and city fire departments. Plicies The Cunty enfrces the Unifrm Fire Cde as cmpiled and published by the Internatinal Cnference f Building Officials f the Western Fire Chiefs Assciatin. Adequate water supply is defined as being in cmpliance with the Insurance Services Office publicatin, Guide fr Determining Required Fire Flw. Water supply frm an existing apprved water system meeting fire prtectin standards and capable f serving additinal cnnectins is preferred t single lt r small marginal systems. A cnnectin t an existing adequate and available water system may be required. Fire hydrants, strage tanks and appurtenances meeting adpted minimum fire prtectin standards must be shwn n the engineered water system plans. The Deputy Fire Marshal in the Central Permit Office reviews the plans with respect t these items and furnishes a clearance letter t the Cunty Surveyr when the plans are satisfactry and ther fire prtectin requirements are met. B1.7

44 Water systems must have sufficient strage t prvide fire flws f nt less than 250 gallns per minute fr tw hurs at 20 psi residual pressure. Bster pumps in the systems are required if they are needed t meet this minimum standard. Minimum pipe diameters are 6 in a clsed lp and 8 in a dead-end main. Fire hydrant design must equal r exceed the specificatins fr Rich Valve #950. Spacing maximum are 500 in rural areas and 300 in urban areas. Fire hydrants at street intersectins generally are required. If a fire prtectin district requests that prperty be annexed t the district in cnnectin with a land develpment prject, the Fire Marshal includes this request as a recmmendatin t the advisry agency as a cnditin f apprval f the tentative map. Prir t final apprval f the subdivisin map r issuance f a building permit fr a single site, the applicant must apply t LAFCO fr annexatin t the fire district and furnish evidence t the Fire Marshal that the annexatin either has taken place r that all arrangements have been made with the district fr the annexatin t prceed. LAFCO has a plicy that requires land t be annexed t a special district t als be annexed t a city if it is reasnably feasible (generally land within the urban service areas). If this plicy is applied by LAFCO, it is the Fire Marshal s plicy t require that prir t final subdivisin r site apprval, the develper must btain a clearance letter frm the city stating all its requirements have been met t cnclude the annexatin. In the absence f such a clearance letter, the develper must request a waiver f the LAFCO requirement frm the Cunty advisry agency r the Bard f Supervisrs if he prpses t cntinue with the prject. If service frm a regular water system apprved fr fire prtectin is nt available and nt feasible t cnstruct, an interim system fr fire prtectin nly will be cnsidered prvided it cnfrms t the fllwing fire prtectin requirements: Strage 1 dwelling 4,000 gallns 2 dwellings 6,000 gallns 3 dwellings 8,000 gallns 4 dwellings 10,000 gallns B1.8

45 Pipe Requirements Minimum pipe diameter is 4 prvided, hwever, 3 pipe may be used if the pressure is sufficient t prvide 200 pm. Any abve grund pipe must be steel. Fire Hydrants Fire hydrants may be either wharf type, single barrel, with 2 1/2 gate valve and adaptr r a municipal type hydrant with 4 r 4 /2 utlet (as specified). Wells and Pumps Wells and pumps must be capable f delivering 200 gpm fr twenty minutes and prvided with autmatic cntrls. The electrical supply t the pump must be separate frm all buildings. Materials If the system is t be upgraded in the future, r cnnected t anther regular water system that prvides bth dmestic water and fire prtectin, the rdinance requirements fr the materials t be used in regular water systems are required. If the system is strictly temprary, the materials must be adequate fr the pressures and have a life expectancy cnsistent with the Cunty apprval. Deferred Imprvement Agreements The Fire Marshal implements a deferred imprvement agreement plicy similar t the ne fr rads when a regular water system is nt feasible and develpment is allwed t prceed n the basis f an interim fire prtectin system. These agreements are recrded, and they set frth Cunty requirements with respect t utilizatin f a future adequate water system. Building Inspectin Functins and Plicies Functins Permits are required fr electrical facilities and fr the cnstructin f water strage tanks that are 5,000 gallns r larger in size. The Building Inspectr s functins with respect t water systems are t issue the necessary permits and inspect the wrk during cnstructin. (Nte: Any exemptin frm the Building Cde des nt exempt the tanks frm regulatin under ther applicable Cunty rdinances.) B1.9

46 Plicies Building permits are required fr water tanks (abve grund r belw) that are 5,000 gallns r larger in size (Building Cde requirement). The structures supprting elevated tanks f any size may need a building permit. Applicatins fr building and electrical permits must be signed ff by affected Cunty departments prir t issuance f the permit. These ffices check t see that the rdinance requirements have been met pertaining t use permit, apprved water system plans, etc. After cmpletin f cnstructin f water tanks, the Building Inspectr ntifies Envirnmental Health Services and/r the Cunty Surveyr. The ttal system then is checked fr cmpliance with health, fire prtectin and ther prject r rdinance requirements. Planning Department Functins and Plicies Functins The Planning Department functins as an arm f the Planning Cmmissin with respect t water systems. It presents applicatins fr use permits t the Cmmissin and perfrms the principal staff wrk fr the Architectural and Site Cmmittee. Plicies Use permits in all zning districts are required fr all water systems (PUC regulated r nt) except thse that (1) are develped and apprved with a new subdivisin and (2) the plans have been signed by the Cunty Surveyr. Architectural and site apprval typically is a requirement fr water tank use permits. The cnditins f apprval embrace the spectrum f regulatins and plicies administered by the varius Cunty departments and agencies. Aesthetic imprvement measures related t undergrund wiring, landscaping, screening and painting f water tanks are typical requirements. These items are field checked prir t final cnstructin apprval and release f the bnd by the Cunty Surveyr. Transprtatin Agency Functins and Plicies Functins Any prtin f a water system within a Cunty maintained rad right f way must have an encrachment permit issued by the Transprtatin Agency. B1.10

47 Plicies A representative f the Transprtatin Agency is statined a the Central Permit Office. Water system plans that shw wrk in a Cunty rad are reviewed and encrachment permits are issued when they are satisfactry. Plans are reviewed fr cnfrmance with the published standards f the Agency pertaining t pipe lcatin, trenching, backfill and surface restratin. The permit specifies the general requirements relating t traffic, hurs f wrk, etc. A bnd may r may nt be required depending upn, the circumstances in each case. Bring and jacking f pipes acrss the traffic lanes f majr rads generally is required. Santa Clara Valley Water District Functins and Plicies Functins The District regulates the cnstructin and abandnment f wells thrughut the Cunty under District Ordinance 75-6 and a parallel set f adpted standards. A District emplyee is statined at the Central Permit Office and a part f his duties is t issue well permits. Plicies The District administers nly well standards that have been apprved by Envirnmental Health Service. The purpse f these standards is t prtect the undergrund aquifers as well as the water entering the distributin system. The District des nt regulate the number f wells r the lcatin f wells ther than enfrcing the minimum distance separatin f the well frm surces f ptential pllutin set frth in the District standards. The District des nt regulate the use f water frm wells nr des it duplicate any f the functins f the Envirnmental Health Services with respect t enfrcement f peratinal health and safety standards. If the prperty t be develped has an existing well, it must be either imprved t District standards fr peratinal wells r abandned and sealed in accrdance with adpted standards. Well Standards See attachments pertaining t the cnstructin and sealing f wells. NOTE: See Vlume II fr water system standard details and cnstructin specificatins. B1.11

48 RESOLUTION OF THE BOARD OF SUPERVISORS REGARDING LAND USES REQUIRING PUBLIC UTILITES AND FACILITIES WHEREAS, the prper develpment f real prperty lcated within the Cunty f Santa Clara and ptentially available fr residential, cmmercial, industrial and all ther urban uses require the existence f varius utilities and facilities such as water, strm and sanitary sewers, t service such prperty; and WHEREAS, within the Cunty f Santa Clara such facilities are nrmally furnished in whle r part by municipal crpratins, lcal agencies r by sanitary r sanitatin districts; and WHEREAS, the granting f zne changes r use permits fr such uses in thse situatins where such utilities and facilities are nt available within the unincrprated territry leads t a duplicatin f the planning and zning prcess in that such utilities and facilities must be sught frm ther plitical jurisdictins r lcal agencies after the btaining f such land use authrizatin frm the Cunty f Santa Clara, thus n ccasin giving rise t cnflicts and disagreements; and WHEREAS, an applicant seeking a zne change r use permit fr such land use shuld have the burden f establishing t the satisfactin f the Planning Cmmissin and, where apprpriate, the Bard f Supervisrs, that such utilities and facilities are r wuld be available t him were the real prperty the subject f the applicatin t remain in and be fully develpable in such unincrprated territry, and that such applicant furnish a written statement frm the apprpriate plitical jurisdictin r lcal agency that such jurisdictin r agency will furnish such utilities and facilities t the real prperty f the applicant while such prperty remains in the unincrprated area f the Cunty, NOW, THEREFORE, BE IT RESOLVED by the Bard f Supervisrs f the Cunty f Santa Clara, State f Califrnia, that it declares as a matter f plicy that it hereby expresses and mst strngly discurages applicatins fr zne changes and use permits in thse situatins where the develpment f real prperty fr residential, cmmercial, industrial and all ther urban uses require the existence f varius public utilities and facilities such as water and strm and sanitary sewers, and such facilities are nt available within the unincrprated territry f the Cunty. BE IT FURTHER RESOLVED that in thse situatins where such facilities are nt s available the applicant shall be expressly and mst strngly urged t btain authrizatin t use such lands fr residential, cmmercial, industrial and all ther urban purpses frm the plitical jurisdictin frm which such facilities are available.

49 BE IT FURTHER RESOLVED that this plicy shall be augmented at the staff level in as many ways as pssible, including the fllwing: (a) That a cpy f this Reslutin be made available t and discussed with any applicant fr land use which use is subject t this Reslutin; and that such availability and discussin ccur prir t the time that such applicatin fr land use is filed s that the applicant fully and clearly understands the plicy f this Cunty; (b) That such applicant furnish a written statement frm the apprpriate plitical jurisdictin r lcal agency that it will furnish such utilities and facilities fr the develpment f such land while such land remains in the unincrprated territry; (c) That the Directr f the Planning Department r his representative determine whether this Reslutin is applicable t a prpsed land use and in the curse f such determinatin cnfer with all affected departments f the Cunty f Santa Clara, including the Health Department, the Public Wrks Department and the Fire Marshal, and with the plitical jurisdictin r lcal agency invlved; (d) That if the applicatin fr such land use is filed, such determinatin tgether with the facts theref, be made available t the Planning Cmmissin, the plitical jurisdictin r lcal agency invlved and the Bard f Supervisrs, in the event that such applicatin reaches such bard. BE IT FURTHER RESOLVED that a cpy f this reslutin be furnished t the Planning Cmmissin f the Cunty f Santa Clara and t the city cuncils and planning cmmissins f each city in the cunty f Santa Clara. PASSED AND ADOPTED by the Bard f Supervisrs f the Cunty f Santa Clara, State f Califrnia, n Nvember 28, Signed/Sam P. Della Maggire Chairman, Bard f Supervisrs -2-

50 POLICIES AND STANDARDS PERTAINING TO IMPROVEMENT PLANS, GRADING PLANS AND CONSTRUCTION Backgrund and Purpses Lng-standing Cunty plicy and regulatins require imprvement plans and/r grading plans fr all land develpment and grading prjects except minr wrk, such as a driveway apprach within the rad right f way where a published standard detail is sufficient fr cnstructin withut engineering design. The primary Cunty purpses f engineered plans are t: Crdinate the planning and implementatin requirements f many different agencies that may be invlved in any given prject. Assess the prpsed develpment and implement the minimum design and envirnmental standards f all affected agencies. Cntrl the n-site and ff-site imprvement wrk fr cnfrmance with the cncepts apprved fr the develpment by the Cunty. Prtect the public interest by prviding a basis fr inspectin and a bnd t help ensure that the wrk will be cmpleted in accrdance with apprved design and time limits. The plicies and standards fr preparatin and apprval f plans and ther cnstructin-related matters are described belw. Imprvement Plans General Plicies Plans must be prepared by registered civil engineers, retained by the applicants, and based n adpted minimum standards f the affected agencies. The standards and frmat fr the plans are described belw under the heading, Plan Cntent, Frmat and Standards. The plans must prperly reflect the cnditins f apprval fr the particular prject issued by the Cunty. Imaginative and creative design which is equal t r better than the adpted minimum standards is encuraged. The Cunty Surveyr is respnsible fr the crdinatin f the review f the plans by varius agencies, the final apprval f the plans and the enfrcement f land develpment and grading agreements. A checklist is furnished t engineers that is intended t cver all f the standard items n a typical set f plans. This checklist must be filled ut and turned in with the initial checkprints. Plans must be based n sufficient field data and reflect true field cnditins. Plan and prfile sheets drawn at apprpriate scale are required fr rads, driveways and pipelines. Standard ntes and certificates als are required as described belw: C1.1

51 Plans must cnfrm t the adpted minimum standards f the varius agencies (Transprtatin Agency, Santa Clara valley Water District, sanitatin districts and the Cunty Surveyr). Any prpsed deviatins frm these standards must be handled by direct cmmunicatin between the private engineer and the agency invlved. It is standard practice fr mst agencies t require that alternatives t adpted standards be presented by the engineer n an equal r better basis with apprpriate written justificatin, as well as dcumentatin, when needed, such as labratry tests f sils, gelgic reprts, etc. In all situatins invlving a lesser design than the adpted Cunty standard, the matter may be referred t the Bard f Supervisrs. Such deviatins (as well as thse f ther affected regulatry agencies) shuld be made knwn by the engineer during the tentative map stage fr reslutin f issues at that time. All types f public imprvements and n-site develpment wrk, shuld be included in ne set f plans t better crdinate the cnstructin, bnding, final plan apprval and inspectin requirements. This may include such items as sanitary sewers, water systems and imprvements t fld cntrl facilities. Earthwrk must cnfrm t the standards f the grading rdinance r any higher standards adpted by the affected public agencies. Final Apprval Imprvement plans are submitted t the Cunty Surveyr thrugh the Central Permit Office fr review and apprval. Infrmatin n the number f cpies and the prcess is available frm the Central Permit Office. Cpies are referred t all affected agencies by the Cunty Surveyr fr review in accrdance with the three-step prcess and checklist described in this sectin. T avid a myriad f prblems invlved in redistributin when the riginal plans are deficient, a pre-screening f the plans is made immediately after they are received. The engineer is ntified prmptly if there are significant deficiencies t be crrected befre distributin and checking f the plans. At the time check prints are submitted fr Cunty review, they must be accmpanied by the engineer s cst estimate. A detailed estimate by bid items with current unit prices is required, including such items as equipment mve-n, clearing and grubbing, Unit prices shuld prperly reflect the lcatin f the wrk and site cnditins. All cnditins f apprval applicable at the time f final plan apprval must be cmpleted befre they are signed by the Cunty Surveyr. The riginal plans are returned t the private engineer after reprducible cpies have been made fr Cunty recrds. Only cpies signed by the Cunty Surveyr shuld be used fr sliciting bids fr the cnstructin wrk. C1.2

52 T eliminate duplicatin and reduce prcessing time, cnditinal clearance frms are used fr reprts frm affected departments and agencies t the Cunty Surveyr regarding the acceptability f the plans. The methd is effective nly if private engineers cnscientiusly cmply with the standards f the agency and the prject cnditins f apprval. If there are significant prblems, this shuld be reslved with the affected agency (s) prir t submitall r the plans fr a plan check. The Cunty Surveyr utilizes a three-step methd fr the final apprval f imprvement plans and grading plans which is instituted at the end f the plan check. The methd, prcessing checklist and respnsibilities f the varius parties are described in an attachment t this sectin f the manual. The purpse f the three-step methd is t reduce time and csts t bth the applicant and the Cunty. Cpies f signed plans and permit must be retained n the jb site at all times and the wrk perfrmed in accrdance with these plans. Any significant field changes must be shwn n the plans and apprved by the Cunty befre cnstructin. After cmpletin f the cnstructin wrk, as-built plans are prepared by the Cunty r any private engineer wh is authrized by the Cunty Surveyr t perfrm the inspectin wrk. These plans are retained by the Cunty as a public recrd. Agreements At the time f signing the plans, the develper and the Cunty Surveyr, r his authrized representative, bth sign an agreement (except the Cunty Surveyr des nt sign the agreement fr majr subdivisins) which specifies the time perid and ther requirements fr satisfactry cmpletin f the wrk. If the develpment is a majr subdivisin, the agreement, bnd, tract map and pertinent papers are sent t the Bard f Supervisrs fr signing and final apprval. It nrmally requires a minimum f three weeks fr the preparatin and agendizing f this reprt. It is the plicy f the Cunty Surveyr nt t sign the plans fr a majr subdivisin until the Bard f Supervisrs apprves the final map and agreement. The principal prvisins f the typical agreement are: All wrk is t be cmpleted in accrdance with apprved plans prir t ccupancy f any new buildings r building additins, but nt later than ne year. The Cunty Surveyr may, upn written request and submissin f satisfactry evidence that the specified time limits are nt apprpriate r practical, give written authrizatin f an extensin f time and mdify the requirements fr ccupancy. The wrk includes (whether stated n the plans r nt) the setting f cnstructin stakes, mnument bxes and survey mnuments. C1.3

53 The wrk may be cmpleted by the Cunty if the develper fails t perfrm. (NOTE: It is Cunty plicy t first sue the develper, if necessary, fr specific perfrmance.) The develper guarantees all wrk fr a perid f ne year (except single sites and grading) frm the date f cmpletin and cnstructin acceptance by Cunty. In the event the wrk is nt t be maintained by a public agency, the develper agrees t ntify any purchaser regarding the prperty wner s respnsibility fr cntinued maintenance f the imprvements in a manner cnsistent with the purpses f the Cunty apprval. The develper agrees t indemnify and hld the Cunty harmless frm any liabilities, claims, damages r suits fr reasn f death r injury arising ut f the wrk perfrmed, except fr liabilities r claims arising ut f the sle negligence f the Cunty. The develper must maintain public liability and prperty damage insurance in the minimum amunts f $300,000 fr bdily injury, $50,000 fr prperty damage, single ccurrence, and an aggregate limit f $200,000. Evidence f such insurance may be required at any time. Upn annexatin int any city, the develper agrees t fulfill all the terms f this agreement upn demand by such city as thugh he had cntracted with such city riginally. Any annexing city has the rights f a third-party beneficiary. Special prvisin pertaining t bnds and insurance as described belw. Bnds Perfrmance bnds in the full amunt f the estimated cst f the wrk are required fr all prjects except as nted belw fr certain discretinary types f grading and single building site develpment. Since bnds are fr the purpse f assuring cmpletin f the wrk in the event f failure f the develper t perfrm, they must include ancillary items such as equipment mve-n. Bnd amunts are determined by the Cunty Surveyr using the private engineer s itemized cst estimate as a guide. One year inflatin and ten percent cntingency factrs are added t the cst estimate. The Cunty may use unit csts higher than the private engineer s n the basis that the Cunty may have t get the wrk dne under less favrable circumstances. Bnds must include the cst f any structural items shwn n the plans that require a building permit, such as tanks and retaining walls. The bnds als must include all items f wrk that are required by ther affected agencies t cmply with cnditins f apprval r the agency s standards, such as drainage utfall imprvements in the Water District s channels. Cunty bnds are nt required fr items f wrk that are installed r guaranteed t the Cunty by public utilities and special districts, electric distributin lines and sanitary sewers. The agencies respnsible fr thse imprvements require either a bnd r full payment by develper prir t issuance f a clearance letter t the Cunty Surveyr. C1.4

54 The permittee has a chice f bnd types that includes cash, certificates f depsit, letters f credit and surety cmpany bnds, The latter generally are nt viable fr small prjects. The Cunty furnishes standard frms which must be used in all cases. If a labr and materialmen s bnd is required and the develper chses t pst cash, r a frm f cash such as certificate f depsit, the perfrmance bnd and the labr and materialmen s bnd amunt may be cmbined fr a single bnd 110%. The additinal ten percent is fr the purpse f securing the payment f Cunty legal csts in enfrcing the agreement, if necessary. Less than 100% bnds are allwed fr prjects where all r a prtin f the wrk is discretinary n the part f the permittee. Discretinary wrk may include such things as the develpment f existing single building sites r the grading fr tennis curts, playgrunds, etc. The bnd amunt is cmputed by the Cunty based upn 100% f the estimated cst f any required items f wrk, plus the cst f ptential remedial grading r restratin wrk (as determined by the Cunty) that may be needed in the event f abandnment f a partially cmpleted prject. Third-party bnds (persns ther than the develper, such as cntractrs r buyers) are nt enfrceable under the agreement with the develper and cannt be accepted. Perfrmance bnds can be released by the Cunty Surveyr in increments f 25 percent as the wrk prgresses. The final 25 percent increment cannt be released until final cmpletin and acceptance f the wrk. If a frm f cash is psted and the prject requires a labr and materialmen s bnd, the maximum incremental release is 50 percent because the remaining 50 percent is the minimum labr and materialmen s bnd required by State law. Labr and materialmen s bnds must be retained fr a perid f six mnths (State law) after cmpletin f the wrk and claims, if any, have been settled. The agreement fr single building sites prvides that in the event the imprvement csts are less than $5,000, the Cunty Surveyr may waive the bnd requirements. In n case will ccupancy apprval f any new buildings r additins t existing buildings be granted prir t cmpletin f all required wrk unless and until a bnd in the full amunt f the estimated remaining csts has been psted. The develper must request release f the bnd upn cmpletin f the wrk. The Cunty Inspectr initiates the administrative prcedures fr bnd release upn request and final apprval. It nrmally takes abut ten days fr the return f bnds. Bnds cannt be released until thse prtins f the wrk t be dne under a building permit, such as tanks and retaining walls, r the wrk required by utside agencies which was included in the bnd furnished t the Cunty has been fully cmpleted and apprved. C1.5

55 In the event a maintenance perid is required fr plantings and ersin cntrl facilities, a separate maintenance bnd must be psted, r the riginal bnd retained fr the prescribed perid f time. The bnd amunt must be sufficient t cver bth the ptential remedial wrk and the nrmal maintenance express. Bnd Pre-emptin Plicy (Reprt apprved by Bard f Supervisrs, 6/2/80) State and Cunty regulatins d nt preclude a develper frm cnstructing subdivisin imprvements (except grading) befre the recrding f the map and psting f bnds. He des run the risk, hwever, f nt receiving final Cunty apprval even with Cunty inspectin during cnstructin. T help avid sme f the ptential prblems, a reprt was sent t the Bard f Supervisrs n June 2, 1980 (and apprved) recmmending certain plicy guidelines t e fllwed in situatins where develpers request Cunty apprval t cmmence cnstructin prir t the signing f the subdivisin map r the psting f a full perfrmance bnd. The apprved guidelines are: (1) If the prject is a majr subdivisin, the develper shuld make his request directly t the Bard f Supervisrs. If the prject is a minr land divisin, the request is t be handled by the Cunty Surveyr withut a reprt t the Bard. (See nte belw.) (2) If the request is apprved, the plans must be fully cmpleted and signed by the Cunty Surveyr. Cncurrently, a mdified land develpment agreement apprved by the Cunty Cunsel cvering the wrk and ancillary items is t be signed by the develper and the Cunty Surveyr. (3) All subdivisin cnditins f apprval must be met prir t apprval f the plans, except nes that are bviusly inapprpriate at that time. The requirements t be met in these cases typically wuld include (but nt be limited t) payment f fees, psting f apprpriate bnd (nt less than ten percent f the estimated cst f the advance wrk), signing an agreement and clearance letters frm all affected Cunty departments and utside agencies. (4) If it is prpsed t include in the advance wrk the imprvement f an existing Cunty rad, the bnd shall include the full cst f such wrk. Any exceptins t this requirement are t be apprved by the Transprtatin Agency r the Bard f Supervisrs. (5) Written acknwledgment by the develper that any advance cnstructin wrk will nt be a cnsideratin with respect t future prceedings r final apprval f the subdivisin map. C1.6

56 NOTE: At the time f this reprt, Cunty Cunsel recmmended that the cnditins f apprval fr future subdivisins include basic requirements t be met prir t Cunty apprval f any cnstructin wrk t be dne in advance f final apprval f the subdivisin map. In the absence f such cnditins being included when the Bard f Supervisrs apprves the tentative map f a minr subdivisin, the request fr advance cnstructin will be referred t the Bard f Supervisrs. Permits Permits fr the wrk are issued immediately after the plans and agreement are signed. The permits specify the respnsibilities f the permittee fr the cnduct f the wrk, the time perid (r restricted times, if any) and ther significant matters nt cvered in the plan specificatins r the agreement. Permits are nt transferable and permitee s respnsibility fr cmpletin f the wrk cannt be assigned t third parties (lt buyers, etc.). Building permits are required fr structures, such as retaining walls and bridges, when they are lcated utside the right f way f a Cunty maintained rad, r rad t be Cunty maintained immediately after cnstructin. The permit must be retained at the wrk site whenever wrk is in prgress. In the event the wrk is nt being perfrmed in accrdance with the permit (r plans), the permit may be suspended r revked by the Cunty Surveyr r his authrized representative. When the time limits may expire, withut the wrk being cmpleted, the permittee must request an extensin f time. Time limit expiratins in n way lessen the permittee s bligatins t cmplete the required wrk. The Cunty Surveyr may specify new requirements t be met when issuing an extensin f time. In the event the permittee fails t cmplete the wrk in a satisfactry manner after due ntice, (r time extensin), the matter is reprted t the Bard f Supervisrs fr legal actin. Inspectin All cnstructin wrk must be inspected by the Cunty. Private engineers may d the inspectin fr the Cunty when authrized in writing by the Cunty Surveyr. A standard three-part frm (permittee/private engineer/cunty Surveyr) is used fr this purpse. When private inspectin is authrized by the Cunty Surveyr, the applicant must btain and pay fr the services f a licensed private engineer r engineering firm (satisfactry t the Cunty Surveyr) ther than the ne wh prepared the plans. A ntice f 48 hurs t the inspectr is required prir t cmmencement f wrk. C1.7

57 Any significant changes in the wrk during cnstructin must be shwn as mdificatins n the riginal plans and reviewed and apprved by the Cunty prir t cnstructin. If the inspectr finds the wrk is nt being dne in accrdance with the apprved plans r the permit, he may rder the wrk t be discntinued. Labratry tests f certain materials may be required. Cmpactin tests f fills must be dne in the manner and number descried in the rdinance, r in the plans and specificatins. Sils and/r gelgic investigatins and reprts als may be required while the wrk is in prgress r prir t acceptance. As-built plans are prepared fr public recrd upn cmpletin f the prject. A field walk-thrugh f the prject is held with the inspectrs, the develper and/r cntractr, and a representative f any affected agencies near the end f the wrk schedule. Upn satisfactry cmpletin f the wrk, and request frm the develper, the Cunty inspectr initiates the final acceptance and bnd release. Any unpaid Cunty charges fr labratry tests, etc., must be paid prir t final acceptance and release f the bnd. In the event an apprved sils r gelgic reprt (r crrespndence) recmmends that the engineer r gelgist wh prepared the reprt (r ther qualified persn) check the excavatin r ther wrk at sme pint during r after cnstructin r that certain measures be taken cntingent upn site cnditins revealed after the start f wrk, the develper/permittee must carry ut these recmmendatins and furnish written evidence f such frm the engineer r gelgist prir t final acceptance f the wrk and release f the bnd. When the plans include a private water system, r separate fire prtectin facilities, they must be tested and apprved in accrdance with the methds and standards f the affected agencies generally Envirnmental Health Services and Fire Prtectin districts. Plan Check and Inspectin Fees Plan check and inspectin fees are set by Bard reslutin. The plan check prtin (nn-refundable) must be paid at the time prints are submitted fr plan check. The amunt f the fee is initially determined and paid n the basis f the private engineer s estimated cst f the wrk shwn n the plans. After the plan check is cmpleted, the final plan check fee amunt and the inspectin fee are cmputed by the Cunty based n the methd described abve fr determining the amunt f the bnd. Any unpaid balance fr the plan check as well as the inspectin fee must be paid prir t apprval f the plans. If the initial plan check fee happens t be t much, the balance is applied t the inspectin fee --r refunded. C1.8

58 If a private engineer is authrized t inspect the wrk, nly the plan check fee is paid t the Cunty. It is the develper s/permittee s respnsibility t make all necessary financial arrangements with the private engineer that he retains t d the wrk and t pay the csts f tests and reprts. (NOTE: Cunty inspectin fees include rutine tests f material and cmpactin f fills. Any special tests and investigatins, r retesting necessitated by failure f the riginal tests t cmply with requirements, are paid by the develper/permittee.) In situatins where the plans shw imprvements that require a building permit (retaining walls, tanks, etc.), the amunt f the Building Inspectr s fee is deducted frm the imprvement plan and inspectin fees. Plan Cntent, Frmat and Standards Fr clarity, strage and reprductin purpses, the Cunty has adpted the fllwing plicies regarding the cntent, materials and frmat fr imprvement plans and grading plans: Use f high quality materials in sheets size 24 X 36 capable f prducing gd quality prints frm standard ammnia prcess print machines. Drafting wrk suitable fr micrfilming. Light pencil lines and small lettering will nt prvide readable micrfilm prints and cannt be accepted. A minimum f tw sheets with cnsecutive numbers. The secnd and succeeding sheets shuld include plans and prfile sheets as needed and the detailed design infrmatin. The first sheet (cver sheet) shuld cntain the basic prject indentificatin, plan apprval ntes and general cnstructin infrmatin descried belw. Use f a standard frmat is encuraged but nt required, except fr specific items as nted. A. Cver Sheet - A title blck in the lwer right-hand crner naming the prject, the firm that prepared the plans, revisin dates, Cunty file number and the sheet number written (1 f 2 r 1 f 4, etc.). - Standard ntes n the left side f the sheet. - Apprpriate margin lines with adequate binding space n left side. - Lcatin/vicinity map and legend. - Typical rad crss sectins. - A sketch plan at apprpriate scale indicating the extent and crrelatin f majr elements f the wrk and their relatinship t prperty lines, existing r prpsed structures, etc. - Ntes and statements wrded as fllws: C1.9

59 (a) ENGINEER S STATEMENT I hereby state that these plans are in cmpliance with adpted Cunty standards, the apprved tentative map (r plan) and cnditins f apprval pertaining theret dated, File (s) N. Date Signature R.C.E. N. COUNTY SURVEYOR S NOTE Issuance f a permit authrizing cnstructin des nt release the develper, permittee r engineer frm respnsibility fr the crrectin f errrs r missins cntained in the plans. If, during the curse f cnstructin, the public interest requires a mdificatin f (r a departure frm) the specificatins r the plans, the Cunty shall have the authrity t require the suspensin f wrk and the necessary mdificatin r departure and t specify the manner in which the same is t be made. Date Cunty Surveyr (b) AS-BUILT PLANS STATEMENT This is a true cpy f the As-Built Plans. There ( were) ( were nt) minr field changes marked with the symbl ( ). There ( were) ( were nt) plan revisins indicating significant changes reviewed by the Cunty Surveyr and marked with the symbl, Date Signature NOTE: Mylar cver sheets pre-drafted by the Cunty Surveyr s Office are available frm cmmercial utlets (San Jse Blue Print Service and Supply cmpany, and Valley Reprductin Services). These sheets save cnsiderable drafting time. Their use is encuraged, but nt required if the engineer s plans shw all f the same ntes and infrmatin. C1.10

60 NOTE: The abve statement regarding as-built plans is t be signed by the cunty inspectr r the private engineer authrized by the Cunty Surveyr t perfrm the inspectin wrk. A reprducible cpy f the as-built plans must be furnished t the Cunty Surveyr after cnstructin. (c) CONSTRUCTION/ENCROACHMENT/GRADING PERMIT Permit (s) N (s) File (s) N (s) Issued by Date B. 2 nd and Succeeding Sheets - Plan and prfile sheet (s) shwing the rad centerline, curb lines, ditch lines, etc., and any undergrund pipes, wires, manhles, etc. - Details as needed fr cnstructin and design evaluatin. - Crss sectins f rads and channels sufficient fr the cmputatin f earthwrk vlumes with reasnable accuracy and fr determining the suitability f the design with respect t prperty lines, structures and ther imprvements. Grund prfile lines must extend an adequate distance beynd cut-and-fill lines t indicate the crrelatin with existing terrain features r cnstraints, such as prperty lines. - Crss sectins f all significant graded areas shwing maximum cuts and fills and the silhuettes f majr structures, such as tanks. (NOTE: the primary need fr this infrmatin is fr envirnmental assessment.) C1.11

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74 POLICIES AND STANDARDS PERTAINING TO GRADING AND EROSION CONTROL Backgrund The Cunty instituted grading regulatins in 1964 when it adpted Chapter 70 f the Unifrm Building Cde. The bjectives were t imprve r cntrl the quality f cnstructin and prvide certain safeguards fr neighbring prperties. Later n the envirnmental and develpment issues became dminant factrs and the rdinance was replaced in 1972 with mre cmprehensive regulatins inserted as Chapter X f the Land Develpment Regulatins, which in turn were replaced by Chapter III in The many changes that ccurred were aimed primarily at reducing the number f nn-permit (illegal) grading peratins and instituting strict land use requirements t be met prir t ding the grading. The plicies nw in effect (many f them embedded in the present rdinance) evlved ver the years t deal with very cntrversial issues generally nn-technical matters such as land use and envirnmental cntrls. The grading standards, as ppsed t the plicies, have nt undergne majr changes. Thse that have been changed r added pertain primarily t ersin cntrl. Enfrcement f the rdinance is the respnsibility f the Cunty Surveyr. Objectives There are fur primary purpses fr issuing grading permits: T help ensure the integrity f structures t be cnstructed in graded areas; T minimize damage r danger t neighbring prperties; T minimize envirnmental damage, including sil ersin, and t institute mitigating measure as needed; T make sure that the grading will be cnsistent with apprved use f the land. Applicatins Prpsed grading must be directly related t an apprved land use. The rdinance prhibits apprval f an applicatin unless the fllwing findings are made: The prpsed grading is related t the land use presently permitted by law; The grading is necessary fr establishment r maintenance f the use; The design, scpe and lcatin f the grading is apprpriate fr the use and causes minimum disturbance t the terrain and natural features f the land. D1.1

75 NOTE: Exceptins t the land use requirements are allwed fr emergency wrk, and fr wrk pertaining t a prject under city annexatin prcedures (see rdinance fr exact requirements). T crdinate the grading and ther necessary reviews fr a given prject, the grading and land develpment applicatins shuld be submitted at the same time. If this is dne, the csts and time factrs may be significantly reduced. Grading applicatins are submitted t the Central Permit Office which refers them t the Cunty departments, utside agencies and cities that may be affected. The recmmendatins f these departments and agencies are used by the Land Develpment Crdinatr in preparing cnditins f apprval which are furnished t the applicant. The Cunty implements city recmmendatins t the extent that they are feasible and nt in cnflict with Cunty standards r regulatins. Handut materials are supplied by the Central Permit Office explaining the prcedures and time requirements. Cnditins f apprval fr the grading are issued by the Land Develpment Crdinatr r by the Architectural and Site Apprval Cmmittee if the grading is related t an architectural and site apprval r use permit prject. The perid f validity f the apprval (specified in each case) generally is the same as the tentative map apprval fr the related prject, such as a subdivisin r single building site. If the grading is purely discretinary, a reasnable time perid is specified depending n the circumstances in each case. The applicant may appeal the cnditins f apprval (r n apprval) t the Planning Cmmissin. Instructins are available at the Central Permit Office. Members f the public als can appeal. N permit (except fr emergency wrk) can be issued until the time perid fr such an appeal has elapsed. Meetings with the Land Develpment Crdinatr (r Architectural and Site Apprval Cmmittee) and ther interested parties prir t filing and appeal are encuraged. Envirnmental assessment is required in situatins where (1) the cmbined vlume f cuts and fills exceeds 1,500 cubic yards and the slpe f the land is ten percent r mre, r (2) the grading is lcated in a waterway, wetland, fficially designated scenic area r an fficially mapped gelgic hazard area. Permits fr remedial wrk t crrect a grading vilatin must fllw the same applicatin and apprval prcedures as fr regular grading. Grading applicatins must be accmpanied by preliminary grading plans prepared by registered civil engineers cntaining basic infrmatin described in the rdinance and handut materials. The final design is nt required (and shuld nt be attempted) until tentative apprval fr the grading has been fficially granted. D1.2

76 Exemptins Grading by private parties assciated with apprved rad building (r ther prjects invlving majr earthwrk) nrmally is exempt frm the grading applicatin requirements. T be exempt, the wrk must be a requirement fr a Cunty-apprved subdivisin, building site, etc., be prperly shwn n the tentative map (including apprximate depths f cuts and fills and ther infrmatin needed fr envirnmental assessment) and be designed with the same r better grading standards than specified in the grading rdinance. This exemptin is nt effective until the necessary apprvals and permits fr the building site (etc.) have been btained. All grading in the unincrprated area is regulated except that which is specifically exempted. Basically, the permit requirements apply if the quantities f either cut r fill exceed 150 yard cubic yards r if the vertical depth f cut fill exceeds five feet (irrespective f yardage). There are exemptin t the 150-yard exemptin specified in the rdinance which make the exemptin inapplicable if the grading wuld interfere with a natural watercurse r cause a public nuisance r hazard. The rdinance als describes ten ther types f exemptins, many which pertain t grading cntrlled under ther regulatins, such as the Building Cde. The applicability f the exemptins in specific situatins shuld be checked ut befre ding any grading type wrk. Inquiries regarding whether an rdinance exemptin applies in a specific situatin shuld be directed t the Cunty Surveyr. Where verificatin f an exemptin is needed, it is his plicy t respnd in writing explaining any cnditins r requirements that must be met fr the exemptin t apply. The Cunty Building Inspectr has discretinary authrity as t the inclusin r exclusin f the grading with the building permit fr a structure. It is his plicy nt t include heavy grading r wrk utside the immediate envirns (r purpses) f the building. The same standards apply whether the wrk is cvered by a building permit r grading permit. Earth material remved frm the immediate area f the building is never cvered by the building permit unless it is separately shwn n the plans and specifically apprved and inspected by the Building Inspectr. Design and Cnstructin The grading standards are set frth in the grading rdinance and this manual. These standards may be mdified fr any given prject when recmmended by the civil engineer designing the wrk and apprved by the Cunty Surveyr. Sils and/r gelgic investigatins and reprts may be required. The maximum angle f cut slpe is ne and ne-half hrizntal t ne vertical, and the maximum angle f fill slpe is tw hrizntal t ne vertical, unless sufficient evidence is presented shwing that steeper slpes will be stable and slpe stability is certified by the design engineer. Labratry tests and reprts may be required. D1.3

77 Where cut r fill slpes are 30 feet r mre in vertical height, drainage terraces at 25-ft maximum intervals are required. Fill areas must be cleared and prperly prepared. Benching is required where the existing hillside slpes are 20 percent r mre. Cmpactin tests f embankments must be taken during cnstructin, and the results must shw that a minimum f 90 percent f the maximum density has been btained as determined by test methd N. Califrnia 216-G, r ther alternate methd apprved by the Cunty Surveyr. The amunt and manner f taking the cmpactin tests are set frth in the rdinance. Fills must be free f rganic material. Expansive sils are nt permitted within tw feet f any finished grade that is intended t supprt structures. Cmplete drainage facilities are required. Subdrains must be installed where needed t intercept undergrund water that wuld weaken r endanger graded areas. Sils and/r gelgic reprts are required fr wrk in hazardus r sensitive areas. Apprpriate setbacks frm structures and prperty lines must be maintained (see standard sheet in this manual). Ersin Cntrl Cunty plicies and standards in the grading rdinance encmpass the fllwing ersin cntrl prvisins: Adpted standards published in this manual and the Transprtatin Agency s Standard Details Manual. Determinatin f runff in accrdance with sund hydrlgic principles and reflected n cnstructin plans prepared by registered civil engineers. Specified times fr perfrmance f all r certain prtins f the wrk. Grund stabilizatin measures including seeding and grund-cver plants. Shrubs f specified size, species, and spacing in situatins where slpes exceed 15 feet in height. Plans by a landscape architect may be required. Preservatin f native vegetatin and trees n nn-graded areas. Irrigatin facilities where needed fr plant prpagatin and cntinued maintenance. D1.4

78 Dikes, swales, ditches and ther devices designed t cntrl runff. Drainage interceptrs and devices at the tps f cut-and-fill slpes where there is extensive runff frm uphill areas. Drainage terraces at intervals nt exceeding 25 feet n the face f cut-and-fill slpes. Spillway n all dams designed fr hydrlgic and ersin cnsideratins. Sedimentatin basins and devices t cntrl runff. Lining f radside ditches in situatins where lining is indicated n the chart in this manual entitled, Chart fr Determining Ditch Lining Requirements. Energy dissipatrs at the ends f culverts, spillways, and lined ditches r channels discharging water with erding velcities. Setback f fill slpes frm natural watercurses and/r the lining f such slpes affected by flwing water. Dispsal f excess excavatin in a planned and cntrlled manner (shwn n the grading plans). An ersin cntrl plan prepared by applicant s engineer. The abve plicies and standards are implemented in cnnectin with the apprval f engineered plans fr rads r grading wrk. Requirements that are nt shwn in the engineered plans, such as the time perid fr ding the wrk, are set frth in a permit and in an agreement executed by the applicant and the Cunty Surveyr r his authrized representative at the time f final apprval f the plans. Plans Grading plans prepared by a registered civil engineer are required. The plicies and standards fr preparatin f these plans are set frth in the sectin f this manual entitled, Plicies and Standards Pertaining t Imprvement Plans, Grading Plans and Cnstructin. D1.5

79 In situatins where rad r driveway imprvements are t be installed n the graded surface, the additinal driveway wrk may be shwn n the grading plans. If different inspectin r bnd requirements apply t the tw kinds f wrk, the distinctin must be clearly indicated n the plans. In situatins where the prperty t be graded is invlved in a grading vilatin, an apprved final grading plan, bnd and agreement relating slely t the vilatin abatement wrk are required prir t apprval f any rezning request r tentative (r final) map apprval, site apprval, use permit, etc. The grading plans cannt be signed until all cnditins f apprval applicable prir t plan apprval have been met. After signing and cmmencement f wrk, a signed set f plans must be available at the jb site at all times while cnstructin is in prgress. Grading Permits and Inspectin The plicies pertaining t grading permits and inspectin are the same as thse described in the sectin f the manual entitled, Plicies and Standards Pertaining t Imprvement Plans, Grading Plans and Cnstructin. The cnsequences f ding grading permit-type wrk withut a permit, hwever, are very severe and result in a different set f plicies descried belw relating t bnds and the crrectin f the vilatin. Grading Bnds Grading bnds (perfrmance bnds) are required in cnnectin with all grading permits. Either a 100 percent bnd r a lesser amunt may be specified depending n he nature f the wrk r type f prject. Third party bnds (permittee s cntractr) cannt be accepted. One hundred percent bnds are required fr subdivisin grading, crrectin f grading vilatins, stage imprvement r private access rads, nn-exempt explratry grading, wrk in hazardus areas (such as slides), architectural and site apprval prjects, use permit prjects and any prject where gvernment requires cmpletin f all f the wrk. Less than 100 percent bnds are acceptable fr prjects where all r a prtin f the wrk is discretinary n the part f the permittee. Fr mre detailed infrmatin, see the sectin in this manual entitled, Plicies and Standards Pertaining t Imprvement Plans, Grading Plans and Cnstructin. If the wrk is deemed t be hazardus, a cash bnd r equivalent (certificate f depsit) is required. D1.6

80 Vilatins Reprts f pssible grading vilatins are checked in the field immediately by emplyees f the Cunty Surveyr s Office. If cnfirmed, the fllwing actins are taken: A stp-wrk ntice is psted n the site. If the wrk des nt cease, a Deputy Sheriff is called t enfrce the stp-wrk ntice. An abatement rder and/r ntice t crrect the vilatin is mailed t the prperty wner and/r ther respnsible party setting frth the requirements (and time perid) t initiate the crrective actin. Nrmal permit prcedure and plan requirements prevail unless an emergency cnditin exists. Written ntice f the vilatin and the abatement requirements is accmplished by regular mail. If the prperty wner r ther respnsible party disagrees that the grading is a vilatin, prf may be submitted t the Cunty Surveyr, including dcumentatin and engineering reprts shwing that a grading permit is nt required. The Cunty Surveyr s decisin may be appealed t the Planning Cmmissin and the Bard f Supervisrs. A ntice f vilatin is recrded by the Cunty Surveyr and this is reflected in title reprts until the vilatin is crrected. After crrectin, a ntice f expungement f the vilatin is recrded. N Cunty permit f any type can be issued until the vilatin is crrected r apprved fr crrectin with signed plans and bnd as described abve. All vilatins are reprted t the Bard f Supervisrs with the recmmendatin that Cunty Cunsel be authrized t take legal actin as may be apprpriate and necessary in each case. Fines can be impsed by the curts f up t $500, imprisnment f up t six mnths, r bth. A vilatin investigatin and enfrcement fee must be paid at the time f filling the applicatin fr a permit t abate the vilatin. N final map r parcel map can be filed with the Cunty recrder and n petitin fr change f zne r applicatin fr subdivisin, lt line adjustment, single building site apprval, use permit r special permit can be accepted as cmplete and n building permit, septic tank, water, sewer, electric r ther permit can be issued t any applicant fr any premises r prtin theref which has been graded in vilatin f this chapter and nt crrected. Upn written request f the applicant, the Bard f Supervisrs r ther apprving authrity may waive these requirements whenever crrective wrk has cmmenced pursuant t the prvisins f the rdinance r whenever the Cunty Surveyr recmmends n the basis f substantial justificatin furnished by the applicant that all r a specified prtin f the crrective wrk will be included in the prpsed develpment plan, if apprved. D1.7

81 Emergency Permits Permits fr emergency-type wrk can be issued when justified. Such permits are nt allwed fr the purpse f circumventing nrmal permit prcedures. Emergency permits are issued in writing by the Cunty Surveyr. Grading plans prepared by a registered civil engineer may be required. Inspectin during cnstructin by a private registered civil engineer retained by the permittee is required unless therwise specified by he Cunty Surveyr. A Bnd nrmally is nt required because f attendant delays but may be specified fr all r certain parts f the wrk. D1.8

82 POLICIES AND STANDARDS PERTAINING TO DRAINAGE Gd drainage is a fundamental part f all land develpment prjects, and it invlves majr cst factrs that can vary widely depending n the prximity f the prject t an adequate natural water curse, man-made channel r strm sewer. In many areas f the Cunty n such facilities exist and nne are planned fr cnstructin in the near future. T deal with the prblems, the Cunty has ver a perid f many years develped varius plicies, standards and drainage master plans which are descried in this sectin. General Plicies Each Develper is respnsible fr prviding the drainage system necessary fr his develpments in accrdance with adpted standards. Mst f the nn-hillside areas f the Cunty have master strm drainage plan Cunty r city. Cnfrmance t these plans (Cunty r city) is required. If cnstructin in accrdance with the master plan is nt currently feasible, and an interim system is allwed, a recrded deferred imprvement agreement may be required. All applicatins fr develpment within city urban service areas are referred t the apprpriate city fr review and cmment. It is the plicy f the Cunty t implement city drainage recmmendatins where it is feasible t d s. If direct cnnectin t a city facility is required, it is the respnsibility f the develper t meet all city requirements and furnish a clearance letter frm the city t the Cunty Surveyr prir t apprval f the map r plans. Cunty charges n drainage fees (at the time f publicatin f this manual), but such fees may be demanded by a city fr utilizing its facilities if a city permit is required. (NOTE: The Cunty may mdify its present plicies and rdinances in the nt t distant future t reinstitute sme frm f drainage fees particularly land utside city urban service area.) In situatins where subsequent develpers culd utilize, and wuld benefit frm, versized drainage facilities, the Cunty may enter int an agreement with the develper that prvides fr versizing at develper s cst and his reimbursement by subsequent develpers f a pr rata share f the riginal csts. If prperty t be develped is within an area subject t flding frm the ne percent fld, as indicated n the Natinal Fld Insurance Prgram maps, Cunty Ordinance Sectin C3-4 requires that the apprving bdy prvide assurance that the prpsed develpment is substantially cnsistent with the need t minimize fld damage and that adequate drainage is prvided t minimize fld damage. It als requires that the develper furnish base fld elevatin data. E1.1

83 Prperty wners are respnsible fr the maintenance f natural water curses thrugh their prperties, except thse that have been dedicated and accepted fr maintenance by the Cunty r the Santa Clara Valley Water District. The strm drainage facilities shwn in the Transprtatin Agency s Standard Details Manuel are adpted as part f the drainage standards fr EMA/GSA Land Develpment. Cpies f this Manual are available at the Central Permit Office r frm the transprtatin Agency. Draining t a radside ditch (Cunty rad r private rad) is nt cnsidered adequate drainage slutin unless the ditch and culverts have the required flw capacity. Any prpsal fr this type f drainage must be supprted by cmplete layut and analysis furnished by the applicant s engineer. Large radside ditches are traffic hazards and maintenance prblems, and generally are nt allwed. Ersin Cntrl Ersin cntrl standards and methds are set frth in the sectin f this manual entitled, Plicies and Standards Pertaining t Grading and Ersin Cntrl. Plicies Regarding Runff Cmputatins The Cunty Drainage Manual published in 1966 is adpted as the plicy f EMA/GSA Land Develpment t the extent it is nt in cnflict with the prvisins f this manual. It prvides, amng ther things, the criteria and guidelines fr determining strm water runff. It des nt, hwever, cntain all f the necessary criteria fr certain special facilities that are smetimes necessary under current cnditins f develpment. The criteria are: Type f Facility Undergrund sewers and ditches Less than 200 acres watershed Over 200 acres watershed Retarding and Retentin Basins *Ersin prtectin fr natural water curses Lining f radside ditches Return Perid (Min.) 3 years 10 years **10 years **10 years **10 years * Except Santa Clara Valley Water District Facilities ** New Plicy since publicatin f the Cunty Drainage Manual E1.2

84 Plicies Relative t Retarding/Retentin Basins Many areas f the Suth Cunty d nt have adequate natural water curses, imprved channels r strm sewers. In these cases, tentative apprval fr the prject cannt be granted unless it is demnstrated by the applicant s engineer that it can be adequately drained, that it will nt cause prblems t nearby prperty, that it is nt subject t significant damage frm the ne percent fld, and that the n-site drainage will be cntrlled in such a manner as t nt increase the dwnstream peak flw r cause a hazard r public nuisance. Retarding and retentin basins have inherent maintenance prblems and in sme instances they may be pllutin r safety hazards. If allwed, they are cnsidered t be temprary in nature. Fencing and ther safety measures may be required. Adequate prvisins fr cntinued maintenance f the facilities in the frm f a prperty wner s assciatin must be devised and apprved by the Cunty prir t r cncurrently with the final apprval f the map and plans. Plans fr the wrk must be included with the rad imprvement r grading plans and cvered by the land develpment agreement and perfrmance bnd. Basins must be designed fr cntrlled, autmatic and cmplete emptying in a manner that des nt increase the dwnstream peak flw, r any lesser flw rate that may be specified. If the emptying f a basin is t be by perclatin, the perclatin rate must be determined by field tests. The time perid fr emptying the basin after the design strm has passed, shall be 72 hurs, r such ther perid as specified r apprved by the Cunty Surveyr. The design and maintenance shall include silt retentin and remval cnsideratins. Plicies Regarding the Dedicatin f Drainage Easements The Cunty typically requires the dedicatin f drainage easements where natural watercurses, drainage pipes r drainage ditches extend thrugh the develper s prperty. The width f the easement must be adequate fr maintenance. Cnstructin access may als be required unless an adequate wrking area is preserved. Easement dedicatins t public use and ffers t the Cunty are made n the subdivisin map r n Cunty standard frms at the time f apprval f the map r plans. Offers f dedicatin t the Cunty are accepted fr maintenance nly by reslutin f the Bard f Supervisrs. It is the plicy f the Cunty t require an ffer f dedicatin f all f present and future planned easement needs within the develper s prperty at the time f the initial develpment. The develper is respnsible fr btaining all necessary easements thrugh ther prperties. Utilizatin f easements usually causes sme disruptin f imprvements r crps that must be restred r cmpensated by the develper. He als is respnsible fr the wrk arrangements with the wners f the affected prperties. E1.3

85 When easements fr pen channels are required, the dedicatin plicy and guidelines are the same, with certain exceptins, as thse described in a dcument entitled, Plicy and Guidelines fr Dedicatin and Reservatin f Lands Needed fr Fld Cntrl Purpses, adpted by the Cunty and the Water District in The exceptins are nted in that dcument. (See nte at the end f this sectin giving the file lcatins f this dcument.) Plicies Regarding Cunty Versus Santa Clara Valley Water District Jurisdictin A reslutin entitled, Plicy and Guidelines fr Dedicatin and Reservatin f Lands Needed fr Fld Cntrl Purpses, adpted in 1973 by the Santa Clara Valley Water District Bard f Directrs and the Cunty Bard f Supervisrs, states in paragraph 8 that the District shall have jurisdictin and respnsibility fr designated fldways and the watercurses tributary theret which have a drainage area greater than 640 acres. It als states that the terminal pint f the District s Jurisdictin n any watercurse is the pint at which the tributary area is diminished t 320 acres. This dividing line may be adjusted by agreement between the District and the Cunty. Anther way f describing the criteria gverning Cunty jurisdictin and respnsibility is (1) all the land in the upper 320 acres f thse watersheds that cntain mre than 640 acres, and (2) all the land in thse watersheds which cntain less than 640 acres. In areas where the District has respnsibility fr regulatry functins, it issues permits, cllects fees and exercises design cntrl; and where the Cunty has jurisdictin, it perfrms similar functins. If drainage frm a develpment is t be handled thrugh new r expanded drainage facilities within an existing Cunty rad right f way, the tentative apprval and encrachment permit must be btained frm the Transprtatin Agency. Fr all ther situatins, the apprvals and any necessary permits are handled by EMA/GSA Land Develpment Engineering and Surveying, except in situatins where a permit is required frm a city r State agency. In the latter situatin, the develper must btain the apprvals and permits frm the city r State. EMA/GSA Land Develpment, the Transprtatin Agency and the Santa Clara Valley Water District each have adpted standards dealing specifically with the respnsibilities f heir respective agencies. Cpies f these standards are available frm the individual ffices r the Central Permit Office. E1.4

86 Cunty Drainage Manual The Cunty Drainage Manual, prepared and adpted in 1966, supplements the 1965 Strm Drainage Master Plan. Its primary purpses is t prvide unifrm criteria and guidelines fr the design f drainage systems. The manual fficially established the three-year strm as the basis fr the design f strm sewers serving watersheds f less than 200 acres. The ratinale fr this criterin was based in part n studies that shw that the three-year strm frequency is the magnitude f strm where runff frm previus areas begins t have an appreciable effect n peak flws. Peak runff frm strms f lesser intensity in substantially develped areas cmes almst entirely frm the impervius areas. Certain exceptins t the three-year criteria are described elsewhere in this sectin. Any higher strm frequency design r standards that are planned r used fr a particular watercurse r strm sewer system shall be adhered t. In additin t prviding unifrm criteria and guidelines, the drainage manual als cntains sample frms and infrmatin fr drainage cmputatins t be submitted t the Cunty. Fr watershed areas less than 100 acres, the manual suggests the use f the ratinal frmula fr determining peak flws and describes the prper runff cefficients. Care and judgment must be exercised in selecting the prper runff cefficients and determining the times f cncentratin. Cpies f the Drainage Manual may be btained at the Central Permit Office. Strm Drainage Master Plans 1965 Cuntywide Drainage Master Plan. In 1965, the Department f Public Wrks prepared and published a Cuntywide strm drainage master plan that listed the peak flws in 1,243 sub-areas f the varius watersheds. The infrmatin was cntained in a set f maps and a bklet entitled, Master Strm Drainage Plan Summary Reprt and Standard Design Flws. The plans was develped n the basis f the then prjected 1985 Cunty General Plan utilizing cmputer analysis f a cmplex set f criteria and the Stanfrd Watershed Mdel. The peak flw data, available at the Cunty Surveyr s Office, is still useful and valid; but, f curse, must be updated n the basis f actual develpment and new zning. Additinal, mre cmprehensive master plans shwing a netwrk f facilities have since been develped by the Cunty fr varius unincrprated areas and by all f the 15 cities. The tw mst significant Cunty plans subsequent t the 1965 plan are described belw. E1.5

87 E-2 Zne Master Plan The E-2 Zne (within the East Zne) was created by the Santa Clara Valley Water District in 1959 fr the purpse f prviding funds fr drainage facilities within the area generally bunded by Mt. Hamiltn Rad, Alum Rck Avenue, White Rad, Stry Rad, Fleming Avenue and the Nrth Branch f Babb Creek. A special tax was cllected n all the prperties in the zne and the funds were used by the Cunty under an agreement with the District fr the design and cnstructin f strm sewers. All f the essential facilities t serve the develped areas within the zne were installed and the special tax repealed several years ag. Additinal pipes and inlets t serve certain undevelped prperties were planned t be installed at the develper s expense when the land was subdivided. These undevelped parcels were mstly in the Fleming Avenue and Prter Lane areas and sme are still undevelped. The dwnstream pipes were sized t accmmdate the runff frm bth the develped and undevelped prperties were their cntributins fr the dwnstream pipe versizing. There are severe prblems in implementing the cmplete plan n a piecemeal basis and an assessment district may be the nly practical methd f cmpleting all f the remaining essential facilities. Suth Cunty Master Plan. The Suth Cunty Strm Drainage Master Plan pertains t the area suth f Metcalf Rad. It was substantially cmpleted prir t the subdivisin mratrium in Publicatin and frmal adptin f the plan was withheld pending the new Cunty General Plan adpted in Nvember The drainage master plan shws the Suth Cunty area divided int watershed and sub-watershed areas with channels and pipes indicated at the apprpriate lcatins. Peak flws fr the varius areas were based n the prjected develpment indicated by the then existing General Plan. Nw that the new General Plan has been adpted, cnsideratin may be given t amending the Suth Cunty Master Strm Drainage Plan t be cnsistent with the new lwer density zning. In ding s, it shuld be recgnized, hwever, that the larger easements and different facilities that wuld be needed t accmmdate higher density develpment that might happen in the future may nt be practical. Pipe sizes are shwn n the master plan fr ease in using the plan, hwever, alternatives t pipe will be cnsidered depending n the zning and develpment patterns. Generally, it is expected that pipes will be in radways althugh they culd be lcated in apprpriate easements. In nly a very few lcatins are there existing channels with adequate depth and capacity t handle an undergrund strm sewer system. If develpment is allwed prir t cnstructin f the majr channels, temprary ditches and retarding r retentin basins will be required. These are nt indicated n the master plan and must be cnceived and designed by the develper s engineer in crdinatin with the Cunty and the Santa Clara Valley Water District. The master plan has been crdinated with the Water District and the cities f Gilry and Mrgan Hill. E1.6

88 The implementatin plicies descried in the plan are: The plan supersedes the 1965 master drainage plan. It is t be implemented primarily in cnnectin with land develpment prjects. Design flws (Q s) are published in bklet frm and are available at the EMA/GSA Land Develpment Engineering and Surveying Office. The master plan sheets shw pipe sizes fr cnvenience and layman understanding. In the event f cnflict between design flws and pipe sizes (whether because f changes in land use, design r drafting errrs), the crrect design flws will gvern. It is the respnsibility f the develper f each prperty t prvide adequate drainage and t the extent pssible and practical, design and cnstruct the ultimate drainage facilities indicated n the master plan. The develper s engineer must furnish drainage plans shwing the n-site and ff-site drainage flws and the facilities indicated n the plan. A suggested staging plan fr the wrk may be cnsidered where justified. Requests t alter prtins f the master plan als will be cnsidered prvided that equal r better alternatives are fully justified n the basis f data, preliminary design, envirnmental cnsideratins, cst estimate, and ther relevant infrmatin existing r furnished by the develper and his engineer. Undergrund facilities will be required fr develpment prjects at urban densities. Fr interim and permanent nn-urban situatins where undergrund pipe is shwn n the master plan (usually within an existing r prpsed rad right f way), pen channel facilities inside prperty lines generally will be required, unless the pipe is installed. Open channel and undergrund pipe easements shall have adequate width fr bth cnstructin and maintenance purpses. The minimum easement fr undergrund pipe generally will be 20 feet. Strm drainage flws at pints f cncentratin were determined in accrdance with the fllwing table set frth n page 7 f the Cunty Drainage Manual. (Nte: Nt applicable t fld cntrl facilities under the jurisdictin f the Santa Clara Valley Water District.) Tributary Drainage Area Minimum Return Perid 200 Acres r Less 3 Years Between 200 and 2560 Acres 10 Years Fld cntrl channels and designated fldways f adequate depth and capacity are essential fr a fully functinal drainage system. Where such facilities are indicated n the Master Plan and d nt exist at the time f develpment, satisfactry interim measures must be prvided. Apprval f such measures (if develpment is permitted) must be based n Cunty and Water District standards. E1.7

89 T eliminate gaps in the flw patterns, the drainage master plan shws the lcatin f certain fld cntrl facilities. These are clearly indentified and shuld nt be cnstrued as drainage facilities. Infrmatin relating t them is available frm the Santa Clara Valley Water District. The distinctin between drainage and fld cntrl facilities is based n the afrementined 1973 dcument entitled, Plicy and Guidelines fr Dedicatin and Reservatin f Lands Needed fr Fld Cntrl Purpses, adpted in Drainage Plicies Relative t Tentative Map Apprval Cnceptual apprval f the design f facilities fr bth the interim and ultimate drainage within a watershed area is an essential part f the tentative map apprval fr any prject. In the unincrprated areas f the Cunty, the develpments frequently cannt be served by existing adequate trunk lines r drainage channels. In these situatins, the initial cnstructin is crucial t the ttal future area-wide drainage slutin. The initial preliminary drainage design, therefre, must be sufficient t determine the gemetrics f the facilities n an area-wide basis; the lcatin f easements; and the necessary setbacks fr structures, rads and ther imprvements. Many fld cntrl channels thrughut the Cunty (as well as strm sewers and drainage channel (s) presently d nt have adequate depth r capacity t prtect new develpment r accmmdate the necessary new drainage facilities. In these instances, the tentative map must be accmpanied by a cmprehensive analysis and a plan fr reslutin f the prblems prepared by the develper s engineer and apprved by the Cunty and the Water District. Fr infrmatin n reslutin f prblems pertaining t fld cntrl facilities, the applicant s engineer shuld cmmunicate directly with the Santa Clara Valley Water District. Watershed Map and Study (Fr Tentative Map Apprval) At the time f submitting a tentative map fr Cunty apprval, the engineer fr the prject must furnish a prpsed drainage plan. This plan shuld be prepared n a suitable tpgraphic base map f the cmplete watershed r a cpy f the Cunty (r city) drainage master plan sheet, if such a plan has been prepared (see sample attached). Shw the fllwing infrmatin: Watershed bundaries (and sub-watershed, if apprpriate). Bundaries f the prpsed develpment as well as the prperty lines f any cntiguus prperty under the same wnership at the time f the tentative map. Schematic layut fr handling the uphill drainage flwing tward the prperty t be develped and the dispsal f the water leaving the prperty. Include any prpsed r needed retarding r retentin facilities. E1.8

90 Cnfrm t the strm drainage master plan and implementatin plicies fr the area city r cunty. If mdificatins t the master plan are needed, indicate the prpsed changes and prvide a statement f explanatin and justificatin. Cnturs, and in relatively flat areas, the grund elevatins at the varius crners f the prperty. The lcatin, size, and directin f the flw f any channels, pipes, culverts and bridges affecting the drainage design. The lcatin f existing structures r imprvements (such as huses and wells) that affect the drainage design r easements. The apprximate size, flw line elevatins f prpsed pipe r channels, and the dimensined crss sectin f existing ditch r channel (r pipe) t be used fr dispsal f the drainage. The adequacy f existing facilities and the feasibility f utilizing them shuld be checked ut in advance with the public agency respnsible fr issuing the encrachment r cnstructin permit. The design peak flws entering and leaving the prperty. Use the master plan infrmatin (where available) updated in accrdance with the current zning and the criteria set frth in this manual and the Cunty Drainage Manual. In the event f cnflict in the prvisins f the tw manuals, the higher standards shall apply. The type and lcatin f drainage facilities t be installed. Undergrund pipes are required fr urban type develpment unless they clearly are nt apprpriate r needed fr cnfrmance t the Cunty f city master plans. The lcatin and apprximate dimensins f any needed drainage easements. The 100-year (ne percent) fld water surface elevatin, if the land is in a fld-plain area. This infrmatin is prvided n the Natinal Fld Insurance Prgram maps available at the Central Permit Office. If staging f the drainage imprvements is necessary and feasible, indicate the prpsed interim and ultimate imprvements and prvide a statement f explanatin and justificatin. If the prperty needs t be graded in such a manner as t raise the flr pad elevatins, r change the natural drainage characteristics f the land, the preliminary grading plans and the preliminary drainage plans (watershed study map) must be fully crdinated and submitted fr cncurrent Cunty review with the tentative map. E1.9

91 Final design calculatins are nt required at the time f the tentative map, but the engineer must have dne sufficient investigatin and cmputatin t assure the reasnable accuracy and feasibility f the prpsal. Final Design NOTE: The sectin f this manual entitled, Plicies and Standards Pertaining t Imprvement Plans, Grading Plans and Cnstructin, apply t drainage imprvements. If the prject includes rad imprvements r grading, the drainage imprvements shuld be incrprated in the plans fr this wrk. This includes any utfall structures in fld cntrl channels. The plans fr drainage imprvements must reflect the drainage design cncepts apprved fr the develpment at the time f apprval f the tentative map. The plans als must reflect the Cunty s standards fr the cntrl f ersin assciated with culverts and ditches as set frth in the sectin f this manual entitled, Plicies and Standards Pertaining t Grading and Ersin Cntrl. Outfalls int fld cntrl channels als must be designed and prtected frm ersin in accrdance with the Santa Clara Valley Water District s standards. Strm sewers with utlets int pen channels must be designed and cnstructed t prevent the backflw f water frm the channel int the drainage system. The 1973 reslutin entitled, Plicy and Guidelines fr the Dedicatin and Reservatin f Land Needed fr Fld Cntrl Purpses, is n file at the ffices f the Santa Clara Valley Water District, the Cunty Central Permit Office and the Cunty Surveyr s Office. Attachment (Water shed Study Map) E1.10

92 POLICIES AND STANDARDS PERTAINING TO GEOLOGIC HAZARDS Backgrund Gelgic hazard maps and regulatins requiring in-depth gelgy reprts prepared by registered engineering gelgists were first adpted in At the time f adptin, the regulatins were highly cntrversial because prperty wners and develpers felt threatened by the manner in which they might be implemented. T facilitate administratin f the rdinance, varius plicies were develped ver a perid f time which were intended t prvide fr reasnable implementatin withut cmprmising the intent f the rdinance which was t prtect the public health and safety. These plicies described belw were incrprated int a newly revised editin f the Land Develpment Regulatins adpted in (See Sectins C thrugh C ) The Office f Cunty Gelgist was created in 1973 as a part f the Land Develpment Engineering and Surveying Department. The primary functins f the ffice are t maintain the fficial gelgic hazard maps and data base, review land develpment applicatins, determine Cunty s requirements fr gelgic investigatins, review reprts and advise the staff, the Planning Cmmissin and the Bard f Supervisrs regarding gelgic matters. The Cunty Gelgist als supervises cnsultant cntracts n studies t lcate and classify gelgic hazards. General Plicies and/r Ordinance Requirements The Cunty endeavrs t lcate, recrd and make available t the public cmprehensive infrmatin n gelgic hazards as the best means f aviding r reducing injury and ecnmic lss due t gelgic cnditins. The principal types f hazards that are addressed are earthquake and landslides. Cunty gelgic hazard maps are updated peridically and adpted by reslutin f the Bard f Supervisrs. Relative risk factrs assigned t varius areas n the maps indicate whether gelgy reprts are required, r may be required, when land is prpsed fr develpment. All surces f infrmatin, in additin t the maps, may be used by the Cunty Gelgist in making his determinatin regarding reprt requirements. The Alquist-Pril Special Studies Znes (State law) are included n the fficial Cunty gelgic hazard maps; and in these areas, Cunty regulatins supplement the State law. The Cunty Gelgist inspects prblem areas prpsed fr develpment n a timeavailable basis, but staff limitatins preclude the checking f individual sites n a regular basis. In areas f knwn r suspected gelgic hazard, private registered engineering gelgists must investigate the sites at the applicants expense and prepare reprts fr apprval by the Cunty Gelgist. F1.1

93 In-depth gelgic reprts are required in areas shwn n Cunty maps with hazard ratings f mderate t very high. These reprts must be based n site-specific investigatins and cntain recmmendatins regarding the prpsed r ptential develpment. A checklist and standards fr the preparatin f these reprts is furnished by the Cunty Gelgist. The reprts must address all f the items n the frm and prvide specific recmmendatins regarding develpment f the site. In situatins where a subdivisin lcated in a gelgic hazard area will create large parcels with several pssible building sites, a feasibility reprt may be accepted if there are n current plans fr develpment f the land. The feasibility reprt must indicate, with supprting infrmatin, that there are buildable sites n each parcel t be created if the land is intended t be building sites. An additinal reprt nrmally will be required at the time f develpment f each site. In areas f lw r uncertain gelgic hazard, the Cunty Gelgist may accept a letter type f gelgic reprt based n smething less than an in-depth field investigatin. The results f this initial field check r study and the recmmendatins f the private gelgist are used by the Cunty Gelgist t apprve the develpment r t determine whether t require a mre detailed study. In situatins where a reprt is apprved stating that further investigatin is t be made during cnstructin, r that mitigatin measures are t be implemented during cnstructin, these recmmendatins must be reflected in the plans r specificatins and strictly adhered t. A final clearance r apprval letter frm the private gelgist may be required upn cmpletin f cnstructin. Gelgic reprts may be either negative r psitive with respect t a particular land use r develpment prpsal. Bth types are apprved as t cntent by the Cunty Gelgist when the Cunty s reprt evaluatin criteria have been met. The private gelgist s reprt and the recmmendatins f the Cunty Gelgist prvide a basis fr apprval r disapprval f the applicatin by the advisry agency r ther apprving authrity, and any requirements it may impse as a result f gelgic cnditins. Adequate assurance must be prvided fr a reasnably safe develpment. An acknwledgment statement may be required prir t issuance f building permit r grading permit. The Cunty Gelgist, r ther apprving authrity, may allw a waiver in hardship appeal situatins in lieu f an in-depth gelgic investigatin, prvided the prperty wner accepts all risks and cnsequences. The waiver is signed by the prperty wner, acknwledged and recrded. In situatins where the required gelgic reprt indicates the prperty is subject t unusually severe gelgic prblems r cnstraints, develpment may (at the Cunty s discretin) prceed nly after the prperty wners sign an acknwledgment statement recgnizing the specific hazards and accepting the risks. The statement is recrded and reflected in subsequent title reprts. F1.2

94 Any persn may appeal a decisin f the Cunty Gelgist r the advisry agency by fllwing the standard appeal prcedure set frth in the regulatins. State law requires sellers f prperty t disclse t buyers that the prperty is in a highrisk area, when such infrmatin is knwn t the seller. T facilitate such disclsures, the Cunty prvides full infrmatin abut varius areas n maps and in handut materials, but because f wrklad and staff limitatins, it is precluded frm checking individual sites r rutinely respnding t requests fr such infrmatin ver the telephne. The Cunty exchanges gelgic infrmatin with the cities and ther agencies, and cperates in btaining new infrmatin, but des nt prvide them with gelgic services r becme invlved in their decisins r prblems. On Cunty land develpment prjects, the Cunty Gelgist crdinates clsely with the SCV Water District Gelgist and any affected cities. F1.3

95 MINIMUM CRITERIA FOR ACCEPTABLE GEOLOGIC REPORTS Fr review by the Cunty f Santa Clara, all acceptable gelgic reprts shall e prepared by qualified engineering gelgists, certified by the State f Califrnia. The reprts shall include: 1. The riginal signature and certificatin number f the respnsible gelgist. (Phtcpies f signatures and in the absence f signatures are nt acceptable.) 2. An index map shwing the reginal setting f the study area. (A cpy f a published reginal gelgic map is recmmended as an index.) 3. A statement regarding methds f study and apprximate time spent in the field (t permit meaningful evaluatin y the Cunty f the basic data). NOTE: Methds f study may include, but are nt limited t (1) field traverses and inspectin, (2) test pits r trenches, (3) drill hles, (4) gephysical investigatin, (5) aerial pht analyses, (6) labratry tests, (7) research f previusly published r unpublished wrk. *4. On an apprpriate tpgraphic base an riginal gelgic map f the site and as much f the surrunding area as practicable. (The scale shall be 1 :1000 r larger fr the main gelgic map, and 1 :100 r larger fr cmplementary gelgic maps emphasizing special features r hazards.) *5. One r mre gelgic structure sectins t shw actual r prbable subsurface relatins and clearly labeled as t which relatins are cnjectural. 6. A statement f cnclusins and recmmendatins regarding the inter-related effects f the prpsed develpment upn existing r ptential gelgic hazards. NOTE: Statements such as the prperty appears t be stable under present cnditins des nt fulfill this requirement. 7. N gelgic reprt shall be cnsidered cmplete by this ffice unless it cnsiders slpe stability and apprpriate lcatins fr leach fields (except where the prperty is t be sewered). 8. A list f references f gelgic literature used in evaluatin f this site. These minimum requirements are intended t establish mre unifrm quality in gelgic reprts received by the Cunty, but gelgists shuld be encuraged t prduce mre exhaustive reprts, where time and circumstances permit. The landwner is respnsible fr submitting prmptly 3 r 4 cpies f the gelgic reprt t this ffice. (4 needed if site is affected by a special studies zne.) NOTE: Fr further infrmatin, cntact James Berkland, Cunty Gelgist, Land Develpment Engineering & Surveying, Cunty Gvernment Center, east Wing 70 West Hedding Street, 7 th Flr, San Jse, CA (408) * Required fr in depth and feasibility gelgic reprts. Recmmended fr gelgic letter reprts.

96

97

98 POLICIES AND STANDARDS PERTAINING TO MAPS, SURVEYING AND RELATED COUNTY SURVEYOR FUNCTIONS BACKGROUND The Cunty Surveyr is respnsible fr a variety f functins that relate directly r indirectly t land develpment. Generally, these are set frth in the prtins f the Land Develpment Regulatins pertaining t rads, drainage, grading, undergrund utilities, mapping, surveying, water systems, bnds, agreements, and cnstructin inspectin. Additinal respnsibilities specified in varius ther regulatins and plicies include assessment districts, certificatin f annexatin bundaries (LAFCO), maintenance f Cunty base maps (mapping prgram), and administratin f the Cunty rdinances pertaining t survey mnument preservatin fund, Indian burial grunds, and cmmunity antenna televisin (CATV). The Cunty plicies pertaining t certain nes f these functins that have a bearing n land develpment are set frth belw. General Map Checking Plicies (All Survey Maps) Map checking is dne cncurrently with the review f imprvement plans t crdinate technical map infrmatin with the design f the imprvements. In reslving difficult prblems, every reasnable effrt is made t wrk ut slutins with surveyrs and engineers as ppsed t a prliferatin f adverse Cunty Surveyr ntes n maps that therwise wuld be required by the Land Surveyr s Act. Checklists are furnished by the Cunty Surveyr t licensed land surveyrs and civil engineers fr their use in preparing maps fr Cunty review. A filled ut cpy f the list is required t be turned in with the map check prints, and this same cpy is returned with the Cunty s marked check prints. A survey mnumentatin plicy has been adpted and published fr the guidance f surveyrs and engineers in perfrming field wrk and preparing maps t be submitted fr apprval. A cpy f the cmplete plicy is included at the end f this sectin. The Cunty Surveyr maintains a public recrd f survey infrmatin and maps which may r may nt be recrded. Because f limited strage, all maps must be suitable fr micrfilming. Lightly drawn lines and small letters r figures will nt be readable n micrfilm prints, and maps cntaining such wrk cannt be accepted. Certified electrnic map clsure cmputatins are required and accepted as cmplete and accurate withut recmputatin by the Cunty. These calculatins must be certified and submitted with the check prints. G1.1

99 Old lt lines and lt numbers that are incnsistent with prpsed lines f wnership after the map is recrded shuld nt be shwn unless they are essential fr clarity r title purpses and apprpriately nted n the map. If a lt line change is needed, r prpsed, where land is t be cnveyed frm ne wnership t anther, it must be filed as a lt line change at the Central Permit Office. All mnuments, except thse t be cvered by mnument bnd, must be set in the field prir t submittal f the initial check prints. Easements that are t be established in cnnectin with the current develpment, as well as all existing easements affecting the prperty, must be shwn n the map. The easement widths and lcatins must be cnsistent with the existing r prpsed imprvements. All existing fund mnuments must be tied t the current survey and adequately described with tag numbers (if any) and apprpriate reference infrmatin nted n the map. Ties t significant physical features that may effect prperty line interpretatin are required, such as fences, rads, stream bed, buildings acrss the prperty line, etc. The methd f subdivisin used fr sectinalized land must be shwn. Privately maintained rads must be shwn by dashed lines. Rads that are publicly maintained, r t be publicly maintained after the current prject, are t be shwn with slid lines. Mnument bxes must be installed in accrdance with the abve-referenced mnumentatin plicy. Plices Pertaining t Parcel Maps and Numbered Tract Subdivisin Maps The Cunty Central Permit Office issues cnsecutive tract numbers fr majr subdivisins in bth incrprated and unincrprated territry. Numbers nce issued are nt re-issued even thugh the subdivisin map is nt finally apprved and recrded. T minimize the number f gaps in the cnsecutive numbering system, tract numbers shuld nt be requested unless there is reasnable certainty that the map will be recrded. If ffers f dedicatin are made by separate instrument, the Cunty standard frm must be used. T avid ptential prblems, these frms are recrded nly immediately prir t the recrding f the parcel map (r recrd f survey if a single building site). Dedicatins by separate instrument must be prepared r checked by a registered civil engineer r licensed land surveyr (preferably the ne wh perfrmed the survey), and attached t a sketch shwing all the infrmatin cntained in the dedicatin descriptin (see attached sample map). G1.2

100 The State Divisin f Real Estate prepares public reprts n all majr subdivisins. N such reprt is made n minr land divisins (fur r less lts) and t help avid misunderstandings between buyer and seller (r the Cunty) as t their respective respnsibilities when final site apprval requirements are nt t be cmpleted by the subdivider, Cunty furnished standard ntes must be placed n the parcel map. A variety f typical wrdings fr different types f situatins are furnished by the Cunty Surveyr s Office. In areas subject t flding, where there is a Cunty requirement t raise huse pads as a fld mitigatin measure, a permanent bench mark elevatin based n USGS mean sea level datum must be established at a lcatin n r near the frntage f each lt r parcel t be created, r within 300 feet f the mst prbable building site n each lt r parcel. The bench mark shuld be situated where it can be cnveniently used t determine flr elevatins; and the lcatin, elevatin and datum shwn n the parcel map r tract map. Offers f dedicatin made by wner s certificate n parcel maps are preferred ver dedicatins by separate instrument because this methd is less subject t errrs and the checking is simplified. If right f way is t be dedicated t the Santa Clara Valley Water District, it must cnfrm t District plicies and be dedicated by separate instrument n District frms. The review and prcessing is handled by the District. The Clerk f the Bard s certificate n tract maps and the Cunty Surveyr s certificate n parcel maps are wrded in all cases t say that ffers f dedicatin t the Cunty are nt accepted (at this time). It is Cunty plicy t accept such ffers nly by bard reslutin after the imprvements have been cmpleted t Cunty-maintained rad standards fr the full distance t a Cunty rad. The signing and recrding f tract maps and parcel maps signify the Cunty s apprval f the sale f subdivisin lts. These maps, therefre, cannt be signed until all cnditins f apprval applicable at the time f signing the maps have been met. Parcel maps are signed by the Cunty Surveyr and delivered t the Cunty Recrder. Numbered tract maps require final apprval by the Bard f Supervisrs. It is Bard plicy that such maps be presented as agenda items and accmpanied by a cmplete written reprt. All maps must be based n a field survey. The Cunty mnumentatin plicy prvides guidelines fr Cunty apprval f nn-mnumented lines r ffset markers. Plicies Pertaining t Recrd f Survey Maps Recrd f survey maps are reviewed in accrdance with the Land Surveyr s Act and signed by the Cunty Surveyr as a n fee service in rder t encurage the filing f these maps as imprtant public dcuments. G1.3

101 The general plicy statements at the beginning f this sectin apply t recrd f survey maps. Reliance is placed n the engineers /surveyrs checklist statements as t field cnditins, and there is n field check by the Cunty Surveyr r referral t cities r Cunty departments. Maps are delivered t the Cunty Recrder as sn as they are ready fr recrding. Plicies Pertaining t Survey Mnument Preservatin Fund The Survey Mnument Preservatin Fund (trust fund) was established by Cunty rdinance n January 29, 1979, and is administered by the Cunty Surveyr. The purpse f this fund is t pay part f the csts incurred by the Cunty Surveyr in retracing r remnumenting majr histrical survey pints and lines upn which later surveys are based. The fund is derived frm Cuntywide surces, and it is the Cunty Surveyr s plicy t extend Cuntywide benefits cmmensurate with need and available funds. Cities and private engineers/surveyrs may request assistance fr specific surveyr that have general public benefit. The criteria are set frth in the frm included at the end f this sectin entitled, Request fr Survey Mnumentaitn Assistance. Wrk is perfrmed in accrdance with available funds and a pririty listing f prjects established by the Cunty Surveyr. Plicies Pertaining t Annexatin Prpsals (LAFCO Items) Prir t cnsideratin by the Lcal Agency Frmatin Cmmissin, the Cunty Surveyr s Office reviews the annexatin prpsals and certifies that the bundaries are definite and certain. In making this review, the Cunty Surveyr enfrces (r reprts t LAFCO n nncmpliance) the fllwing described LAFCO r State Bard f Equalizatin adpted plicies: 1. Maps and Descriptins Maps and descriptins must be prfessinally prepared and suitable fr micrfilming. Descriptins must be self-sufficient withut the necessity f reference t any extraneus dcument. When a descriptin refers t a deed f recrd, the deed shuld be used nly as a secndary reference. Metes and Bunds descriptins f cntiguus annexatins may mit the details f the cntiguus prtin(s) f the bundary. The pints f departure frm existing bundaries must be clearly established. G1.4

102 Parcel descriptins f sectinalized land (e.g., the SW 1/4 f Sectin 22, TIN, RIW) are permissible withut a metes and bunds descriptin f the permissible withut a metes and bunds descriptin f the perimeter bundary. Descriptins that make reference nly t a subdivisin r a lt within a subdivisin are nt acceptable unless all dimensins needed t plt the bundaries are given n an accmpanying plat. The relatinship f lt lines t street rights-f-way must be clearly indicated. Maps must be drawn t scale, cnfrm generally t the frmat indicated n the attached sample map and cntain the infrmatin indicated theren. If the map is reduced, r t be reduced, a graphic scale must be prvided n the face f the map befre reductin. 2. Annexatin f Rads Cities shall annex entire street sectins whenever pssible. When streets are used as bundaries fr annexatins, the annexatin prpsals must be designed t include a cntinuus sectin f radway sufficient length fr the efficient maintenance and plicing f the street by a single jurisdictin. Annexatin f full width sectins nrmally must be made in increments f nt less than ne thusand feet, r the distance between tw cnsecutive intersectins, at such time as 50 percent r mre f the frntage n bth sides f the street in said increment has been, r is t be, included in the city. Annexatin f existing shrt segments f Cunty rad t prvide single agency jurisdictin t a full width sectin f the rad, r t prvide cntinuity f city limits, shall be accmplished in the mst practical manner. When a street is the bundary line between tw cities, the center line f the street may be used as the bundary. Such street annexatins shall ccur in increments as described abve. Half-street annexatins will nt be apprved except as prvided abve. G1.5

103 3. Splitting f Lines f Assessment It is against LAFCO plicy (fr a variety f reasns) nt t allw annexatins t split lines f assessment. One f the adverse effects f this practice, if allwed, as it affects land develpment, is that the State law requires bth the Cunty Surveyr and the city engineer t sign the parcel map when the prperty n either side f the annexatin line is prpsed fr develpment, indicating that the requirements f bth agencies have been cmplied with. This bviusly creates prblems fr the develper in filing and cmplying with requirements f tw different jurisdictins, as well as increasing the prcessing time and csts. (NOTE: The review f this aspect f annexatin prpsals is nt a primary respnsibility f the Cunty Surveyr, but it is his plicy t nte such deficiencies in his reprt t the cmmissin.) Plicies Pertaining t Assessment Districts Assessment districts are encuraged fr the purpse f cnstructing street, sewers and utilities in existing develped areas that need these imprvements. This methd is cnsidered t be a particularly viable way f btaining imprvements in unsewered areas, and fr private rads t be brught up t Transprtatin Agency standards fr maintenance by the Cunty. Assessment districts are nt a currently apprved methd f develping subdivisins in the unincrprated area. Assessment districts must be initiated by petitin signed by nt less than 60 percent f the wners f the land within the bundaries f the prpsed district. They may be initiated by reslutin f the Bard f Supervisrs in situatins where the Bard determines that they are needed fr reasns f public health r safety. After acceptance f a petitin and prir t cmmencement f preliminary engineering, the petitiners must pst cash with the Cunty t pay the csts f the preliminary engineering wrk. The mney is refundable nly if, and when, the district is frmed. Full infrmatin n the requirements and prcedures fr assessment districts is available at the Cunty Surveyr s Office. Undergrund Utilities The Cunty presently has n undergrund utilities plicy ther than that specified in the land develpment regulatins which is that utilities must be installed undergrund unless the advisry agency determines n a case-by-case basis that they are inapprpriate and impractical. The burden f prf is n the applicant. It is expected that the Cunty will develp and adpt a frmal plicy in the near future after a study by the Cunty Planning Department and public hearings. G1.6

104

105 SURVEY MONUMENTATION POLICY The purpse f this plicy statement is t establish unifrm standards fr mnumentatin in cnnectin with field surveys fr maps submitted t the Cunty fr apprval. It was develped in cperatin with Assciated Civil Engineers and Land Surveyrs f Santa Clara Cunty and has been apprved by that rganizatin. It shuld be used as a guide by all civil engineers and land surveyrs ding survey wrk in the unincrprated area f the Cunty and will be used by the Cunty staff fr the checking f maps. 1. MATERIALS AND WORKMANSHIP Materials and wrkmanship shall cnfrm t the requirements f the Califrnia Land Surveyrs Act and lcal standards and regulatins. Mnuments set in existing r future Cunty rads shall cnfrm t Transprtatin Agency published standards.* Sectin, quarter sectin and ranch crners shall be nt less than 2 nminal diameter irn pipe 36 lng. Standard prperty crner mnuments shall be irn pipe nt less than 3/4 nminal diameter 18 lng. 2. MONUMENTING PROPERTY LINES Mnument the full exterir bundaries f the prperty and the crners f the lts r parcels being created. (Fr exceptins see 4 and 6) 3. TIES TO EXISTING MONUMENTS Find and shw n the map f the survey (with ties) all existing mnuments in the immediate area which have a significant bearing n the cnfirmatin r establishment f the lines f the prperty being surveyed. Re-establish any lst mnuments that have a cntrlling influence n the lines f the survey. Identify n the map the mnuments used as the basis fr the survey and which crrelate with the legal descriptin f the prperty. 4. MONUMENTING ROAD CENTERLINES (Public and Private) a. Mnument the centerline intersectin f rads created r widened by the parcels being surveyed. Prvide additinal rad centerline mnumentatin adequate fr the present survey and future re-subdivisin r re-survey f the prperty. (Maximum distance between centerline mnuments t be 1000 feet) b. Find and shw n the map the existing rad centerline and/r mnument lines f recrd in existing rads adjacent t the parcels being surveyed. If mnuments are belw the rad surface and nt enclsed in mnument bxes, shw the existing recrd data n all mnuments n the map f the survey and uncver nly such mnuments as are needed fr establishment f the survey and verificatin f pints and lines. 5. MONUMENTING ROAD RIGHT OF WAY ANND ROAD EASEMENT LINES (Public and Private) a. Mnument the rad right f way r rad easement lines at the pint f intersectin with the prperty line. * Mnument set inside Cunty Standards Mnument Bx.

106 b. Mnument the rad right f way r rad easement lines at all BC s and EC s, r angle pint if there is n curve. Nte: Cunty regulatins require curvilinear alignment fr newly created r widened rads c. Mnument the prpsed right f way line rather than the existing ne if the survey invlves a right f way r easement t be widened in cnnectin with a land develpment prject. d. Find and shw n the map f the survey the existing right f way r easement mnuments f recrd. 6. MONUMENTING DRAINAGE, FLOOD CONTROL AND UTILITY EASEMENTS (Existing and Prpsed) a. Mnument drainage and fld cntrl easement lines rather than the prperty lines in situatins where the easement is adjacent t the prperty lines and it wuld nt be apprpriate r practical t set the mnument n the prperty line because f flwing water, ersin, prpsed cnstructin, etc. b. Mnument the prpsed prperty lines in situatins where land is t be purchased r dedicated in fee in cnnectin with a land develpment prject. c. Mnuments n easement lines ther than thse described in a and b abve are nt required unless they are needed t determine the setbacks fr buildings r ther permanent imprvements. d. Shw all easement widths, bearings, distances, ties and recrding data if recrded) n the map f the survey. (Required regardless f whether mnuments are prvided). 7. EXCEPTIONS TO MONUMENTATION POLICY a. Mnuments are nt required if they pertain nly t a nn-surveyed 5 acre, r larger, single remainder f a divided parcel cnfrming t the requirements f Sectin (e) f the Subdivisin Map Act. b. Mnuments are nt required if they wuld be in a state highway and the setting f the mnuments wuld be cntrary t state plicy regulatins. c. Mnuments are nt required if they are nt practical t set at their precise lcatin because f a fixed permanent imprvement, such as a building r cncrete sidewalk. In these situatins, the intended lcatin shall be apprpriately marked by a chiseled crss r ther distinctive and permanent engraving. Such markings may be ffset if required by field cnditins. Shw in apprpriate manner n the map f the survey. d. Mnuments are nt required if they are nt practical t set at their precise lcatin because f a substantial natural bstacle, such as a water curse, unstable bank r tree. In these situatins, an ffset mnument shall be prvided at a suitable distance, such as the tp f the bank f a watercurse. Shw in apprpriate manner n the map f the survey. (See als Paragraph 6 abve pertaining t easements.) e. Mnuments are nt required if they wuld cincide with the crners f prpsed cndminium units r ther prpsed buildings. Sufficient mnumentatin shall be prvided, hwever, t accurately and cnveniently determine the crrect lcatin f the future buildings. Shw in apprpriate manner n the map f the survey.

107 f. The setting f required mnuments that wuld be disturbed as a result f prpsed grading r cnstructin wrk may be deferred until after such wrk has been perfrmed; prvided, hwever, adequate mnuments shall exit when the map is apprved t assure cmplete bundary and map accuracy. Apprpriate map ntes and bnd fr future mnumentatin shall be prvided. NOTE: If the surveyr finds that the mnumentatin wrk specified in this plicy is nt pssible r practical, and is nt cvered by the exceptins described abve, he shuld request an exemptin and submit the justificatin is writing with the initial map check prints. References: 1. Land Surveyrs Act 2. Subdivisin Map Act (Sectin 66495) 3. Cunty Land Develpment Regulatins May 1, 1978 (C12-26, C12-33).

108 SANTA CLARA COUNTY SURVEYOR S OFFICE Request fr Survey Mnumentatin Assistance General Infrmatin On January 29, 1979 the Bard f Supervisrs adpted Ordinance NS which prvided fr the creatin f a special limited use Survey Mnument Preservatin Fund. The purpse f this fund is t help pay the necessary expenses incurred by the Cunty Surveyr in any retracement r remnument survey f majr histrical land divisin lines n which land surveys are based, such as, but nt limited t, gvernment sectin lines, ranch lines, grant lines, ranch sectin lines, acreage subdivisin lt lines, and subdivisin bundary lines within Santa Clara Cunty. When significant mnuments marking the crners f these lines are determined b a city engineer r a licensed land surveyr/registered civil engineer t be nnexistent and cannt be re-established withut extensive resurvey f the surrunding area, he may request help frm the Cunty Surveyr s ffice. His request will be cnsidered in light f available funds, established pririties, wrk lad and general public benefit frm the particular survey. Applicatin Prcedure This frm is t be used fr requesting survey help by the Cunty Surveyr. It must be filled ut by a a city engineer r by the licensed land surveyr/registered civil engineer engaged by the prperty wner t d survey wrk, and returned t the Cunty Surveyr s ffice. Frms are available at the Cunty Surveyr s ffice n the 7 th flr, 70 W. Hedding Street, San Jse, CA The cmpleted applicatin frm shuld be returned with a cver letter cntaining all f the pertinent infrmatin nt adequately prvided fr in the blanks f the frm. Infrmatin Required 1. Requestr s need fr the mnument (s) at this time: 2. Public s need and benefit frm restring the lst mnument (s): 3. Culd this survey result in the need fr a bundary line agreement? Yes N If yes, are all the affected prperty wners agreeable t a bundary line agreement? Yes N If n, explain 4. Are these lines in dispute? Yes N If yes, explain 5. Attach an assessr s map and shw the fllwing: A. The specific crner r crners t be lcated r set. B. All f the knwn existing crners that culd affect this survey. C. All f the prperty wners (with addresses and APN s) adjacent t r affected by this survey. D. Which prperty wners are aware f this request. (All affected wners will be ntified.) E. Which prperty wners want this survey. F. A list f all f yur research t date. 6. Surveyr s cst estimate, including the setting f mnuments and filling a recrd f survey. A. Field time: = B. Office time: = C Filing the recrd f survey = D. Mnument cst = E. Other (Explain) = Ttal (ver)

109 Santa Clara Cunty Surveyr s Office Request fr Survey Mnumentatin Assistance 7. What wuld be the additinal cst t tie this survey int the Califrnia crdinate system and shw n the map? Als, shw the names f the cntrl statins t be used and the rder f cntrl, i.e., 2 nd, 3 rd, etc. Additinal cst 8. Prpsed amunt f cst sharing by prperty wners (indicate percentage breakdwn benefit t each participant) 9. Des this survey have t be cmpleted by a certain date: Yes N If yes, when? 10. Persn r firm requesting survey Address Phne Date Signature Title Fr Cunty Use Only 1. Des this survey request qualify fr assistance under the guidelines fr use f the Survey Mnumentatin Preservatin Fund: Yes N 2. What is the Cunty s estimated cst f this survey? A. Field time: = B. Office time: = C. Material cst = D. Other (Explain) = Ttal 3. Additinal cst t put n the Califrnia crdinate system 4. Can this survey be dne by the Cunty Surveyr within the time frame requested? Yes N 5. Is it practical t cntract this survey ut t a city engineer r a licensed land surveyr/registered civil engineer? Yes N Give reasn fr answer 6. Apprpriate cunty share 7. Justificatin fr the cunty sharing in the cst 8. The decisin f the Cunty Surveyr is t: Apprve the request and have the Cunty Surveyr s ffice d the surveying. Apprve the request and cntract the surveying with a city engineer r a licensed land surveyr/registered civil engineer. Apprve the request and have a jint venture between the Cunty and a city engineer r a licensed land surveyr/registered civil engineer. Deny the request fr the fllwing reasn: Date Signature Title

110

111

112

113

114

115

116

117 POLICIES AND STANDARDS FOR RURAL SUBDIVISIONS Reprt Prepared by Engineering Services Divisin Dean P. Larsn, Manager (Apprved by Bard f Supervisrs n February 5, 1974) Backgrund Prir t 1974 the Cunty did nt make any special distinctin in its published standards between rural and urban subdivisins, althugh there were practical limitatins n develpment in rural areas caused primarily by the lack f adequate fld cntrl, drainage, water and sanitary sewer facilities. Large parcels were the rule, and it was generally assumed that they wuld be redivided in the future and prvided with urban type imprvements at that time. This was the basis f mst f the deferred imprvement agreements relating t rads and drainage. These were the tw primary issues, but apprpriate standards f all types fr rural subdivisins were f cncern and included in the reprt. Adptin f new zning districts in the early part f the 1970 s requiring 2.5-acre minimum size parcels made it apprpriate t institute new standards tailred t rural cnditins n a mre r less permanent basis. The fllwing reprt was requested by the Bard f Supervisrs in 1973 and finally was apprved withut substantive change n February 5, 1974 after a lng series f public meetings with representatives f the cities, hme-wners assciatin and envirnmental grups. Sme changes in plicy and standards have ccurred since preparatin f this reprt and these are described in ftntes n the varius pages. With the exceptin f these changes, the plicies are still in effect. In situatins where there is (r appears t be) a cnflict between the rural and the hillside standards, the higher standards are required unless the Bard f Supervisrs has adpted (r apprved) lwer standards, such as fr rad paving in nn-cluster type subdivisins in 20s zning districts. Current ultra-lw density zning regulatins make it difficult t implement many f the standards established by this reprt withut applicatin f the clustering methd f develpment. Cnclusins CONCLUSIONS AND RECOMMENDATIONS (Plicy Reprt, 1974) 1. Recent adptin f new zning districts requiring parcels 2.5 acres, and larger, minimum size nw make it plausible t adpt rural subdivisin standards with sme assurance that the areas will remain lw density. 2. Rural subdivisin standards will prvide incentives t develp lands as subdivisins rather than minr land divisins. 3. Rural subdivisin standards will encurage better and mre cmprehensive land develpment planning. H1.1

118 (Rural Subdivisins Plicy Reprt, 1974) 4. Subdivisins prvide better pprtunities fr envirnmental prtectin than minr land divisins. 5. Public welfare and prperty values will be enchanced by a system f publicly maintained rads. 6. Deed restrictins and recrded cvenants and restrictins can be used as means t reduce the pressure fr future parcel splitting. 7. Rural subdivisin standards can be implemented within the framewrk f existing regulatins. Recmmendatins 1. Apprve this reprt as a plicy dcument fr develpment f subdivisins within zning districts requiring 2.5-acre minimum size parcels.*(1) 2. Apply the same plicy and standards insfar as practical t all divisins f land where the parcels are 2.5 acres r mre minimum allwed size.*(2) 3. Apprve the preparatin and publicatin f standards alng the lines set frth in this reprt. 4. Request the Fire Marshal and Health Department t prepare separate reprts t the Bard f Supervisrs n standards and implementatin plicies. INTRODUCTION This reprt n prpsed rural subdivisin standards is part f a sustained effrt by the Cunty f Santa Clara t keep its land develpment standards in step with changing cnditins as reflected in new land use regulatins and develpment plicies. Up until the mid-1960s, the Cunty prcessed many subdivisins (usually in the prcess f annexatin t cities), but the emphasis has shifted t parcel maps. This is nt a deliberate chice f gvernment, but rather a respnse t a need t regulate, caused by develpment pressures. In the last fiscal year, ending June 30, 1973, the Cunty apprved 264 parcel maps cntaining 746 parcels. The majrity f these parcels had access frm an existing private rad r a new private rad. Als, the majrity were apprved building sites, but were nt served by a central water system r sewer system. NOTE: *(1) Current zning in mst lcatins utside the urban service areas requires 20 acres r mre, minimum parcel sizes. *(2) With minr exceptins, the law nw classifies all divisins f land as subdivisins H1.2

119 (Rural Subdivisins Plicy Reprt, 1974) The term rural subdivisin engenders a cncept f lw density cuntry living in an undisturbed natural envirnment the gal f many and the reality f few. The term als fsters the idea f cuntry rads fr which the Cunty presently has n set standards insfar as they pertain t private land develpment. Heretfre it has been assumed that all subdivisin develpment was, r eventually wuld be, urban in character. This assumptin was a natural utgrwth f previus zning laws and practices. The situatin has changed nw with adptin f new zning districts with parcel sizes 2.5 acres and larger minimum size. Since many f these districts are utside the urban service areas, it nw becmes plausible t adpt rural standards with sme assurance that the areas will remain lw density. At the present time, the Cunty has nly ne standard fr new rads t be accepted int the Cunty Rad System that are cnstructed in cnnectin with private land develpment. This is essentially an urban type rad, the principal elements f which are cncrete curb and gutter, asphalt cncrete surface, cncrete sidewalk, undergrund strm drainage and street lights. These are gd standards, but they are nt necessarily apprpriate nr practical fr rural cnditins. Since June 25, 1969 when the Cunty adpted its present rdinance regulating tw-lt splits, it has prcessed 844 parcel maps cntaining 2,532 parcels. A large percentage f these maps created new rads, very few f which were imprved t ur present standards fr acceptance int the Cunty Rad System. PURPOSE AND OBJECTIVES The primary purpse f adpting rural subdivisin standards is t imprve the quality f lw density develpment in the unincrprated areas f the Cunty. The specific bjectives are: 1. Encurage higher standards f develpment. 2. Prvide a viable alternative t minr land divisins. (NOTE: Minr land divisins were unintentinally encuraged prir t this reprt because the urban type street standards that typically were required fr all subdivisins (five r mre lts) were nt practical t cnstruct in lw density rural areas.) 3. Prvide a system f high quality rural public rads designed t accmmdate varius mdes f transprtatin. 4. Imprve the health, safety and welfare f citizens by having well planned and well maintained public facilities. APPLICATION OF STANDARDS Rural subdivisin standards shall be applied in the fllwing situatins: I. Subdivisins f five r mre parcels within zning districts requiring 2.5 acres minimum parcel size. H1.3

120 (Rural Subdivisins Plicy Reprt, 1974) 2. Minr land divisins f fur r less parcels, and divisins f land int five r mre parcels nt classed as subdivisins under State and lcal regulatins.*(1) where cntiguus land under ne wnership, r develpment cntrl, culd be divided int five r mre parcels 2.5 acres r mre in size. These standards are t be applied whether r nt the minimum size parcels allwed in the zning district are prpsed by the develper, unless the Land Develpment Cmmittee determines that the standards are inapprpriate and impractical. 3. Any divisin f land where the Land Develpment Cmmittee makes a finding that the rural subdivisin standards are practical and needed fr cntinuity f develpment f the neighbrhd area. Obviusly the standards cannt be applied in every situatin, but gd judgment and sund evidence that the standards are nt apprpriate and practical, shuld permit the Land Develpment Cmmittee t make prper decisins.*(2) ROAD DESIGN FACTORS *(3) It is said that a rad is a rad is a rad is a rad, the primary purpse f which is travel (vehicular, pedestrian, equestrian) and access t prperty. The right f way als serves the imprtant functin f utility installatin, including water and sewer lines. In high density areas, it ften is the principal pen space fr light and air. In rural areas, it prvides definitin t the landscape and the trees and shrubs alng the rad attract wildlife fr envirnmental enrichment. All f these are imprtant factrs in the verall rad design, and they were the basis fr preparatin f the Department s Creative Rad Design Guide submitted t the Bard f Supervisrs as a general plicy dcument n May 25, The mst significant factrs in the design f rural rads are: 1. Right f Way Widths Standard right f way widths fr subdivisins are set frth in the Cunty Land Develpment Regulatins. Lcal street widths are 60 feet, except shrt cul-de-sacs which are 52 feet.*(4) In situatins where develpment can ccur n ne side nly, the right f way may be as narrw as 40 feet prvided the Cunty design criteria can be met. Because f cut and fill slpes and the need fr pathways, ditches and utilities, these right f way widths shuld be maintained as minimums in rural subdivisins even thugh the pavement widths may be less than in urban develpments. NOTES: *(1) Current State law classifies minr land divisins as subdivisins *(2) The Land Develpment Cmmittee has since been disslved. Currently the Bard f Supervisrs apprves all subdivisins. *(3) Minr changes in rad standards have ccurred since preparatin f this reprt. Fr cmplete infrmatin, see the sectins f this manual describing the plicies and standards fr rads. *(4) Current standard is 56 feet. H1.4

121 (Rural Subdivisins Plicy Reprt, 1974) 2. Pavement Widths The principal factrs affecting the widths f pavement are mving vehicles and stpped r parked vehicles. Fr reasns f safety, the pavement n thrugh rads fr tw-traffic lanes shuld be nt less than 24 feet, excluding parking, shulders r bikeways. If the rads are ne-way, such as split-level rads in hillside areas, the minimum width shuld be 14 feet. The minimum pavement width under any circumstances fr a tw-way public rad shuld be 20 feet. Where n-street parking r transit, schl bus, fire truck r mail delivery stps are needed, a 10-ft wide paved surface abutting the utside traffic lane shuld be prvided. Large frnt yard building setbacks and generus ff-street parking shuld be prvided t reduce the amunt f paving fr n-street parking. 3. Pavement Structural Sectin The pavement structural sectin fr rural subdivisin rads shall cnfrm t present Cunty rad standards r be designed n the bais f traffic index and sil cnditins in accrdance with standard engineering practice, and apprved by the Directr f Public Wrks.* 4. Shulders and Bikeways Shulders are an essential and integral part f the radway. Their mst imprtant functins are t cnfine and stabilize the radbed and prvide emergency pullut fr stalled vehicles. The widths may vary frm three t six feet (excluding parking) depending n terrain and traffic cnditins. If parking is a cnsideratin, the width shuld be ten feet. Much better prtectin t the edge f pavement is prvided if the shulders are paved. Where bikeways are t be prvided the shulder shuld be paved and widened t six feet. 5. Alternatives t Cncrete Curb and Gutter Vertical cncrete curb and gutter is used in urban areas t cntrl drainage and cnfine vehicles t areas designed t accmmdate them. If vehicles are nt cnfined t these areas, the pavement edges break dwn frming ruts and water pckets; and, in general, creating maintenance prblems as well as unsightly and unsanitary cnditins. Since curb and gutter generally is nt practical in rural areas, ther alternatives must be devised. One f these is an asphalt dike. Except in limited situatins, this is at best an interim type imprvement since it weathers and breaks dwn under traffic abuse. Extruded cncrete curb placed n a paved shulder similar t asphalt dikes is anther alternative, but it als has limitatins similar t asphalt dikes. Guard rail is an alternative t dikes t cnfine traffic, but it is unsightly and expensive. NOTE: *Changed in current standards t Rad Cmmissiner H1.5

122 (Rural Subdivisins Plicy Reprt, 1974) All factrs cnsidered, the mst acceptable alternatives t cncrete curb and gutter are: (1) adequate ff-street parking; (2) paved radside pull-ff and parking areas in apprpriate lcatins; (3) radside swales r ditches that are paved, rcked r therwise prtected frm ersin; and (4) asphalt dikes r extruded cncrete curbs in apprpriate lcatins as well as sme cncrete curb and gutter in certain design situatins, such as strm drainage inlets. 6. Drainage, Culverts and Bridges The majrity f rural subdivisins will have difficult drainage prblems t be slved, but a psitive drainage system is essential in all cases. In hilly areas, the primary cnsideratins are adequate culverts and ersin prtectin. If there are insufficient natural watercurses, dwnstream ditches (r pipe) and easements will be required. In flatland rural areas, the nly way t reach a natural watercurse in mst cases is thrugh ne r mre neighbring prperties. This pses easement prblems fr the develper and additinal cst. If undergrund strm sewers, r radway culverts r bridges are needed, they shuld be prvided full size wherever practical. If adjacent undevelped lands will benefit frm the imprvement, the Cunty shuld enter int an agreement with the subdivider which will prvide fr his reimbursement by thers when such ther lands are develped. At the present time, many f the natural watercurses are t shallw t discharge water frm an undergrund strm drainage system. In these cases, a surface drainage system will be required as an interim slutin. If the natural drainage curse has been filled in by farming peratins, as they have in many instances, residential develpment will be precluded until adequate strm water dispsal facilities are prvided. 7. Pathways Pathways within the right f way shuld be a subdivisin apprval requirement. Such pathways shuld be as far frm the traveled radway as pssible and have a smth and durable all-weather surface nt less than five feet wide. 8. Undergrund Utilities Public Utilities Cmmissin regulatin require undergrund utilities fr all subdivisins except as exempted under PUC decisin N adpted n August 13, A cpy f this decisin has nt been received, but it is reprted that undergrund utilities are nt required if the parcels are three acres r larger in size, and-- a. Lcal rdinances d nt require undergrunding. b. Lcal rdinance r deed restrictins d nt permit further divisin f the parcels. c. Lcal rdinances d nt permit mre than ne dwelling per parcel. H1.6

123 (Rural Subdivisins Plicy Reprt, 1974) d. New verhead lines wuld nt be visible frm a scenic area. e. Exceptinal cnditins d nt warrant undergrunding. In situatins where undergrund utilities are installed, the PUC regulatins require the utility cmpany t pay fr the electrical cable and appurtenances. The subdivider pays fr the trenching and backfilling, less certain credits if there are ther utilities in the same trench, such as a gas pipe.*(1) 9. Street Lights Street lighting presently is cvered by rdinance and by adpted standards f the Department f Public Wrks.*(2) Bth the rdinance and standards were designed t reflect rural as well as urban cnditins. The rdinance states that in subdivisins ver 40,000 square feet, the street light requirements are waived except fr lights at street intersectins and dead ends. The standards prvide fr either regular r pst tp electrliers and undergrund wiring when required.*(1) 10. Grades, Curves and Other Rad Standards Grades, curves and ther rad standards nt discussed herein are generally apprpriate and applicable t rural subdivisins withut majr mdificatin. These standards are descried in the Cunty Ordinance Cde. IMPROVEMENT OF EXISTING COUNTY ROADS It is Cunty plicy t require existing Cunty rads t be imprved t full urban standards at the time f develpment f the abutting land. If the imprvements are impractical at the time f develpment f the land, they are deferred by agreement with the Bard f Supervisrs.*(3) It is prpsed that this plicy be cntinued, but that the urban standards be changed t rural standards where the develpment is a residential subdivisin (r minr land divisin) utside the urban service areas. WATER SUPPLY AND FIRE PROTECTION Water supply frm individual wells cmes under Health Department jurisdictin. If the subdivider develps a central water system, hwever, the regulatins verlap the Health Department, Fire Marshal and Public Wrks.*(4) The rle f each is established by the regulatins they enfrce. The Health Department has respnsibility fr apprving the water supply and tank strage requirements fr dmestic water, excluding fire prtectin. NOTES: *(1) See Cunty subdivisin rdinance Sectin C fr current undergrund utilities and street lighting requirements. *(2) Changed t Transprtatin Agency *(3) Fr current plicies regarding deferred imprvement agreements, see sectin f this manual entitled, Plicies and Standards fr Rads, Deferment f Imprvements. *(4) Currently Cunty Surveyr H1.7

124 (Rural Subdivisins Plicy Reprt, 1974) The Fire Marshal is respnsible fr fire hydrants, sizes and lcatins and the vlume and duratin f flw at the fire hydrant. The Department f Public Wrks *(1) is respnsible fr apprving the water system imprvement plans, the pipe easements, the tank cnstructin (Building Inspectr), the undergrund pipe cnstructin and the inspectin f the wrk during cnstructin. In the past, the effrts f the three departments have been well crdinated, but there is a prblem with respect t pipe sizes and tank capacity. The water strage and pipe size requirements are higher fr fire prtectin than fr dmestic water alne; and, therefre, they are the principal determining factrs in deciding n a central water system. The increased cst fr fire prtectin smetimes is a majr prblem. It takes the cperatin f the develper and the three departments wrking tgether t arrive at the best pssible slutin, which shuld be in favr f a central water system if at all pssible.*(2) Since fire prtectin requirements generally are the cntrlling factrs in the design f the water system; and since fire prtectin standards fr residential subdivisins have nt been finally determined and published, the subject shuld be reviewed by the Fire Marshal and reprted n separately. SANITATION In mst instances, the Health Department standards fr septic tanks can be met fr parcels 2.5 acres r mre in size. Hwever, there is cncern abut lng-term pllutin, particularly if the water supply is by individual wells. It wuld seem, therefre, that the public interest wuld be served by finding viable alternatives t bth septic tanks and individual wells in subdivisins. This is anther matter that shuld be reprted n separately. FLOOD CONTROL The Santa Clara Cunty Fld Cntrl and Water District*(3), which is a member f the Land Develpment Cmmittee*(4), has respnsibility fr the planning, cnstructin and maintenance f fld cntrl facilities thrughut the Cunty. In nly certain lcatins are there imprved channels in rural areas, and in the flatland prtins, the natural watercurses frequently are inadequate t prevent flding. The fld plain areas adjacent t the channels, which may exist fr many years vary frm a few inches t several feet in ptential water depth. The advisability f subdividing these areas is smewhat questinable and any decisin n develpment shuld be based n evaluatin f prbable damage and the mitigating circumstances. Minimum fundatin elevatins shuld be specified in all cases where develpment is permitted in areas subject t flding. NOTES: *(1) Currently Cunty Surveyr. *(2) Fr current water system plicies, see the sectin in vlume II f this manual entitled, Plicies and Standards fr Water Systems. *(3) Land Develpment Cmmittee has been disslved. H1.8

125 (Rural Subdivisins Plicy Reprt, 1974) Rural subdivisins with nly ne access rad t serve bth sides f a fld cntrl channel will nt be practical in many instances because f the cst f cnstructing the bridge r culvert. In all cases, there needs t be areawide planning f rad patterns t prvide access t bth sides f the channel, wherever feasible, with a minimum number f crssings. The standards with regard t dedicatins and ther related matters were set frth in a plicy dcument apprved by the Bard f Supervisrs n March 18, PLANNING The Planning Department has respnsibility fr several planning matters that are crucial t the cncept as well as successful implementatin f rural subdivisin standards. The first tw, and mst imprtant, are land use and density. These factrs are the basis fr determining water, fire prtectin and sanitatin requirements as well as traffic vlume and rad design. The ther principal cncerns are rad patterns, ff-street parking and building setback requirements. Since land use and density are s imprtant, all methds f cntrl in additin t zning shuld be cnsidered. One f these is changing rdinance setback requirements; and anther is use f subdivisin cvenants and restrictins, r deed restrictins, apprved by the Cunty and recrded by the develper. DEFERRED IMPROVEMENT AGREEMENTS It has been the plicy f the Department f Public Wrks fr the past several years t require deferred imprvement agreements in situatins where rads were nt imprved t full urban standards at the time f divisin r develpment f land. These agreements shuld nt be required if the develpment is utside the urban service areas and imprved t full rural subdivisin standards. If strm drains r ther essential public imprvements are nt prvided, hwever, they shuld be cvered by an agreement relating t these items. If the develpment is within an urban service area, the additinal city standard public imprvements nt included in the Cunty s rural subdivisin standards shuld be cvered by deferred imprvement agreement if the city s requests. T date, nly the Department f Public Wrks has utilized deferred imprvement agreements, and they have pertained nly t rads and ther imprvements installed within the right f way.*(1) and *(2) ACCEPTANCE OF ROADS INTO THE COUNTY ROAD SYSTEM The standards prpsed herein fr rural subdivisins are adequate fr adequate fr accepting the rads int the Cunty Rad System, and the imprvements can be upgraded t full urban standards withut substantial recnstructin r cst t gvernment if the need arises in the future.*(3) NOTES: *(1) Current Fire Marshal plicy embraces use f deferred imprvement agreements in limited situatins. *(2) Fr current plicy regarding deferred imprvement agreements, see sectin f this manual entitled, Plices and Standards fr Rads, Deferment f Imprvements. *(3) Csts f rad recnstructin will be significant in situatins where the rad is riginally cnstructed abve natural grund due t drainage prblems. H1.9

126 (Rural Subdivisins Plicy Reprt, 1974) In rder t be accepted, the rads must be cntiguus with a publicly maintained rad. If the rads are nt cntiguus, the develper shuld be required as a cnditin f apprval f the subdivisin t cause the necessary right f way t be dedicated t the Cunty and imprved t rural subdivisin standards. Cntrlled exceptins culd be made in situatins where it is nt pssible r practical t meet this requirement. In these cases, a hmewners assciatin, with full legal authrity t assess and carry ut the respnsibilities f the assciatin, shuld be required in rder t assure cntinued maintenance by the prperty wners f the subdivisin rads and any external access rad needed fr travel t the publicly maintained rad. CLUSTER SUBDIVISION Cluster type subdivisins in rural areas are pssible under existing regulatins and shuld be encuraged in rder t decrease imprvement csts and increase usable pen space. The design f radways within cluster subdivisins is presently cvered by a plicy reslutin apprved by the Bard f Supervisrs n June 21, 1972.* Sme mdificatin f these standards may be apprpriate depending n the develpment density f the cluster area. Sanitary sewerage is a significant prblem that pssibly will require sme innvative slutins. URBAN SERVICE AREAS Urban service areas have been determined fr each f the 15 cities f the Cunty. These prvide fr at least five years grwth by the city int the unincrprated area. The bjective is t have develpment within these areas ccur under the jurisdictin f the cities. The urban service area maps are submitted t the Lcal Agency Frmatin Cmmissin fr apprval. Revised map bundaries may be prepared and submitted t LAFCO fr apprval each year. It is planned that the Cunty, by rdinance, will restrict develpment within the urban service areas. Single family residential develpment may ccur under Cunty jurisdictin, hwever, when the parcels are 2.5 acres r mre in size. INCENTIVES The matters f primary cncern t persns prpsing t subdivide land are market, csts, sales price and quality f prduct. The matters f primary cncern t gvernment are cmmunity develpment, public imprvements, public services, envirnmental prtectin and future gvernmental csts attributable t the develpment. The public welfare wuld be served best, therefre, by prviding incentives which wuld encurage the highest quality develpment. One f these incentives is publicly maintained rads. A secnd is fr the Cunty t allw frmatin f assessment districts fr the cnstructin f street and drainage imprvements, r ther imprvements t be wned and maintained by the Cunty. NOTE: *The plicy is republished in this manual under the sectin entitled, Plicies and Standards fr Cluster, Planned Unit and Cndminium Prjects. H1.10

127 (Rural Subdivisins Plicy Reprt, 1974) The principal advantage f assessment districts t the Cunty is high quality imprvements and the advantage t the develper is lw interest bnds t pay fr the imprvements spread ut ver a perid f ten t fifteen years. At the time f sale f a parcel after subdivisin f the land, the buyer can either assume the bnd payments r pay ff the bnd cmpletely at the time f taking title t the prperty. Tw types f bnds are pssible, cmmnly knwn as 1911 Act bnds and 1915 Act fr bnd payment. The 1915 Act bnds are a lien n the land, but are als backed up by the Cunty; and, therefre, are generally mre attractive t investrs. Since these bnds are a cntingent liability against the Cunty, they shuld be used judiciusly and limited t situatins where the land will nt be redivided. If further subdivisin is pssible, the 1911 Act bnds shuld be used (see Nte (1) belw). ENVIRONMENTAL IMPACT Envirnmental cntrls have the best chance f being effective in maintaining r imprving the envirnment if land is develped as subdivisins rather than minr land divisins. The reasns are that subdivisins prvide better pprtunities fr areawide planning and the installatin f quality imprvements, the cst f which can be spread ver a large number f parcels. Any unbalancing f envirnmental emphasis against subdivisins is likely t cause the ppsite f the desired end result. IMPLEMENTATION Rural subdivisin standards can be implemented within the framewrk f existing regulatins, but sme changes in standards and plicy will be required. After sme experience, it, n dubt, will be deemed advisable t als make sme changes in the regulatins. In any event, the Cunty culd cmmence implementatin immediately. NOTES: (1) Develpment in the unincrprated area is nt presently encuraged and assessment districts are nt a Bard apprved methd f prviding subdivisin imprvements. (2) Fr current infrmatin regarding the design f Cunty maintained rads in rural areas, the reader is referred t the Transprtatin Agency s Standard Details Manual. (3) Fr mre infrmatin regarding current cluster standards fr subdivisins in rural areas, see the sectin f this Manual entitled, Plicies and Standards fr Cluster, Planned Unit and Cndminium Develpments. H1.11

128 POLICIES AND STANDARDS FOR HILLSIDE SUBDIVISIONS BACKGROUND In 1969 the Engineering Services Divisin prepared hillside subdivisin standards, which were included as a chapter in a set f new land develpment regulatins adpted by the Bard f Supervisrs n March 18, Since they are primarily statements f plicy, the chapter was deleted frm the rdinance cde n March 13, 1978; but the standards have remained in use as adpted Cunty hillside develpment plicy. Purpse Hillside standards prvide the best means f adapting the imprvements and lt design t the natural features f the land. The principal bjectives are t preserve the natural characteristics f the hill areas, prtect watersheds and natural watercurses, maintain pen space, preserve trails, and encurage the cnstructin f the highest quality imprvements cmmensurate with land use and ecnmic feasibility. Definitin A hillside develpment is defined as ne in which the slpe f the land is ten (10) percent r mre. The term percent slpe means the vertical drp divided by the hrizntal distance multiplied by ne hundred (100). Percent slpe S is cmputed by the frmula: Where S = IL divided by A S = Percent slpe I = Cntur interval in feet (Unifrm vertical distance between successive cnturs) L = Length f cnturs in feet (Summatin f individual cnturs) A = Area in acres f parcel being cnsidered Altered r unusual minr terrain features (rads, watercurses, etc.) nrmally are mitted in the cmputatins. Limitatins Hillside standards are nt applicable t subdivisins where the lt sizes are less then 20,000 square feet. In areas where the slpe f the land is less than ten percent; and the parcel sizes are all 20,000 r mre square feet, either hillside r rural subdivisin standards (r a mixture f bth) may be prpsed r required by the Cunty, depending n the drainage, parcel sizes, type f develpment (such as cluster) and the unique features f the land. I1.1

129 (Hillside Standards cntinued) Full urban standards are required fr subdivisins with lt sizes less than 20,000 square feet. Such standards may be required fr any subdivisin (regardless f lt size) within city urban service areas. Lt Design Cluster design fr hillside subdivisins is encuraged fr the purpses f preserving pen space and reducing the amunt f rad and utility imprvements. Each lt must have sufficient area fr the huse, setbacks, yards, ff-street parking, septic tank and well (if required) and any necessary cuts r fills. The size and shape f the parcels must be such that permits can be issued under nrmal review prcedures based upn the applicatin f rdinance requirements and gd design principles. Future street penings and street extensins fr traffic circulatin must be prvided where needed. Lts shuld have frntage n nly ne street, but where this is nt practical because f certain natural terrain features, they may have duble frntage. All lts shuld be designed t prvide the maximum in safety and human enjyment while taking advantage f the best natural building sites. Trees f significant value and the natural cnturs f the land shuld be preserved as much as pssible. Appendage type parcels (i.e., flag lts, crridr lts, etc.) may be apprved where this design prvides the mst practicable means f access t building sites. Up t ten percent f the lt area may be cmpsed f land in the appendage. The maximum length f the appendage shuld nt exceed 300 feet. Appendages fr single lts shuld be nt less than 20 feet wide. N mre than tw adjacent appendages are allwed. Reciprcal easements generally are required fr parallel appendages. Lesser widths and greater length appendages may be apprved when sufficient evidence is presented t shw that the abve requirements are nt practical. In all cases, the building site, exclusive f the appendage, must meet the minimum develpment standards. Rad and Drainage Design Rads in hillside areas shuld be designed t take advantage f the natural cntur f the land in rder t prvide the best pssible access t building sites, reduce the cuts and fills and establish desirable curves and grades. Split-level r ne-way design in encuraged t achieve these bjectives. Since radways in hill areas must prvide adequate space fr driveway appraches, pathways, utilities, and cuts and fill slpes, the standard 60-ft right-f way is required, except that 56 feet may be used fr shrt cul-de-sac rads. Additinal slpe easements frequently are necessary. Cul-de-sacs nrmally shuld nt be designed t serve mre than ten lts and the length shuld nt be mre than eight hundred (800) feet unless an emergency access is prvided fr fire prtectin. If ne-way lp rads withut adequate passing width are apprved, emergency pull-ut areas must be prvided at lcatins apprved by the Cunty. Three hundred feet generally is a maximum interval. Street and drainage imprvements must cnfrm t adpted standards. I1.2

130 (Hillside Standards cntinued) Imprved pathways r paved shulders three feet wide nrmally are required. A parking lane nt less than eight feet wide is required in the vicinity f building sites if adequate ff-street parking t meet Cunty standards is nt prvided. Fr typical crss-sectin design and ther details pertaining t Cunty maintained rads, see the Transprtatin Agency Standard Details Manual, page A/8. Design infrmatin fr rads that are nt planned t be maintained by the Cunty is prvided in EMA/GSA Plicies and Standards Manual. Landscaping Landscaping f streets is required where apprpriate, especially n unsightly cuts and fills. Additinal ersin cntrl plantings generally are needed t prevent ersin. Street Lighting Cunty regulatins d nt specifically require street lighting in hillside subdivisins. Sme lighting may be specified, hwever, fr vehicular and pedestrian safety. Additinal n-site safety lighting installed and maintained by prperty wners in encuraged. Where street lighting is required, the benefiting prperty in the develpment must be annexed t the Cunty Lighting Service Area. Off-Rad Parking The Cunty standard hillside rad des nt prvide fr n-rad parking. It is essential, therefre, that adequate n-site parking fr wner and guest vehicles be prvided, unless the rad is widened t prvide eight-ft wide parking lanes. Either individual lt r cmmn parking areas may be used. If cmmn parking areas are used, they must be designed fr nt less than tw parking spaces per dwelling unit in additin t the garages and carprts. If cmmn parking areas are nt used, each lt must be graded and imprved t prvide ff-street parking spaces fr six cars. Any cmbinatin f garages, carprts, and driveways may be used t meet the six-car requirement. Off-rad parking is a critical element f hillside subdivisin design and shuld be planned and made a part f the tentative map. Driveways Driveway lcatin, width and grade are three imprtant factrs in gd hillside subdivisin design, and they shuld be planned and shwn n the tentative map. The majr cnsideratins are: 1. Safe sight distance at the cnnectin with the Cunty rad r private access rad. The sight distance design standards apply t bstructins (such as trees and shrubs), hrizntal and vertical curves in the radway and hrizntal and vertical curves in the driveway particularly at the rad cnnectin. I1.3

131 (Hillside Standards cntinued) 2. Driveway grades limited t 20 percent maximum. If fire truck access is required, the grades shuld be nt mre than 15 percent. Any grades mre than 15 percent are subject t apprval by the Cunty Fire Marshal. 3. A radbed nt less than 15 feet wide with a 12-ft all-weather surface and a three-ft wide shulder. An asphalt r cncrete surface is required where the grade is 15 percent r mre. 4. Turnuts, turnarund and parking area at the upper end f lng driveways that are satisfactry t the Fire Marshal. Cunty apprval and permits are required fr new driveway cnstructin. Water Supply Water systems are preferred t individual wells. In either case, they must meet the minimum quality and quantity standards fr bth husehld use and fire prtectin. The strage and pipe capacity requirements fr fire prtectin are the determining factrs fr water quantity fr either the single lt r water system design. The standards fr each are cntained in this manual. Grading and Ersin Cntrl Excessive grading is discuraged because f its detrimental effects n sil stability, ersin and aesthetics. Ersin cntrl measures are a must fr develpment in hillside areas. The standards fr grading and ersin cntrl are set frth in Cunty rdinances and this manual. Gelgically Unstable Areas Develpment in gelgically sensitive areas is discuraged and tightly regulated. Reprts prepared by registered engineering gelgists may be required and must be apprved by the Cunty Gelgist prir t cnstructin. Such reprts must indicate safe building sites and any gelgic design cnsideratins that are necessary. Fr further infrmatin see the sectin in this manual entitled, plicies and Standards Pertaining t Gelgic Hazards. I1.4

132 POLICIES AND STANDARDS FOR CLUSTER, PLANNED UNIT AND CONDOMINIUM PROJECTS Reprt and Reslutin prepared by Engineering Services Divisin Dean P. Larsn, Manager (Adpted by Bard f Supervisrs n July 11, 1972) Backgrund Cluster standards fr subdivisins were develped and adpted in 1972 at a time when cluster and cndminium types f develpment in the Cunty were becming very ppular. Up t that time, there were n Cunty guidelines regarding certain n-site features f the subdivisin that were highly imprtant t future prperty wners, such as the design f private rads, street parking and lighting. Als there was uncertainty and disagreement as t whether the Cunty shuld perfrm cnstructin inspectin, ther than that which happened t cme under the purview f the building cde. Purpse The purpse f the cluster standards (which includes cndminiums, cmmunity apartments and planned unit develpments) was t prvide guidelines regarding the minimum acceptable standards fr design and quality assurance including cnstructin inspectin. Applicability t Current Prjects The fllwing digest f cluster standards and reslutin were presented t the Bard f Supervisrs n June 2, 1972; and the reslutin was adpted n July 11, The reslutin is still in effect, and there have been nly minr changes in the plicies and standards. These are described in ftntes n the varius pages. Digest f Cluster Standards (1972 Reprt) I. Creativity in rad design is encuraged. Explanatin The Department f Public Wrks* has prepared and published a bklet entitled Creative Rad Design Guide which was apprved by the Bard f Supervisrs n May 25, This bklet suggests many ideas, particularly in Chapters 6 and 7, fr the enhancement f neighbrhds by better designed rads. *NOTE: The Department f Public Wrks has been disslved. Cpies f the Creative Design Guide are n file at the Transprtatin Agency and the Central Permit Office. J1.1

133 (1972 Plicy Reprt n Cluster, Planned Unit and Cndminium Prjects) 2. Rads shall be prvided fr adequate neighbrhd traffic circulatin. Explanatin Cluster-type subdivisins shuld nt be allwed t bstruct necessary neighbrhd traffic circulatin. The maintenance f rads that carry thrugh traffic shuld be a public agency respnsibility rather than a burden n the prperty wners. 3. Rads within the subdivisin that are nt needed fr thrugh traffic may be dedicated if they are imprved t Cunty Standards. Explanatin Develpers and future prperty wners shuld be affrded the pprtunity t be relieved f the respnsibility f rad maintenance the same as wners f lts in cnventinal subdivisins if the imprvements are f equal standards. 4. Rads nt ffered fr dedicatin shall be designed in accrdance with adpted hillside standards, r equal r better design apprved by the Department f Public Wrks.* Explanatin The Cunty s adpted hillside standard has a curb-t-curb width f 24 feet with the same type f paving as valley subdivisins. If parallel n-street parking is allwed, the curb-t-curb width must be increased eight feet fr each parking lane. The Develper has the ptin f either prviding additinal ff-street parking r increasing the rad width t accmmdate such parking. 5. If the radway is nt designed fr n-street parking, it shall be psted fr n parking in accrdance with prvisins f the Vehicle Cde. Explanatin Enfrcement f n-parking regulatins n rads that are nt designed fr nstreet parking is ne f the mst serius f the rad prblems. Apprpriate signs, curb painting and curb lettering shuld be used, 6. Private vehicle access ways shuld be cnnected t Cunty rads by driveways rather than street penings. * NOTE: Public Wrks Department has been disslved. The Cunty Surveyr is nw respnsible fr apprval f the design f private rads. Explanatin The mtring public generally recgnizes driveways fr what they are and will nt accidentally enter thinking they are thrugh rads. J1.2

134 (1972 Plicy Reprt n Cluster, Planned Unit and Cndminium Prjects) 7. Diagnal r perpendicular parking may be used adjacent t private rads. Explanatin This type f parking shuld be allwed n private rads where there is lw traffic vlume prvided certain standards are met. It is custmary t design carprts fr direct entry frm these private vehicular ways and there are n particular prblems if certain design criteria are met. The present trend is t cnstruct garages rather than carprts t avid theft. Unless there is adequate setback, cars must park in the radway while the garage drs are being pened. 8. Rads shuld be lped rather than dead-end cul-de-sac. Explanatin Dead-end rads tend t becme cngested in high-density areas, particularly in times f an emergency. 9. Sidewalks shall be cnstructed unless ther adequate walkways are prvided. Explanatin Public service peple, such as mailmen, and the residents and visitrs need t have gd pedestrian access t all living units. 10. Private access rads shall be named as necessary fr addressing purpses. Explanatin Fr huse-numbering purpses, it is essential that rads be named and made a matter f public recrd. Rad names are imprtant t plice and fire agencies as well as visitrs. 11. Utility easements shall be prvided as necessary within the cmmn area. Explanatin Utility cmpanies require easements befre installing facilities. In sme cases, blanket utility easements ver the entire pen space have been prvided rather then specifying specific lcatins. Unless specific lcatins are shwn n the map and the imprvement plans, it is difficult t avid cnflicts during cnstructin and t lcate undergrund utilities after the areas have been landscaped. 12. Private access rads shall be established as multi-purpse easements unless ther easements are prvided fr present and future needs. J1.3

135 (1972 Plicy Reprt n Cluster, Planned Unit and Cndminium Prjects) Explanatin In many instances, the best lcatin fr utilities is the radway, r adjacent theret. Unless there is gd reasn nt t, it is lgical t establish radways as multi-purpse easements. 13. Street lighting shall be prvided. Explanatin Street lights are almst always needed at the intersectin f the private rad with the public rad. Other street lighting within the develpment is a matter f ttal design cncept. The Cunty has apprved standards fr bth pst-tp and cnventinal street lighting; and if street lighting is desired by the develper and the wrk is dne in accrdance with Cunty standards within prper easements, it wuld be apprpriate fr the street lights t be maintained by the Cunty. 14. Imprvement plans shall be apprved by the Department f Public Wrks.* Explanatin At the present time, the Department exercises cntrl f the design f imprvements nly if the rads are t be dedicated and maintained by the Cunty. It is in the public interest fr the rads and drainage t be designed in accrdance with certain minimum standards. 15. Cunty shall inspect rads, private vehicle access ways, strm drainage and street lighting. * NOTE: Department f Public Wrks has been disslved. Respnsibility fr plan apprval assigned t Cunty Surveyr wh crdinates the wrk with the Transprtatin Agency. Explanatin This wrk shuld be cvered in the agreement with the Bard f Supervisrs, bnded and inspected by the Department f Public Wrks during cnstructin.* 16. As-built plans shall be prepared. Explanatin It is imprtant that as-built plans be prepared and furnished t the hmewners assciatin, utility cmpanies and the Cunty fr future reference as t the exact lcatin f manhles, valves, fire hydrants and ther facilities. J1.4

136 (1972 Plicy Reprt n Cluster, Planned Unit and Cndminium Prjects) 17. Rads and utilities nt maintained by public r private agencies shall be maintained in perpetuity by the prperty wners. Explanatin It is a matter f cncern t the Department f Public Wrks that rads and ther facilities nt designed in accrdance with standards fr publicly-maintained facilities may becme a public liability. It is imprtant that the prper cntrls be exercised t avid what culd becme a very bad situatin. 18. Legal dcuments are t be apprved by the Cunty. Bard Reslutin Explanatin The manner f preparatin f legal papers, such as the articles f incrpratin, by-laws and declaratin f cvenants, cnditins and restrictins culd have a significant bearing n future Cunty liability and respnsibilities. It is imprtant that the dcuments be reviewed and apprved. WHEREAS, there is set frth in the zning rdinance and the land develpment regulatins the basic requirements fr land develpment prjects that invlve either divided r undivided wnership in real prperty and which may include, in additin theret, a separate interest in cmmn with thers in prtins f said real prperty, being such types f develpment prjects as cluster develpments, cndminiums, cmmunity apartments, planned residential develpments and similar prpsals invlving s-called cmmn areas wned as tenants-incmmn by the wners f the separate divided r undivided interests; and * NOTE: Cnstructin inspectin nw prvided by Cunty Surveyr r the Transprtatin Agency. WHEREAS, said develpments frequently have private rads and drainage systems that are nt maintained by the Cunty; and WHEREAS, said rdinances prvide fr the adptin f standards t be published in the Department f Public Wrks Standard Details Manual,* cpies f which are n file in the Office f the Bard f Supervisrs; and WHEREAS, existing adpted standards d nt make specific reference t private rads r strm drainage in said develpments; and WHEREAS, it is in the public interest t adpt certain plicies and standards with respect t the design and cnstructin f said private rads and drainage systems, J1.5

137 (1972 Plicy Reprt n Cluster, Planned Unit and Cndminium Prjects) NOW, THEREFORE, BE IT RESOLVED that the fllwing is adpted as fficial Cunty plicy with respect t private land develpment prjects that invlve separate wnerships f bth divided and undivided interests in land: 1. Creativity in rad design is encuraged as set frth in the bklet Creative Rad Design Guide, published by the Department f Public Wrks and apprved by the Bard f Supervisrs n May 25, Rads shall be prvided fr adequate neighbrhd traffic circulatin. Rads that are needed fr thrugh traffic shall be dedicated and imprved t Cunty standards fr cnventinal subdivisins. 3. Rads within the develpment which are nt needed fr thrugh traffic may be ffered fr dedicatin t the Cunty at the ptin f the develper prvided they cnfrm t Cunty standards fr cnventinal subdivisins. 4. Rads (vehicle access ways) that are nt ffered fr dedicatin t the Cunty and nt intended t be maintained by Cunty shall be designed and cnstructed in accrdance with adpted hillside standards, r ther equal r better design apprved by the Department f Public Wrks.** If parallel n-street parking is t be allwed n ne r tw ides f the rad, the design shall prvide an eight-ft width fr each parking lane in additin t the tw traffic lanes. NOTE: *See Transprtatin Agency Standard Details Manual fr the standards fr rads t be maintained by the Cunty. The cnstructin standards fr private rads are cntained in this manual. ** Public Wrks Department has been disslved. The Cunty Surveyr is nw respnsible fr apprval f the design f private rads. 5. All private rads that are nt designed fr n-street parking shall be signed fr n parking in accrdance with Sectin f the Vehicle Cde. In additin t signs, curb painting r curb lettering may be used. Enfrcement f n parking, including vehicle remval as prvided in said sectin f the Cde, shall be the respnsibility f the prperty wners. Other signs giving ntice that the rads are privately wned and maintained shall be installed in the manner prescribed in Sectin (b) f the Vehicle Cde. 6. T help avid mtrist cnfusin, private access rads generally shall cnnect t public streets with standard driveways rather than street penings. 7. Diagnal r perpendicular parking adjacent t private access rads may be apprved where there is lw traffic vlume and adequate setback and site distance fr nrmal traffic safety. J1.6

138 (1972 Plicy Reprt n Cluster, Planned Unit and Cndminium Prjects) 8. T better serve schl buses, delivery vans and fire vehicles, lp rads (rather than cul-de-sac) shall be prvided wherever it is practicable t d s. 9. Unless ther adequate walkways are prvided, sidewalks shall be cnstructed n each principal access rad and shwn n the imprvement plans. 10. Private access rads shall have street name signs as are necessary fr addressing purpses and ther signs as needed fr traffic infrmatin and regulatin. Rad names shall be shwn n the map and sign installatin wrk shall be shwn n the imprvement plans. 11. Private access rads shall be established as multi-purpse easements unless ther adequate easements are prvided fr present and future needs. 12. Well-defined utility easements apprved by utility cmpanies shall be shwn n the map and imprvement plans. 13. Street lighting shall be prvided at the intersectin f private rads with rads maintained by a public agency. Other street lighting shall be ptinal with the develper. The prperty may be annexed t the Cunty Lighting Service Area fr the purpse f street light maintenance prvided the lights are in apprpriate easements and cnstructed in accrdance with Cunty standards. 14. Imprvement plans fr each prject shall be furnished t the Department f Public Wrks fr apprval.* These plans shall shw cnstructin details in accrdance with Cunty standards fr rads, sidewalks, access ways, drainage system and any street lights t be maintained by the Cunty. The plans shall als shw fire hydrants and the type, lcatin, size and depth f undergrund utilities. 15. Cunty shall inspect the cnstructin f rads, adjacent sidewalks, vehicular access ways, strm drainage system and any street lighting facilities t be maintained by the Cunty. 16. Upn cmpletin f cnstructin wrk the Develper shall furnish as-built plans t the Cunty, utility cmpanies and hmewners assciatin. 17. Rads, strm drainage and street lighting that are nt within dedicated rights f way f apprpriate width and cnstructed in accrdance with Cunty standards fr publicly maintained rads, as well as any sewers r utilities nt maintained by public r private agencies, shall be maintained in perpetuity by the prperty wners. The declaratin f cvenants, cnditins and restrictins related t the develpment r ther apprpriate legal papers fr the develpment shall be prvided. J1.7

139 (1972 Plicy Reprt n Cluster, Planned Unit and Cndminium Prjects) 18. The articles f incrpratin, by-laws, and declaratin f cvenants, cnditins and restrictins related t the develpment shall be submitted t the Cunty fr review and apprval by the Cunty Cunsel prir t filing the parcel map r subdivisin map. PASSED AND ADOPTED by the fllwing vte: Signed/Charles A. Quinn Chairpersn, Bard f Supervisrs (7/11/72) * NOTE: Public Wrks Department has been disslved. The Cunty Surveyr is nw respnsible fr apprval f the design f private rads. J1.8

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