1992 FebruarySUPIPLEMENT
INSERTION GUIDE
CUPERTINO MUNICIPAL CODE
February, 1992
(Covering Ordinances through 1575)
This supplement consists of reprinted pages replacing existing pages in the
Cupertino Municipal Code.
Remove pages listed in the column headed "Remove Pages" and in their places
insert the pages listed in the column headed "Insert Pages."
This Guide for Insertion should be retained as a permanent record of pages
supplemented and should be inserted in the front of the code.
Remove Pages Insert Pages
Preface ..................... Preface
Checklist .................. Checklist
TEXT
378-1-378-6 ............ 378-1-378-6
517 .......................... 517
565-566/568 ............. 565-568-3
TABLES
614-5 ........................614-5
INDEX
652-1-654 ............... 653-654-1
PREFACE
The Cupertino Municipal Code, originally published by Book
Publishing Company in 1973, has been kept current by regulaz
supplementation.
During original codification, the ordinances were compiled,
edited and indexed by the editorial staff of Book Publishing
Company under the direction of Mr. David H. Adams, city
attorney.
The code is organized by subject matter under an expandable
three-factor decimal numbering system which is designed to
facilitate supplementation without disturbing the numbering of
existing provisions. Each section number designates, in se-
quence, the numbers of the title, chapter, and section. Thus,
Section 18.12.050 is Section .050, located in Chapter .12 of
Title 18. In most instances, sections aze numbered by tens (.010,
.020, .030, etc.), leaving nine vacant positions between original
sections to accommodate futw~e provisions. Similazly, chapters
and titles aze numbered to provide for internal expansion.
In parentheses following each section is a legislative history
identifying the specific sources for the provisions of that
section. This legislative history is complemented by an ordi-
nance disposition table, following the text of the code, listing by
number all ordinances, their subjects, and where they appeaz in
the codification.
Footnotes referring to applicable statutory provisions aze
located throughout the text. A subject-matter index, with
complete cross-referencing, lo~~ates specific code provisions by
individual section numbers.
This supplement brings the code up to date through Ordi-
nance 1575, passed December 2, 1991.
Book Publishing Company
201 Westlake Avenue North
Seattle, Washington 98109
(206) 343-5700
1-800-537-7881
(cnpen;no 2-~>
CHECKLIST
CUPERTINO M[JNICIPAL CODE
This checklist is included to provide a positive means for ascertaining whether your code contains all
current pages. After insertion of the 2-92 supplement, the Cupertino Municipal Code should contain the pages
indicated below. Wherever there is a dash page, it has been listed individually.
Page Number Date
1-8 ........................ (no date)
9-12 ........................... 9-91
12-1-12-2 ....................... 2-91
13-14 .......................... 9-89
Title 2:
15 ............................. 1-91
17-18 ......................... 11-86
19-20 .......................... 9-91
21-22 ....................... (no date)
23-24 .......................... 9-91
24-1 ............................ 9-91
25-28 ....................... (no date)
29-32 .......................... 9-91
33-4 .......................... 3-89
44-1 ~4-2 ....................... 3 -89
45-56 ....................... (no date)
57-60 .......................... 3-89
60-1 ............................ 3-89
61-62 ....................... (no date)
63-64 .......................... 3-89
65-66 ......................... 12-87
67-70 ....................... (no date)
70-1-70-2 ....................... 3-89
70-3-70-4 ...................... 12-91
Page Number Date
Title 4:
101 ......................... (no date)
Title 5:
103 ............................ 1-90
105-118 ..................... (no date)
119-122 ........................ 1-90
123-134 ..................... (no date)
135-136 ........................ 3-87
137-141 ..................... (no date)
142-1-142-2 ..................... 3-89
Title 6:
143 ........................... 12-91
145- 154 ..................... (no date)
155- 160 ..................... .. 12-91
160-1 -160-4 .................. .. 12-91
161- 162 ..................... ... 3-89
162-1 ........................ ... 3-89
163- 180 ..................... (no date)
Title 7:
181 ......................... (no date)
Title 8:
Title 3:
71-84 ....................... (no date)
85-86 .......................... 9-91
87-90 ....................... (no date)
91-94 .......................... 1-90
94-1 ............................ 1-90
95-96 ....................... (no date)
97-98 ......................... 10-90
99 .......................... (no date)
183-186 ..................... (no date)
187-188 ........................ 9-89
189-202 ..................... (no date)
203-204 ........................ 9-89
Title 9:
205 ........................... 12-91
207-212 ..................... (no date)
213-216 ........................ 3-87
217-222 ..................... (no date)
223-228 ........................ 3-87
(Cupertino 2-92)
Page Number Date
229-240 ..................... (no date)
240-1-240-4 .................... 12-91
241-242 ....................... 12-91
242-1-242-9 ..................... 9-91
Title 10:
243-244 ....................... 10-90
245-256 ..................... (no date)
257-258 ........................ 1-91
259-260 ....................... 10-90
260-1 .......................... 10-90
261-268 ..................... (no date)
269-270 ....................... 11-86
271-274 ..................... (no date)
275-276 ........................ 3-87
276-1 .......................... 11-86
277-281 ..................... (no date)
Title 11:
283 ............................ 1-91
285-290 ..................... (no date)
291-292 ....................... 12-87
293-294 ........................ 9-91
295-296 ........................ 2-91
296-1 .......................... 12-87
297/299 ........................ 11- 8 6
301-304 ....................... 12-91
305-306 ..................... (no date)
307-308 ........................ 9-91
308-1 ........................... 9-91
309-310 ....................... 12-87
310-1 .......................... 12-87
311-312 ........................ 3-87
313-318 ........................ 9-91
318-1 ........................... 9-91
319-320 ....................... 10-90
320-1-320-3 ..................... 9-91
321-322 ........................ 9-89
322-1 ........................... 9-89
323-324 ....................... 12-87
325-330 ....................... 11-86
331-332 ..................... (no date)
333-334 ....................... 11-86
Page Number Date
334-1-334-2 .................... 11-86
335-338 ..................... (no date)
339-340 ........................ 3-88
340-1 ........................... 3-88
341-342 ....................... 12-87
342-1-342-2 ..................... 1-91
Title 12:
343 ......................... (no date)
Title 13:
345-354 ..................... (no date)
Title 14:
355 ............................ 9-91
357-358 ..................... (no date)
359-360 ........................ 3-89
360-1 ........................... 3-89
361-364 ..................... (no date)
365-366 ........................ 4-90
367-368 ..................... (no date)
368-1-368-4 ..................... 3-89
369-378 ..................... (no date)
378-1-378-6 ..................... 2-92
379-385 ..................... (no date)
Title 15:
387 ............................ 4-90
389-398 ........................ 3-87
399/401 ......................... 9-89
40311 ..................... (no date)
412-1-412-2 ..................... 9-91
Title 16:
413 ........................... 10-90
41516 ........................ 9-89
416-1 ........................... 9-89
417-118 ........................ 5-88
41936 ..................... (no date)
437 ........................... 12-91
43 8/440 ........................ 12-91
441-~44 ........................ 9- 89
445-450 ..................... (no date)
(Cupertino 2-92) ll
Page Number Date
45152 ........................ 3-88
452-1 ........................... 3-88
45354 ......... ............ 11-86
454-1 .......................... 11-86
455-~58 ..................... (no date)
459-464 ........................ 9-89
464-1-~64-2 ..................... 9-89
464-3-X64-14 ................... 10-90
465-472 ..................... (no date)
47374 ........................ 3-88
474-1-~74-2 ..................... 3 - 8 8
47580 ........................ 3-88
480-1-480-19 ................... 10-90
Title 17:
481 ......................... (no date)
48384 ....................... 12-87
485-~86 ..................... (no date)
487-490 ....................... 12-87
491 X92 ....................... 11-86
49394 ..................... (no date)
49596 ....................... 12-87
496-1 .......................... 12-87
497-500 ..................... (no date)
501-508 ....................... 12-87
508-1-508-2 .................... 12-87
509-510 ..................... (no date)
511-512 ....................... 12-87
513-516 ..................... (no date)
Title 18:
517 ............................ 2-92
519-526 ........................ 3-87
527-530 ........................ 3-88
531-532 ........................ 3-87
533-536 ........................ 3-88
537-564 ........................ 3-87
565-568 ........................ 2-92
568-1-568-3 ..................... 2-92
Title 19:
569 ......................... (no date)
Page Number Date
Title 20:
571-588 ..................... (no date)
Tables:
589- 592 ..................... (no date)
593- 594 ..................... ... 3-89
595- 596 ..................... (no date)
5 97- 5 9 8 ..................... .. 12 -91
599-604 ..................... (no date)
605- 606 ..................... ... 9-91
606-1 ........................ .. 11- 8 6
607-610 ..................... (no date)
611- 612 ..................... .. 12-91
613- 614 ..................... ... 3-89
614-1-614-2 .................. ... 3-89
614-3 -614-4 .................. ... 9-91
614-5 ........................ ... 2-92
Index:
615-616 ..................... (no date)
617-618 ........................ 9-89
618-1 .......................... 12-87
619-620 ........................ 9-89
620-1 ........................... 9-89
621-622 ........................ 3-89
623-624 ....................... 11-86
625-626 ....................... 10-90
627-62 8 ....................... 12-91
628-1 ........................... 1-91
629-630 ....................... 10-90
6 3 0-1 .......................... 10-90
631-632 ........................ 3-88
632-1 ........................... 3- 8 8
633-634 ....................... 12-91
634-1 .......................... 12-91
635-636 ........................ 9-91
636-1 .......................... 12-91
637-638 ........................ 5-88
639-640 ....................... 12-91
641-642 ........................ 1-90
642 -1 .......................... 12 -91
643-644 ........................ 3-87
645-646 ........................ 1-90
iii ccup«t~oo z-9z>
Page Number Date Page Number Date
647-65 0 ....................... 12 - 8 7
651-65 2 ........................ 1-90
653-654 ........................ 2-92
654-1 ........................... 2-92
655-656 ........................ 3-88
657-65 8 ....................... 10-90
658a ........................... 10-90
658-1 ........................... 3-88
659-660 ........................ 9-91
661-663 ....................... 12-91
(cup«rino 2-~> iv
14.18.010
Chapter 14.18
HERITAGE AND SPECIMEN TREES
Sections:
14.18.010 Purpose.
14.18.020 Def nitions.
14.18.030 Retention promoted.
14.18.040 Designation.
14.18.050 Heritage tree list.
14.18.060 Plan of protection.
14.18.070 Recordation.
14.18.080 Identification tag.
14.18.090 Application to remove.
14.18.100 Notice list to accompany
application.
14.18.110 Appeal.
14.18.120 Permit required for removal.
14.18.130 Enforcing authority.
14.18.140 Exemptions.
14.18.150 Application for permit.
14.18.160 Director to inspect.
14.18.170 Review of application.
14.18.180 Review standards.
14.18.190 Protection during construction.
14.18.200 Protection plan before permit
granted.
14.18.210 Applicant to guarantee
protection.
14.18.220 Notice of action on
permit Appeal.
14.18.230 Penalty.
14.18.240 Severability.
14.18.010 Purpose.
In enacting this chapter, the City of Cupertino
recognizes the substantial economic, environmental,
and aesthetic importance of its tree population. The
City finds that the preservation of specimen and
heritage trees on private and public property, and
the protection of all trees during construction, is
necessary for the best interests of the City and of
the citizens and public thereof, in order to:
A. Protect property values;
B. Assure the continuance of quality develop-
ment;
C. Protect aesthetic and scenic beauty;
D. Assist in the absorption of rainwaters, thereby
preventing erosion of top soil, protecting against
flood hazards and the risk of landslides;
E. Counteract air pollutants by protecting the
known capacity of trees to produce pure oxygen
from cazbon dioxide;
F. Maintain the climatic balance (e.g. provide
shade);
G. Help decrease potential damage from wind
velocities;
H. Protect specimen and heritage oak trees.
For the above reasons, the City finds it is in the
public interest, convenience and necessity to enact
regulations controlling the care and removal of
specimen and heritage trees within the City in order
to retain as many trees as possible, consistent with
the individual rights to develop, maintain and enjoy
private and public property to the fullest possible
extent.
Specimen and heritage trees are considered a
valuable asset to the community. The protection of
such trees in all zoning districts including residential
zones is intended to preserve this valuable asset.
(Ord. 1573 § 2, 1991: Ord. 1543 § 2, 1991)
14.18.020 Definitions.
Unless otherwise stated, the following definitions
pertain to this chapter.
A. "City" means the City of Cupertino situated
in the County of Santa Clara, California.
B. "Developed residential" means any legal lot
of record, zoned single-family, duplex, agricultural
residential and residential hillside, with any structure
(principal or accessory) constructed thereon.
C. "Heritage tree" means any tree or grove of
trees which, because of factors including, but not
limited to, its historic value, unique quality, girth,
height or species, has been found by the Architec-
tural and Site Approval Committee to have a special
significance to the community.
D. "Oak tree" shall include all trees of oak ge-
nus, including, but not limited to, the Valley Oak
378-1 (Cupertino 2-92)
14.18.020
(Quercus lobata) and California Live Oak (Quercus
agrifolia).
E. "Owner" shall include the legal owner of real
property within the City, and any lessee of such
owner.
F. "Person" shall include an individual, a firm,
an association, acorporation, a co-partnership, and
the lessees, trustees, receivers, agents, servants and
employees of any such person.
G. "Private property" shall include all property
not owned by the City or any other public agency.
H. "Public property" includes all property owned
by the City or any other public agency.
I. "Specimen tree" means any one of the fol-
lowing:
1. A tree which has a trunk with a circumfer-
ence of thirty-one inches, is approximately ten or
more inches in diameter, measured at three feet
above natural grade slope;
2. A tree required to be protected as part of a
zoning, tentative map or use permit action;
3. Any oak genus, of a size described in para-
graph 1.
J. "Tree removal" means the destruction of any
specimen tree by cutting, retarding, girdling, or
applying chemicals. (Ord. 1573 § 3, 1991: Ord.
1543 § 3, 1991)
14.18.030 Retention promoted.
Heritage trees are considered an asset to the com-
munity and the pride of ownership and retention of
these species shall be promoted. (Ord. 1543 § 4.1,
1991)
14.18.040 Designation.
Upon recommendation by the Director, the Archi-
tectural and Site Approval Committee may, by
resolution, designate a tree or grove of trees as a
heritage tree(s). Prior to adoption of such a resolu-
tion, not less than ten days written notice shall be
delivered to the owner. If the owner of the property
protests the designation an appeal can be initiated.
(Ord. 1543 § 4.2, 1991)
14.18.050 Heritage tree list.
A heritage tree list shall be created and amended
by resolution. The list shall include the reason for
designation, tree circumference, species name, com-
mon name, location and heritage tree number. (Ord.
1543 § 4.3, 1991)
14.18.060 Plan of protection.
A. The Architectural and Site Approval Commit-
tee shall consider a plan of protection developed by
the Community Development Department or aCity-
retained certified arborist. The protection plan shall
include information for correct pruning, maintenance
and fertilization methods.
B. It shall be the property owner(s) responsibili-
ty to protect the tree. The plan shall be provided for
his/her use at his/her discretion in order to obtain
the retention objection. (Ord. 1543 §§ 4.4, 4.5,
1991)
14.18.070 Recordation.
Heritage and specimen trees required to be re-
tained under Section 14.81.020(I)(2), except for
trees on public property, shall have retention infor-
mation placed on the property deed via a conserva-
tioneasement infavor ofthe City, private covenant,
or other method as deemed appropriate by the Di-
rector. The recordation shall be completed by the
property owner at the time of use permit, zoning,
tentative map or initial/new building permit issu-
ance. (Ord. 1573 § 4.6, 1991: Ord. 1543 § 4.6,
1991)
14.18.080 Identification tag.
Heritage trees shall have on them an identifica-
tiontag, purchased and placed by the City, inscribed
with the following information:
CITY OF CUPERTINO
HERITAGE TREE NO. _
Please do not prune or cut
before contacting the City.
(Ord. 1543 § 4.7, 1991)
(Cupertino 2-92) 378-2
14.18.090
14.18.090 Application to remove.
If an application for heritage tree removal is
submitted, the request shall be forwazded to the
Architectural and Site Approval Committee for
review and approval. It is the applicant's responsi-
bility to provide supporting documents as requested
by staff or the Architectural and Site Approval
Committee. (Ord. 1543 § 4.8, 1991)
14.18.100 Notice list to accompany
application.
The applicant shall provide with the application
a list of names of all persons owning and/or occupy-
ing real property located within three hundred feet
of the property involved in the application. Where
a property is a multifamily dwelling with more than
four units, the name of the building manager will be
supplied on the list. Notice of the Architectural and
Site Approval Committee hearing will be mailed to
the names on the list. (Ord. 1543 § 4.9, 1991)
14.18.110 Appeal.
An appeal of the Architectural and Site Approval
Committee's decision may be submitted to the City
Council, in caze of the City Clerk within five work-
ing days of the decision. No tree shall be removed
until the appeal process has been concluded. (Ord.
1573 § 4.10, 1991: Ord. 1543 § 4.10, 1991)
14.18.120 Permit required for removal.
Except as provided in Section 14.18.140, no
person shall directly or indirectly remove or cause
to be removed any specimen or heritage tree as
herein defined, within the City limits, without fast
obtaining a permit to do so in accordance with the
procedures set forth in this chapter. (Ord. 1543 §
5.1, 1991)
14.18.130 Enforcing authority.
The Director of Community Development, or
his/her authorized representative, shall be chazged
with the enforcement of this chapter. (Ord. 1543 §
6.1, 1991)
14.18.140 E$emptions.
This chapter does not apply to the following:
A. Removal incase of emergency caused by the
hazazdous or dangerous condition of a tree, requir-
ingimmediate action for the safety of life or proper-
ty (e.g. a tree about to topple onto a principle dwell-
ing due to heavy wind velocities). A subsequent
application for tree removal must be filed within
five working days as described in Sections
14.18.150-14.18.170 of this chapter.
B. Removal of all deciduous, fruit-bearing trees.
C. An approval for the removal of any tree
granted by virtue of a zoning, use permit, variance,
tentative map, or Architectural and Site Approval
Committee application approval.
D. Removal of any tree except heritage trees or
specimen oak trees in a developed residential single-
family, residential duplex, agricultural residential,
and residential hillside zoning district.
E. Public utility actions, under the jurisdiction
of the Public Utilities Commission of the State of
California; as may be necessary to comply with their
safety regulations, or to maintain the safe operation
of their facilities. (Ord. 1543 § 7.1, 1991)
14.18.150 Application for permit.
A. Applications for specimen or heritage tree
removal permits shall be filed with the Department
of Community Development on forms prescribed by
the Director of Community Development and shall
state the number and location of the trees to be
removed, and the reason for removal of each
B. Applications for heritage tree removal shall
be referred to the Architectural and Site Approval
Committee for final review and approval in accor-
dance with Sections 14.18.090, 14.18.100 and
14.18.110. Requests shall be reviewed pursuant to
Section 14.18.110. (Ord. 1573 § 8.1 (part), 1991:
Ord. 1543 § 8.1(part), 1991)
14.18.160 Director to inspect.
Upon receipt of an application for removal of a
specimen tree, the Director of Community Develop-
ment or his/her authorized representative will, within
fourteen days, inspect the premises and evaluate the
378-3 ccap«uuc 2-~~
14.18.160
request pursuant to Section 14.18.180 of this chap-
ter. Priority of inspection shall be given to those re-
quests based on hazard or danger of disease. The
Director of Community Development may refer any
such application to another department or to the
Planning Commission or an appropriate committee
of the City for a report and recommendation. Where
appropriate, the Director of Community Develop-
ment may also require the applicant, at his own
expense, to furnish a report from astaff-approved
azborist, certified by the International Society of
Arboriculture. Applications for tree removal may be
granted, denied, or granted with conditions. The
Director of Community Development may, as a
condition of granting a permit for removal of a
specimen tree, require the applicant to replant or
replace a tree with more than one tree when justified
to replace lost tree canopy. (Ord. 1573 § 8.1 (part),
1991: Ord. 1543 § 8.1(part), 1991)
14.18.170 Review of application.
A request for removal of any heritage or speci-
men tree or tree protected by a condition of approv-
al associated with a zoning, tentative map, use per-
mit, vaziance, and Architectural and Site Approval
Committee application, will be referred to the re-
viewing body which originated the condition. Said
body shall review the request in a manner as set
forth by the procedural ordinance, Ordinance No.
652. (Ord. 1543 § 8.1(part), 1991)
14.18.180 Review standards.
Each request for tree removal shall be evaluated
based upon the standards listed under subsections A
and B below. Approval of a permit to remove a
specimen or heritage tree may be granted if one or
both of the standards is met.
A. That the tree or trees are irreversibly dis-
eased, are in danger of falling, can cause potential
damage to existing or proposed essential structures,
or interferes with private on-site utility services;
B. That the location of the trees restricts the
economic enjoyment of the property by severely
limiting the use of property in a manner not typical-
ly experienced by owners of similazly zoned and
situated property. (Ord. 1573 § 9.1,1991: Ord. 1543
§ 9.1, 1991)
14.18.190 Protection during construction.
Specimen, heritage trees and other trees required
to be retained by virtue of a zoning, subdivision, use
permit, variance, or Architectural and Site Approval
Committee application approval, and all trees pro-
tected by this chapter shall be protected during
demolition, grading and construction operations.
(Ord. 1543 § 10.1, 1991)
14.18.200 Protection plan before permit
granted.
A. A plan to protect trees described in Section
14.18.190 shall be submitted to the Director of
Public Works and to the Director of Community
Development prior to issuance of a demolition,
grading or building permit. The plan shall be pre-
pazed and signed by a licensed landscape architect
or azborist certified by the International Society of
Arboriculture and shall be approved by the Director
of Community Development. The Director of Com-
munity Development shall evaluate the tree protec-
tion plan based upon the tree protection standazds
contained in Appendix A at the end of this chapter.
B. The Director of Community Development
may waive the requirement for a tree protection plan
both where the construction activity is determined
to be minor in nature (minor building or site modifi-
cation in any zone) and where the proposed activity
will not significantly modify the ground area within
the drip line or the azea immediately surrounding
the drip line of the tree. The Director of Community
Development shall determine whether the construc-
tion activity is minor in nature and whether the
activity will significantly modify the ground area
around the tree drip line. (Ord. 1543 § 10.2, 1991)
14.18.210 Applicant to guarantee protection.
The applicant shall guazantee the protection of the
existing tree(s) on the site through a financial instru-
ment acceptable to the Director of Planning and
Development. (Ord 1543 § 10.3, 1991)
~cwP«t~oo 2-~~ 378-4
14.18.220
14.18.220 Notice of action on
permit Appeal.
A. Notice of the decision on an application for
a specimen tree removal permit by the Director of
Community Development or his designated repre-
sentative, shall be mailed to the applicant.
B. Any decision made by the Director of Plan-
ning and Development may be appealed to the City
Council. Such decision may be appealed to the City
Council by filing a written notice of appeal with the
City Clerk within ten working days after the mailing
of such notice.
C. The City Clerk shall notify the applicant of
the date, time and place for hearing the appeal. The
City Council may affirm, reverse, or modify the
decision of the Director of Community Develop-
ment, and its decision shall be final. (Ord. 1573 §
11.1, 1991: Ord. 1543 § 11.1, 1991)
14.18.230 Penalty.
A. Violation of this chapter is deemed a misde-
meanor. Any person or property owners, or his
agent or representative who engages in tree cutting
or removal without a valid tree removal permit is
guilty of a misdemeanor as outlined in Chapter 1.12
of this code and/or may be required to comply with
Sections 14.18.150-14.18.170.
B. In addition to any criminal penalty, any per-
son violating the provisions of this chapter may be
subject to civil action brought by the City Attorney
on behalf of the City seeking any appropriate legal
remedy including damages measured by the cost of
replacement of any tree removed without a permit.
As a civil penalty, the court awarding any damages
in favor of the City may, in addition to any other
remedy impose a civil penalty not to exceed treble
the amount of the damages against the violator.
C. All damages and civil penalties collected
under the provisions of this section shall be deposit-
edinto the City's street tree program to be used for
planting and/or maintaining street trees in the City.
(Ord. 1543 § 12.1, 1991)
phrase of this chapter is for any reason held to be
unconstitutional, such decision shall not affect the
validity of the remaining portions of this chapter.
The legislative body hereby declares that it would
have passed the ordinance codified in this chapter
and each, section, subsection, sentence, clause or
phrase thereof, irrespective of the fact that any one
or more sections, subsections, sentences, clauses or
phrases be declared unconstitutional. (Ord. 1543 §
13.1, 1991)
14.18.240 Severability.
If any section, subsection, sentence, clause or
3 i 8-5 (Cup«tino 2-92)
APPENDIX A
Chapter 14.18
APPENDIX A
STANDARDS FOR THE PROTECTION
OF TREES DURING GRADING
AND CONSTRUCTION OPERATIONS
The purpose of this appendix is to outline standards pertaining to the protection of trees described in
Section 14.18.200 of Chapter 14.18. The standards are broad. A licensed landscape architect or International
Society of Arboriculture certified azborist shall be retained to certify the applicability of the standards and
develop additional standazds as necessazy to ensure the property caze, maintenance, and survival of trees
designated for protection.
Standards
1. A plot plan shall be prepazed describing the relationship of proposed grading and utility trenching to
the trees designated for preservation. Construction and grading should not significantly raise or lower
the ground level beneath tree drip lines. If the ground level is proposed for modification beneath the
drip line, the azchitect/azborist shall address and mitigate the impact to the tree(s).
2.. All trees to be preserved on the property and all trees adjacent to the property shall be protected against
damage during construction operations by constructing afour-foot-high fence around the drip line, and
armor as needed The extent of fencing and armoring shall be determined by the landscape azchitect.
The tree protection shall be placed before any excavation or grading is begun and shall be maintained
in repair for the duration of the construction work.
3. No construction operations shall be carried on within the drip line area of any tree designated to be saved
except as is authorized by the Director of Planning and Development.
4. If trenching is required to penetrate the protection barrier for the tree, the section of trench in the drip
line shall be hand dug so as to preclude the cutting of roots. Prior to initiating any trenching within the
barrier approval by staff with consultation of an azborist shall be completed.
5. Trees which require any degree of fill around the natural grade shall be guarded by recognized standards
of tree protection and design of tree wells.
6. The area under the drip line of the tree shall be kept clean. No construction materials nor chemical
solvents shall be stored or dumped under a tree.
7. Fires for any reason shall not be made within fifty feet of any tree selected to remain and shall be
limited in size and kept under constant surveillance.
8. The general contractor shall use a tree service licensee, as defined by California Business and Profession-
al Code, to prune and cut off the branches that must be removed during the grading or construction.
No branches or roots shall be cut unless at first reviewed by the landscape azchitect/azborist with
approval of staff.
9. Any damage to existing tree crowns or root systems shall be repaired immediately by an approved tree
surgeon.
(cap«cino 2-n> 378-6
Title 18
SUBDI~'ISIONS*
Articles:
1 General Provisions
2 Definitions and Responsibilities
3 Maps Required
4 Subdivision Maps (Five or More Parcels)
5 Parcel Maps (Four or Less Parcels)
6 Dedications and Reservations
7 Vesting Tentative ;subdivision Maps
8 Subdivision Improvements
9 Reversions to Acreage
10 Parcel Mergers
11 Correction and Amendments of Maps
12 Enforcement of Article Provisions
13 Hillside Subdivisions
* Prior ordinance history: Ords. 47 (Revised), 47(a), 47(b), 485, 568, 581, 588,
793, 882, 1179, 1202, 1286, 1328, 1347 and 1382.
517 (Cupteatino 2-92)
18-1.1202
other public agency, or any person, fum or corpo-
ration may otherwise be entitled, and the City or
other public agency, or such person, firm or corpo-
ration may file a suit in the superior court of Santa
Clara County to restrain or enjoin any attempted or
proposed subdivision for sale, lease or financing in
violation of this title.
E. The City shall not issue a permit or grant any
approval necessary to develop any real property
which has been divided, or which has resulted from
a division, in violation of the provisions of this title
or the State Subdivision Map Act if it finds that
development of such real property is contrary to the
public health or the public safety. The authority to
deny such a permit or such approval shall apply
whether the applicant therefor was the owner of the
real property at the time of such violation or wheth-
er the applicant therefor is the current owner of the
real property with, or without, actual or constructive
knowledge of the violation at the time of the acqui-
sition of his interest in such real property.
F. The City, in issuing a permit or granting
approval for the development of any such real prop-
erty, may impose those additional conditions as
would have been applicable to the division of the
property at the time the current owner of record
acquired the property, and which has been estab-
lished at such time by this title or local ordinance
enacted pursuant thereto, except that if a conditional
certificate of compliance has been filed for record
under the provisions of this article, only such condi-
tions stipulated shall be applicable. (Ord. 1384 Ex-
hibit A (part), 1986)
18-1.1203. Certificate of Compliance.
A. Any person owning real property within the
City may request the City Engineer to determine
whether such real property complies with the provi-
sions of this tifle and the State Subdivision Map
Act.
B. Upon making such determination, the City
Engineer shall cause a certificate of compliance to
be filed for record with the County Recorder. The
certificate of compliance shall identify the real prop-
erty and shall state that the division of land com-
plies with applicable provisions of the City of Cu-
pertino Municipal Code and the State Subdivision
Map Act.
C. If the City Engineer determines that such real
property does not comply with the provisions of the
Municipal Code or State Subdivision Map Act, he
may, as a condition to granting a certificate of com-
pliance, impose such conditions as would have been
applicable to the division of the property at the tune
the current owner of record acquired the property,
and which had been established at such time by
ordinance. Upon making such a determination and
establishing such conditions, the City Engineer or
authorized representative shall cause a conditional
certificate of compliance to be filed for record with
the County Recorder. Such certificate shall serve as
notice to the property owner who has applied for the
certificate pursuant to this section, a grantee of the
property owner, or any subsequent transferee or
assignee of the property that the fulfillment and
implementation of such conditions shall be required
prior to subsequent issuance of a permit or other
grant of approval for development of the property.
Compliance with such conditions shall not be re-
quired until such time as a permit or other grant of
approval for development of such property is issued.
D. A recorded final map or parcel map shall
constitute a certificate of compliance with respect to
the parcels of real property described therein.
E. For the purposes of administration of this
section, any pazcel that is shown on the County
Assessor's maps prior to 1960 shall be considered
as a conforming pazcel.
F. A fee to be charged at actual cost shall be
charged to the applicant for making the determina-
tion and processing the certificate of compliance. A
deposit may be required to be applied towazd this
fee. (Ord. 1384 Exhibit A (part), 1986)
18-1.1204. Certificate of Noncompliance.
Whenever the City Engineer or an authorized
representative has knowledge that real property has
been divided in violation of the provisions of this
tifle or the State Subdivision Map Act, they shall
cause to be filed for record with the County Record-
5 65 cCS~p«c[ao z-s~~
18-1.1204
er a tentative notice of violation (Certificate of
Noncompliance) describing the real property in
detail, naming the owners thereof, and describing
the violation and stating that an opportunity will be
given to the owner to present evidence. At least
thirty days prior to the recording of a final notice,
the owner of the real property shall be advised in
writing of the intention to record a final notice and
specifying a time, date and place at which the owner
may present evidence as to why such notice should
not be recorded. If, after the owner has presented
/vidence, it is determined that there has been no
violation, a release of the tentative notice shall be
filed with the County Recorder. Such tentative or
final notice of noncompliance, when recorded, shall
be deemed to be constructive notice of the violation
to all successors in interest in such property. (Ord.
1384 Exhibit A (part), 1986)
(Cupertino 2-92) 566
18-1.1301
Article 13
HILLSIDE SUBDIVISIONS
Sections:
18-1.1301 Requirements.
18-1.1302 Purpose.
18-1.1303 Lot design standards.
18-1.1304 Street design standards.
18-1.1305 Lot sizes more or less 2.5
acres-Street design.
18-1.1306 Street and utility
improvements.
18-1.1307 Private driveways for two or
more parcels.
18-1.1308 Scope of regulations.
Section 18-1.1301. Requirements.
The hillside subdivision requirement prescribed
by this chapter shall apply to subdivision of land, as
defined in this title of geographical areas where the
natural average slope of the land exceeds ten per-
cent. For the purpose of this chapter, average slope
is obtained by use of the following mathematical
equation.
S=IxLx 100
A
S =Average slope of ground in percent;
I =Contour interval in feet;
L =Combined length in feet of all contours in
parcel
A =Area of parcel and square feet.
(Ord. 1575 (part), 1991)
Section 18-1.1302. Purpose.
A. The hillside subdivision regulations are in-
tended to guide parceling of hillside land in a man-
nerwhich results in harmony between human devel-
opment activities and the natural environment. To
meet that end, the ordinance relies heavily upon the
land use policies contained within the City's General
Plan. A portion of the hillside subdivision regula-
tions are discretionary in nature due to the wide
variation in the natural setting of the hillside areas
within the community. The hillside development
philosophy of the General Plan will therefore aid the
Planning Commission and City Council in their re-
view of hillside subdivision proposals.
B. The hillside subdivision regulations pertain
to the parceling of land. The Grading Ordinance,
Tree Removal Ordinance, Residential Hillside Zon-
ing Ordinance and other general and specific com-
munity ordinances also play a role in the regulation
of hillside development. (Ord. 1575 (part), 1991)
Section 18-1.1303. Lot Design Standards.
A. General. The standards listed below shall be
utilized to evaluate the lot configuration of hillside
subdivision applications. The standards augment lot
design requirements contained in applicable land use
zoning districts.
B. Lot Configuration.
1. The area of each lot shall be of sufficient size
to include the house, together with required setbacks
and yards, adequate space for access drives and off-
street parking, septic tank systems, if permitted and
any necessary cuts and/or fills.
2. The manmade environment (roads, houses,
fences) is shaped to a large degree by property lines.
Therefore, property lines shall reflect natural land
forms to the greatest extent possible. For example,
lot lines should follow the natural contour of a
hillside, not straight lines drawn for engineering
design and surveying convenience.
C. Grading.
1. Preliminary or tentative grading plans will be
required as specified in Chapter 16.08 or as a part
of the conditional approval of the map. Only mini-
mum cuts and fills will be allowed; excessive grad-
ing and large building pads will be discouraged.
(Split level houses are encouraged.)
2. A final lot grading plan and quantity estimate
may be required as part of the conditional approval
and as a part of the tract improvement plans with
guarantee by separate performance bond of one
hundred percent of cost of such lot grading and
construction of driveway approaches for the entire
tract.
.`i67 (cupertinu z-92)
18-1.1303
3. Retaining walls may be employed to resolve
ground stability problems or minimize grading.
D. Off-street Parking. Where lots have frontage
on a public roadway or private driveway having a
pavement section of less than thirty feet or on a
roadway or driveway which does not permit pazking
at the curb, each lot shall provide adequate turn-
around space and four independently functional off-
street parking spaces. The four parking spaces shall
be in addition to the required two garage or carport
spaces.
E. Frontage.
1. All lots shall front on a public street or pri-
vate driveway as provided in Section 18-1.805.
2. Where the principal frontage of a lot is by
means of a corridor, such corridor shall be at least
twenty feet wide. A lesser width for a conridor may
be approved when atwenty-foot width would not be
practical because of existing permanent structures or
topography. However, in all cases, the corridor
width must be sufficient to accommodate a safe
driveway of not less than twelve feet of improved
width, and if the length of the corridor is over one
hundred fifty feet, the usable width must be at least
eighteen feet. Where two such corridors aze com-
bined, the total access width need not exceed thirty
feet if each lot has right of access over the corridor
of the adjoining lot and the total paved width is not
less than eighteen feet. (Ord. 1575 (part), 1991)
Section 18-1.1304. Street Design Standards.
A. The design of roadways in the hillsides is
based upon the General Plan Policy of maintaining
the natural environment setting of the hillside. In
response to the General Plan Policy, public rights of
way shall be aligned in a manner to avoid trees and
riparian environments. In cases where it is necessary
to place rights of way on or neaz ridge tops, grading
for the roadways shall be minimized to reduce
visual scarring. The specific, technical road align-
ment and section standazds described in this section
are based upon he following constraints:
1. Volume of traffic;
2. Topography;
3. Public safety, particularly of fire protection;
4. Lot size and on-street parking needs;
5. Drainage requirements.
B. The specific technical standazds may be mod-
ified when it can be determined by the City Engi-
neer, asapproved by the City Council, that the strict
adherence to a specific standazd would result in
environmental degradation or create an unreasonable
economic hardship. The City Council shall make
specific findings of fact relative to environmental
degradation or economic hardship in the event a
standazd is waived. (Ord. 1575 (part), 1991)
Section 18-1.1305. Lot Sizes More or Less 2S
Acres-Street Design.
The General Plan provides for more flexible im-
provement standards for hillside developments
which have an average lot size of 2.5 acres or great-
er. Developments that result in less than 2.5 acres
per dwelling are labeled "urban fringe develop-
ment." Conversely, developments that result in 2.5
acres or greater per dwelling unit shall be labeled
"semirural developments." The average lot size per
acre computation shall be based upon the develop-
ment acreage directly used for residential purposes.
Land dedicated for public or private open space use
in cluster or conventional developments should not
be counted in the 2.5 acre average lot size standard.
A. Urban Fringe Developments.
1. Generally, the street design standazds for
hillside developments on the valley floor fringe are
compazable to the subdivision improvements within
the typical urbanized portion of the community.
However, because of vazied topography, the right-
of-way width and the improvement standards for
roadway may vazy to minimize degradation of the
environment. Rights-of--way shall be of sufficient
width to provide space for the road bed utilities and
bicycle lanes and equestrian trails as designated by
the General Plan.
The City shall maintain slope easements for all
fill slopes. The right-of--way for a slope easement
shall include an azea ten feet below the toe of fill.
2. The minimum right-of-way width and street
sections for various functional categories of roads
aze as follows:
(Cuputiao 2-92) 568
18-1.1305
a. Hillside collector right-of--way width shall be
fifty feet with the pavement section to contain thirty
feet with three feet of shoulders on each side.
b. Major roadways are roads that primarily serve
development fronting on the road and serving great-
erthan ten dwelling units. The right-of-way shall be
forty feet and the pavement width shall be twenty-
four feet with three feet of level shoulder space on
each side.
c. Minor roadways and cul-de-sacs serving less
than ten dwelling units shall be thirty feet with a
twenty-foot pavement section with three feet of
shoulder on each side.
d. Private drives may be employed where five
or fewer residential lots are to be served. The mini-
mum width for a private driveway serving five or
fewer dwellings is eighteen feet with three feet of
shoulder on either side, with the exception that a
private driveway serving one dwelling may be
twelve feet.
B. Semirural Development.
1. The street design standazds for semirural
development aze designed to result in minimal
disruption to the natural environment. The City
Engineer shall have maximum flexibility to waive
conventional street standards, as approved in each
case by the City Council.
2. The minimum right-of-way width and street
sections for various functional categories of roads
are as follows:
a. Major roadways serving greater than ten
dwelling units shall have a minimum traveled-way
width of twenty-four feet. However, this may be
reduced to avoid natural features such as topogra-
phy, vegetation, etc.
b. Minor roadways and cul-de-sacs serving ten
or fewer dwelling units shall have a minimum twen-
ty feet in traveled-way width with lessening of that
width permitted in consideration of natural features
of the area.
c. Private roads serving five or fewer dwelling
units shall have a minimum of eighteen feet in
traveled-way width. Surface shall consist of a mini-
mum of oil and screening and the slope shall not
exceed fifteen percent. Grades exceeding fifteen
percent and not greater than twenty percent for a
maximum of three hundred feet shall have a mini-
mum of asphalt or concrete surface.
d. Driveways serving individual dwelling units
shall have a minimum of traveled-way width of
twelve feet with passing turnouts as required.
Surface shall consist of a minimum of oil and
screening and the slope shall not exceed fifteen
percent. Grades exceeding fifteen percent and not
grater than twenty percent for a maximum of three
hundred feet shall have a minimum of asphalt or
concrete surface.
C. Dead-end Streets. The number of dwelling
units served by a cul-de-sac for an urban fringe or
semirural development shall normally not exceed
ten. The length shall not exceed eight hundred feet
except where topographic conditions require use of
longer cul-de-sacs. In cases where the length of cul-
de-sacs is greater than eight hundred feet, fire
hydrants shall be placed every six hundred feet with
a standard pullout located adjacent to each hydrant.
A secondary means of access may be required
where adead-end street is longer than one thousand
feet. (Ord. 1575 (part), 1991)
Section 18-1.1306. Street and Utility
Improvements.
A. Urban fringe developments.
1. Street Grades. All streets and highways shall
be graded and surfaced to widths and grades in
accordance with City standard specifications and
approved by the City Engineer. The subdivider shall
improve the extension of all subdivision streets,
highways or public ways to the intercepting paving
line of any County road, City street or State high-
way.
2. Structures, Drainage, Access/public safety.
Structures for drainage, access and/or public safety
shall be installed as deemed necessary by the City
Engineer. Such structures shall be designed and
placed to locations and grades approved by the City
Engineer.
3. Curbs and Gutters. Vertical curbs and gutters
shall be installed to locations and grades approved
by the City Engineer.
5(i8-1 (Cup«cino 2-92)
18-1.1306
4. Sidewalks. Sidewalks shall be installed to
locations and grades approved by the City Engineer.
5. Sewers, Storm Drains. Sanitary sewer facili-
ties shall be installed to serve each lot. No septic
tanks or cesspools will be permitted. Storm sewers
shall be installed as approved by the cognizant fire
department authority.
6. Water and Gas. Water mains and gas mains
shall be installed as required by the City Engineer.
Fire hydrants shall be installed as approved by the
City Engineer.
7. Street Lighting. Street lights shall be installed
by the subdivider and shall be approved by the City
Engineer.
8. Electric and Telephone. Electric and tele-
phone lines shall be installed underground as re-
quired by the City Engineer.
9. A registered landscape architect shall review
grading plans and in consort with the project and
City Engineer, shall submit a plan to prevent soil
erosion and visually screen extensive cut and fill
areas. The intent of the visual screen is to soften
grading scars. A one hundred percent effect is not
required.
B. Semirural developments.
1. Street Grades. All streets and highways shall
be graded and surface to widths and grades in accor-
dance with City standard specifications and ap-
proved by the City Engineer. The subdivider shall
improve the extension of all subdivision streets,
highways or public ways to the intercepting paving
line of an County road, City street or State highway.
2. Structures, Drainage, Access/public safety.
Structures for drainage, access and/or public safety
shall be installed as deemed necessary by the City
Engineer. Such structures shall be designed and
placed to locations and grades approved by the City
Engineer.
3. Curb and Gutter. Curb and gutter will not be
required. Drainage swales shall be provided adjacent
to roadways to contain runoff.
4. Sidewalks. Formal sidewalks will not be
required. However, pedestrian and equestrian trails
may be required where terrain permits.
5. Gas. Public facility will not be required in
lieu of other private methods such as propane, oil,
electric and new innovative system.
6. Electric. Overhead lines will be allowed with
natural setting utilized as screening technique.
Undergrounding will be required for the individual
service drop to the structure.
7. Telephone. Lines will follow the same re-
quired asfor electrical.
8. Street Lighting. Will not be required. Safety
lighting may be necessary if safety hazards can be
shown.
9. Water. Approved and accepted water system
by the City. Private individual wells will not be
accepted.
10. Sewer. Individual sanitary system approved
by the County Health Department will be permitted
or connection to a public sanitary sewer system.
11. Storm system. Adequate storm facilities shall
be provided to control erosion, dissipate high veloci-
ty due to slopes and to properly channel water to
master drainage facilities.
12. A registered landscape architect shall review
grading plans and in consort with the project and
City Engineer, shall submit a plan to prevent soil
erosion and visually screen cut and fill areas. The
intent of the visual screen is to soften grading scars.
A one hundred percent screening effect is not re-
quired. (Ord. 1575 (part), 1991)
Section 18-1.1307. Private Driveways for Two or
More Parcels.
A. An appropriate deed restriction and covenant
running with the land subject to the review and
approval of the City Attorney shall be recorded for
all parcels which share a common private drive or
private roadway with one or more parcels. The deed
restriction shall provide for the necessary reciprocal
ingress/egress easements to and from the affected
parcels. The easements shall be recorded at such
time as interest in one or more of the affected par-
cels is initially sold or transferred to another party.
B. A reciprocal maintenance agreement to be
reviewed and approved by the City Attorney, shall
be required for all parcels which share a common
(capenano z-vz) 568-2
18-1.1307
private drive or private roadway with one or more
other parcels within the tract. The agreement shall
be recorded in conjunction with recordation of the
final map. (Ord. 1575 (part), 1991)
Section 18-1.1308. Scope of RegWations.
In the event that a land qualifies as a hillside
subdivision as defined in Sections 18-1.1301-18-
1.1307, the requirements of Sections 18-1.1301-18-
1.1307 shall apply to the provisions of this title. In
the absence of regulations not established by Sec-
tions 18-1.1301-18-1.1307, the provisions of the
remainder of this title shall apply. (Ord 1575 (part),
1991)
Sfi8-3 (G~pasino 2-92)
ORDINANCE LIST
1543 Amends Ord 778, heritage and specimen
trees (14.18)
1544 Amends § 11.08.250, bicycles (11.08)
1545 Amends § 11.24.160, parking (11.24)
1546 Amends §§ 1.09.060, 1.09.140; repeals
and replaces 1.09.070, nuisance abate-
ment (1.09)
1547 Amends §§ 11.24.150 and 11.24.160,
parking regulations (11.24)
1548 Amends § 11.12.030, speed limits
(11.12)
1549 Amends § 2.32.050, Planning Commis-
sion meetings (15.49)
1550 Prezone (Special)
1551 Amends §§ 2.20.030, 2.20.040, 2.20.050,
2.20.070, 2.20.080, 2.20.100 and
2.20.110, city clerk (2.20)
1552 Amends § 11.20.020, traffic regulations
(11.20)
1553 Amends § 11.24.150, parking regulations
(11.24)
1554 Rezone (Special)
1555 Adds Ch. 9.20, off-site hazardous waste
facilities (9.20)
1556 Amends § 11.12.030, speed limits
(11.12)
1557 Amends §§ 11.20.020, traffic regulations
(11.20)
1558 Water conservation (15.32)
1559 Prezone (Special)
1560 Amends § 11.08.160, bicycles (11.08)
1561 Amends § 2.08.090(A), city council
meetings (2.08)
1562 Amends § 11.24.150, parking regulations
(11.24)
1563 Amends § 3.12.030(A), transient occu-
pancy tax (3.12)
1564 Amends § 11.24.150, parking regulations
(11.24)
1565 PERS contract amendment (Special)
1566 Amends § 11.12.030, speed limits
(11.12)
1567 Amends Ch. 16.16, electrical code
(16.16)
1568 Amends § 128.1 of Ord. 220(n, zoning
(Not codified)
1569 Adds §§ 19.21.080-19.21.140, zoning
(Not codified)
1570 Amends § 2.84.010, environmental re-
view committee (2.84)
1571 Adds Ch. 9.18, nonpoint source pollution
(9.18)
1572 Repeals and replaces Ch 6.24, garbage
collection (6.24)
1573 Amends Ord. 1543, heritage and speci-
men trees (14.18)
1574 Rezone (Special)
1575 Adds Art. 13 to T. 18, hillside subdivi-
sion requirements (18.13)
614-5 (Cupertino 2-92)
STREETS AND SIDEWALKS
Street improvements
See STREET IMPROVEMENT
Tree
appeal, hearing 14.12.110
approved
building permit requirements 14.16.090
city defined 14.16.070
definitions 14.16.070
enforcing authority 14.16.080
fee 14.16.100
public street defined 14.16.070
purpose 14.16.060
regulations 14.16.110
care, permit required 14.12.060
defined 14.08.010
definitions 14.12.020
destruction unlawful 14.12.090
enforcement authority 14.12.030
master list 14.12.040
nuisance, liability 14.12.100
owner defined 14.12.020
permit compliance required 14.16.020
planting requirements 14.12.050
public streets defined 14.12.020
public utilities, trimming permit 14.12.070
purpose 14.12.010
removal
Alley dedication
See Street
Amendment
See Map
Applicability of provisions 18-1.104
Attorney responsibilities 18-1.202.1
Certificate of correction
See Map
Citation 18-1.101
Compliance
certificate of compliance issuance 18-1.1203
certificate of noncompliance issuance 18-1.1204
required 18-1.1201
Condominium
See also Applicability of provisions
defined 18-1.201
Construction
See Improvement
Conversion defined 18-1.201
Council, city
See also COUNCIL, CITY
responsibilities 18-1.202.2
Dedication
See Park land dedication, fee payment
School
Street
Definitions, defined 18-1.201
notice 14.16.030
violation, penalty 14.16.050
replacement, depsoit 14.16.040
short title 14.16.010
trimming business, license required 14.12.080
violation, penalty 14.12.120
Underground installations, specifications,
supervision 14.08.050
Underground utilities
See UNDERGROUND UTII.ITIES
SUBDIVISION
Access
duect access
See Street
requirements 18-1.805
Design
See also Specific Design Standard
defined 18-1.201
generally 18-1.804.1
EIR defined 18-1.201
Energy conservation 18-1.804.2
Engineer, city
See also ENGINEER, CITY
responsibilities 18-1.202.3
Environmental impact report defined 18-1.201
Final map
See also Map
approval
council authority 18-1.402.5.4
engineer, planning duector authority
18-1.402.5.3
653 cc~p~R~o 2-gz>
SUBDIVISION
contents 18-1.402.4 Hillside subdivision
defined 18-1.201 applicability of provisions 18-1.1308
denial 18-1.402.5.5 common private driveway 18-1.1307
document requirements 18-1.402.5.1 lot design standards 18-1.1303
fees purpose of provisions 18-1.1302
See Map requirements generally 18-1.1301
filing 18-1.402.5.6 street
form 18-1.402.3 design standards 18-1.1304, 18-1.1305
generally 18-1.402.1 improvements 18-1.1306
improvement agreement approval utility improvements 18-1.1306
See approval Improvement
multiple final maps submittal 18-1.402.5.7 acceptance
preparation authority consideration 18-1.812.1
See generally partial acceptance 18-1.812.3
required when 18-1.302 agreement approval
review by engineer 18-1.402.5.2 See FINAL MAP
soils report agreement requirements 18-1.807
See documents required completion
survey required 18-1.402.2 five or more parcels 18-1.811.1
Fire station reservation four or fewer parcels 18-1.811.2
See Reservations notice 18-1.812.2
Five or more parcels time extension 18-1.811.3
final map requirements conswction
See Final map commencement, materials, methods 18-1.809
improvements completion preconswction conference 18-1.810.2
See Improvement deferral agreement 18-1.803.1
parcel map requirements deficiency list
See Parcel map See final inspection
tentative map requirements defined 18-1.201
See Tentative map final inspection
Four or fewer parcels See Inspection
improvements completion generally 18-1.802.1
See Improvement inspection
parcel map requirements final 18-1.810.3
See Parcel map generally 18-1.810.1
Frontage plans
deferral agreement See Improvement security
See Improvement standard defined 18-1.201
requirements 18-1.802.2
General plan, conformance required 18-1.103
cc~p~R~o 2-~~ 654
SUBDIVISION
Improvement plans
approval 18-1.806.6
contents 18-1.806.3
form 18-1.806.2
preparation 18-1.806.1
review by engineer 18-1.806.5
revision
cost liability 18-1.806.7.3
engineer request 18-1.806.7.2
subdivider request 18-1.806.7.1
supplementary plans 18-1.806.4
Improvement security
amount 18-1.808.3
form 18-1.808.2
maintenance deposit 18-1.808.4
material, labor security release 18-1.808.7.2
performance security release 18-1.808.7.1
reduction 18-1.808.6
required 18-1.808.1
warrant security
release 18-1.808.7.3
requirements 18-1.808.5
Library reservation
See Reservations
Lot defined 18-1.201
Lot line adjustment defined 18-1.201
Maintenance deposit
See Improvement security
Map
amendment
approval 18-1.1103
fee 18-1.1105
filing 18-1.1104
permitted when 18-1.1101
preparation 18-1.1102
certificate of correction
See amendment
fees 18-1.304
654-1 (Cl~pertino 2-92)