Chapter 22.24 — TENTATIVE PARCEL MAPS

The form and contents, submittal, and approval of tentative parcel maps shall conform to the pro-visions of this section. The tentative parcel map shall be prepared by a registered Civil Engineer or licensed Land Surveyor. ('86 Code, § 22.24.010) (Ord. 4120, passed - - )

The tentative parcel map shall be clearly and legibly drawn on one sheet. The scale shall be as approved by the City Engineer and all lettering shall be 1/8-inch minimum in height. The final form shall be as approved by the City Engineer.

('86 Code, § 22.24.020) (Ord. 4120, passed - - )

(A) The tentative map shall show the following in formation:

• (1) Name, address of legal owner, sub-divider, and the person preparing the map, including registration number or license number;

• (2) Assessor's parcel number;

• (3) Date prepared, north arrow, scale, contour interval and date and source of existing contours;

• (4) Existing and proposed land use;

• (5) A vicinity map, sufficient to show the relation to the local community;

• (6) Existing topography of the site and at least 100 feet from its boundary, including but not limited to:

• (a) Existing contours at two-foot intervals, if the existing ground slope is less than 10% and not less than five-

foot intervals for existing ground slopes of 10% or more. Existing contours shall be represented by screened or dashed lines;

(b) The approximate location and outline of existing structures identified by type. Structures to be removed shall be so marked;

• (c) The location, width, and direction of flow of each watercourse;

• (d) The location, pavement, and right-of-way width, and grade and name of existing streets or highways.

• (e) The location, size, and slope of existing storm drains. The location of existing overhead utility on peripheral.

• (f) The location, width and identity of existing easements;

• (7) Any improvements proposed by the owner shall be shown;

• (8) If the site is to be graded, proposed contours shall be shown or an approved grading plan shall be submitted;

• (9) The proposed lot layout and lot areas;

• (10) Proposed easements or rights-of-way;

• (11) A preliminary report of title showing the current vested owner:

• (12) A soils and/or engineering geology report may be required by the City Engineer.

• (B) The City Engineer or Director of Community Development may waive any of the above requirements if the

location or nature of the proposed subdivision does not need compliance with these requirements; or may require additional information as deemed necessary.

• ('86 Code, § 22.24.030) (Ord. 4120, passed - - ; Am. Ord. 4735, passed 5-14-18)

The time limits set forth in this chapter for taking action on tentative parcel maps shall not be deemed to commence until the land division is found exempt or an initial study is completed and a negative declaration or environmental impact report, as appropriate, is prepared, processed and a final environmental document, prepared in accordance with the provisions of the California Environmental Quality Act (Cal. Pub Res. Code §§ 21000 et seq.), is available for concurrent consideration with the tentative parcel map. The subdivider shall provide such additional data and information and shall deposit and pay such fees as may be required for the prepara-tion and processing of environmental review docu-ments pursuant to the city's procedures for imple-mentation of the California Environmental Quality Act.

('86 Code, § 22.24.040) (Ord. 4120, passed - - )

The tentative parcel map shall be considered for filing only when such map conforms to §§ 22.24.030 and 22.24.040, and has been submitted and accepted by the Director of Community Development and all application fees have been paid in full. The subdivider shall file with the Department of Community Development the number of tentative maps the Director may deem necessary.

('86 Code, § 22.24.050) (Ord. 4120, passed - - ; Am. Ord. 4735, passed 5-14-18)

Notwithstanding any other provisions of this chapter, the Director of Community Development approves, conditionally approves or denies tentative parcel maps for by right projects, utilizing the findings and standards set forth in this chapter and state law. Such consideration will not include a public hearing. The Director of Community Development must post any decision concerning a tentative parcel map for a by right project at City Hall and on the city website and provide mailed notice of such decision to all owners of real property as shown on the latest equalized assessment roll within 300 feet of the real property that is the subject of the map. Such decision is subject to appeal to the City Council in the same manner as set forth in § 22.24.110, with the appeal period commencing five calendar days after the mailed notice is sent out.

(Ord. 4828, passed 2-26-24)

(A) Upon receipt of a valid application and completion of the Development Review Committee conference, the Director of Community Development shall set the matter for public hearing before the Planning Commission, if the Planning Commission is the review authority, and provide notice of the hearing. If the Director of Community Development is the review authority for a tentative map, notice of the pending application shall be given stating that no public hearing will be held on the application unless requested by the applicant or other person(s) in writing and is received by the Director of Community Development within ten days of the mailed and published notice. If a timely request for public hearing is received, the Director of Community Development has the discretion to determine whether the hearing shall be held before the Director or the Planning Commission, and shall set the matter for public hearing and provide notice of the hearing. All noticing required by this division shall be pursuant to Cal. Gov't Code §§ 65090 and 65091.

(B) In addition, in the case of a proposed con-version of residential real property to a condominium project, community apartment project or stock co-operative project, notice shall be given as required by Cal. Gov't Code § 66451.3(b). All costs of such notice shall be computed by the City Clerk and paid by the subdivider as part of the application fee for the condominium conversion.

(C) Cal. Gov't Code § 66453 provides that a local agency may make recommendations concerning proposed subdivisions to any adjoining city or adjoining unincorporated area within three miles of the local agency. That section of the Map Act provides that a local agency which desires to make recommendations, shall file with the adjoining agency a map indicating the territory in which it desires to make the recommendations. When the city receives such a territorial map, it shall thereafter transmit to the agency one copy of each tentative map of subdivisions located wholly or partially within the territory outlined on the map. The agency must respond within 15 days of receipt of the tentative map. The recommendations of the agency shall be taken into consideration before action is taken on the tentative map. The changes shown on the draft should be incorporated to reflect these requirements.

('86 Code, § 22.24.070) (Ord. 4120, passed - - ; Am. Ord. 4735, passed 5-14-18; Am. Ord. 4847, passed 6-23-25)

The Planning Commission, or the Director of Community Development as provided in AMC §§ 22.08.060 and 23.30.070, shall hear all the evidence and recommendations, at a public hearing, if required, and shall approve, conditionally approve or disapprove the tentative parcel map within 50 days of the filing thereof, a completed application. If an environmental impact report is prepared for the tentative parcel map, the 50-day period specified above shall not be applicable and the Planning Commission or Director of Community Development shall render its decision within 45 days after certification of the environmental impact report. The decision of the Planning Commission may be recorded in the form of a resolution. If a resolution is prepared it shall contain the facts and reasons upon which the decision was based, and include the finding that the division is or is not consistent with the City General Plan, or any applicable specific plans, or other applicable ordinances or policies. The Secretary of the Planning Commission shall thereafter report the Commission's decision in writing to the applicant within ten days of the action. Such action by the Planning Commission, or the Director of Community Development, shall become final in the absence of any appeal. Time limits specified herein shall be modified only to the extent provided for in the Map Act.

('86 Code, § 22.24.080) (Ord. 4120, passed - - ; Am. Ord. 4847, passed 6-23-25)

(A) In determining whether to approve or disapprove an application for a tentative map, the Planning Commission or Director of Community Development shall apply only those ordinances, policies and standards in effect at the date the Director of Community Development has determined that the application is complete, pursuant to Cal. Gov't Code § 65943, except in the following instances:

(1) The city has initiated proceedings to modify land use regulations by way of ordinance, resolution or motion.

(2) The city has published legal notice containing a description sufficient to notify the public of the nature of the proposed change in the applicable general or specific plans, and zoning or subdivision ordinances.

(3) Whenever the city has performed both (1) and (2), it may apply any ordinances, policies or standards enacted or instituted as a result of those proceedings which are in effect on the date the Planning Commission approves or disapproves the tentative map.

(B) If the applicant requests changes in applicable ordinances, policies or standards in connection with the same development project, any ordinances, policies or standards adopted pursuant to the applicant's request shall apply.

(C) The Planning Commission or Director of Community Development (or on appeal, the City Council) may modify or delete any of the conditions of approval recommended in the Community Development Department's report, except conditions required by city ordinance or by the City Engineer related to public health and safety or to standards approved by the City Engineer. The Director of Community Development, Planning Commission and City Council may add additional requirements as a condition of their approval.

('86 Code, § 22.24.090) (Ord. 4120, passed - - ; Am. Ord. 4735, passed 5-14-18; Am. Ord. 4847, passed 6-23-25)

• (A) The tentative map may be denied by the Director of Community Development or by the Planning Commission on any of the grounds provided by city ordinance or the Subdivision Map Act.

• (B) The Director of Community Development or Planning Commission shall deny approval of the tentative map if it makes any of the following findings:

• (1) That the proposed map is not consistent with applicable general and specific plans;

• (2) That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans;

• (3) That the site is not physically suitable for the type of development;

• (4) That the site is not physically suitable for the proposed density of development;

(5) That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. However, if an environmental impact report was prepared for the project and a finding was made pursuant to subdivision (c) of Cal. Pub. Res. Code § 21081 that specific economic, social other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report, the Planning Commission, Director of Community Development and/or City Council, may still approve the tentative map;

• (6) That the design of the subdivision or the type of improvements is likely to cause public health problems;

• (7) That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the

governing body may approve a map if it finds that alternate easements for access or for use will be provided, and that these will be substantially equivalent to easements previously acquired by the public. This division shall apply only to easements of record and to easements established by judgment of a court of competent jurisdiction. No authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.

('86 Code, § 22.24.100) (Ord. 4120, passed - - ; Am. Ord. 4847, passed 6-23-25)

If any interested party or the applicant who filed the tentative parcel map is dissatisfied with any requirement, ruling, finding, or disapproval by the Director of Community Development or Planning Commission with respect to the map or the kinds, nature, and extent of the improvements and conditions imposed, he shall within ten days after such action appeal in writing to the City Council for relief. The written appeal shall be filed with the City Clerk and shall set forth the grounds and reasons for such and appeal. The City Council may sustain, modify, or overrule any such requirements, ruling, finding, or disapproval of the Director of Community Development or Planning Commission, respectively, and may modify the kinds, nature, and extent of any improvements required. The City Council shall consider such appeal within 30 days of its filing with the City Clerk. The appeal hearing shall be a public hearing with notice being given pursuant to § 22.24.070 of this title and with additional notices to be given to the subdivider and

affected interested persons in a similar manner. The decision of the City Council shall be final, and upon making its decision, the City Clerk shall, within ten days, mail a written report of the outcome directly to the applicant or owner and to the various city departments. Pursuant to Cal. Gov't Code § 66451.2, fees shall be collected from the subdivider or from persons appealing or filing a complaint, for expenses incurred in addressing the appeal or complaint. The specific fee shall be set by the City Council resolution.

('86 Code, § 22.24.110) (Ord. 4120, passed - - ; Am. Ord. 4847, passed 6-23-25)

The time limits set forth above for acting on the tentative map may be extended by mutual consent of the subdivider and the designated review authority in accordance with the provisions of the Map Act. ('86 Code, § 22.24.120) (Ord. 4120, passed - - ; Am. Ord. 4847, passed 6-23-25)

The expiration period, procedures for extension of time and other limitations specified in § 22.20.140 of this title shall apply.

('86 Code, § 22.24.130) (Ord. 4120, passed - - )

Pursuant to Cal. Gov't Code § 66413, if a final map has not been approved or the final act not taken prior to annexation of the area including the subdivision by the city, the subdivider shall be subject to all requirements for a tentative parcel map as specified in this chapter.

('86 Code, § 22.24.140) (Ord. 4120, passed - - )