Chapter 16.20 — PARCEL MAP

(A) This chapter sets forth the procedure for the processing, approving, conditionally approving, disapproving and filing of parcel maps in the city. The requirements as to form for parcel maps, and the procedures to be used for dedications thereon, are governed by the Subdivision Map Act. The requirements as to content of parcel maps are governed by this chapter and the Subdivision Map Act.

(B) A parcel map is allowed to be used for residential subdivisions of four or fewer lots, and for subdivisions of greater than four lots on land zoned for industrial or commercial development, subject to the limitations set forth in Government Code § 66426(c). The subdivider shall submit a preliminary review application for the parcel map pursuant to Chapter 17.102 before submitting a parcel map application.

(`78 Code, § 16.20.010.) (Ord. 3417 § 5, 2025; Ord. 1522 § 2 (part), 1978.)

Parcel maps shall provide for the dedications of land, rights-of-way and easements, payment of fees and construction of all offsite and on-site improvements as required by Chapters 16.08 and 16.24. The standards and improvements are reasonable requirements for parcel map subdivisions in light of the provisions of the General Plan and the city's master plans.

(`78 Code, § 16.20.020.) (Ord. 3417 § 5, 2025; Ord. 1522 § 2 (part), 1978.)

In instances when the Subdivision Map Act would otherwise require a parcel map, such parcel map may be waived by the Board of Zoning Adjustment if all the requirements of §§ 16.20.040 through 16.20.060 are met. (`78 Code, § 16.20.030.) (Ord. 3417 § 5, 2025; Ord. 2047 § 6 (part), 1991; Ord. 1854 § 1, 1987; Ord. 1522 § 2 (part), 1978.)

An application for a parcel map waiver shall be filed with the Director on such form and accompanied by such information and fee as may be required, together with an acceptable description and drawing of the existing parcel and the parcel to be created.

(`78 Code, § 16.20.040.) (Ord. 3417 § 5, 2025; Ord. 2047 § 6 (part), 1991; Ord. 1522 § 2 (part), 1978.)

The Board of Zoning Adjustment shall consider the application for a parcel map waiver within 60 days after it is deemed complete without a notice or a public hearing. Before waiving any parcel map, the Board must first find that the proposed division of land complies with Title 17 and all requirements of this code as to area, improvement and design, floodwater drainage control, appropriate improved streets along with street lights and utility connections, sanitary disposal facilities, water supply availability, environmental protection, survey control and with all other requirements of the Subdivision Map Act and city ordinances enacted pursuant thereto.

(`78 Code, § 16.20.050.) (Ord. 3417 § 5, 2025; Ord. 2047 § 6 (part), 1991; Ord. 1854 § 2, 1987; Ord. 1522 § 2 (part), 1978.)

If a waiver is granted, a certificate of compliance shall be provided to the applicant in a form suitable for recordation describing the real property involved, naming its owners as shown on the waiver application, stating that a parcel map waiver has been granted by the Board of Zoning Adjustment and setting forth the date of the waiver. The certificate of compliance shall be recorded by the applicant within 30 days of the decision by the Board of Zoning Adjustment. (`78 Code, § 16.20.060.) (Ord. 3417 § 5, 2025; Ord. 2047 § 6 (part), 1991; Ord. 1522 § 2 (part), 1978.)

Requirements for the construction of all improvements to be made pursuant to this chapter and Chapter 16.24 shall be noticed by certificate on the recorded parcel map.

(`78 Code, § 16.20.070.) (Ord. 3417 § 5, 2025; Ord. 1522 § 2 (part), 1978.)

Except as otherwise provided in the conditions of approval for a parcel map, subdivider shall construct all improvements required by this chapter and Chapter 16.24, as applicable, prior to the issuance of a building permit or other grant of approval for development. The subdivider shall enter into an improvement agreement and post financial security with the city pursuant to § 16.24.040.

(`78 Code, § 16.20.080.) (Ord. 3417 § 5, 2025; Ord. 1522 § 2 (part), 1978.)

The parcel map is subject to compliance with the California Environmental Quality Act. (Ord. 3417 § 5, 2025; Ord. 1522 § 2 (part), 1978..)

A parcel map shall be filed with the staff of the Planning and Development Department. (`78 Code, § 16.20.100.) (Ord. 3417 § 5, 2025; Ord. 1522 § 2 (part), 1978.)

Once the application is deemed complete by city staff, the planning division staff shall, within 60 days, prepare a written report to the Planning and Housing Commission including proposed findings of facts and conditions of approval, if applicable, on the proposed project, and a recommendation to the City Council that the parcel map either be approved or denied according to the findings presented in the staff report.

(`78 Code, § 16.20.110.) (Ord. 3417 § 5, 2025; Ord. 1522 § 2 (part), 1978.)

The parcel map shall be heard by the Planning and Housing Commission at a noticed and advertised public hearing in conformance with state law.

(Ord. 3417 § 5, 2025.)

The Planning and Housing Commission staff report on the parcel map shall be in writing, and a copy thereof shall be available to the subdivider and the public at least three days before any Planning and Housing Commission hearing on the map.

(`78 Code, § 16.20.120.) (Ord. 3417 § 5, 2025; Ord. 1522 § 2 (part), 1978.)

Following the determination by the Planning and Housing Commission, the Planning and Housing Commission Secretary shall forward the determination to the City Council within ten days or the next regularly scheduled meeting, whichever is later. The Council may continue the map from time to time, but shall approve, conditionally approve or disapprove it within the time limits established by state law.

(`78 Code, § 16.20.130.) (Ord. 3417 § 5, 2025; Ord. 1522 § 2 (part), 1978.)

(A) As an alternative to the procedure in § 16.20.130, any interested person adversely affected by the recommendation of the Planning and Housing Commission may file an appeal with the City Council concerning the Planning and Housing Commission recommendation. The appeal shall be filed with the City Clerk within five days of the Planning and Housing Commission determination and shall be accompanied by the fee established by resolution of the City Council. The City Clerk shall set the matter for a de novo hearing. The hearing shall be held within 30 days after the filing of the appeal.

(B) Upon conclusion of the hearing, the City Council shall, within seven days, declare its findings based upon the testimony and materials produced before it or the Planning and Housing Commission. The City Council may sustain, modify, reject or overrule any recommendations of the Planning and Housing Commission, and may make any findings consistent with state law or local ordinance.

(Ord. 3417 § 5, 2025.)

The time limits specified in this chapter for reporting and acting upon maps may be extended by mutual consent of the subdivider and the Planning and Housing Commission or City Council. (`78 Code, § 16.20.140.) (Ord. 3417 § 5, 2025; Ord. 1522 § 2 (part), 1978.)

After a parcel map is approved according to state law and this chapter, no change to the wording or impact of any parcel map condition of approval or an amendment to an approved parcel map not yet recorded shall be made except by means of a resubmitted parcel map or by an administrative letter of modification approved by the Director according to the provisions of § 16.12.070.

(Ord. 3417 § 5, 2025.)