Chapter 22.20 — TENTATIVE TRACT MAP

The form and contents, application requirements and approval of tentative maps for a proposed subdivision shall be in accordance with the Map Act and this title. The tentative tract map shall be prepared by a registered Civil Engineer or licensed Land Surveyor.

('86 Code, § 22.20.010) (Ord. 4120, passed - - )

After reviewing the requirements of this section, it is desirable that the subdivider confer with the city planning and engineering staff before preparing and filing a tentative map.

('86 Code, § 22.20.020) (Ord. 4120, passed - - )

(A) The tentative map shall be prepared in a manner acceptable to the Director of Community Development and the City Engineer and shall be prepared by a registered Civil Engineer or licensed Land Surveyor.

• (B) The tentative map shall be clearly and legibly drawn on one sheet at a scale not less than 100 feet to the inch

(1" = 100') and shall contain not less than the following:

(1) A title which shall contain the sub-division number assigned by the County Engineer, subdivision name, and type of subdivision;

(2) Name, address, and telephone number of legal owner, subdivider, and person preparing the map (including registration number);

• (3) Sufficient legal description to define the boundary of the proposed subdivision;

• (4) Date, north arrow, scale, and contour interval;

• (5) Existing and proposed land use;

• (6) A vicinity map showing roads, adjoining subdivisions, towns, creeks, railroads, and other data sufficient to locate the proposed subdivision and show its relation to the community;

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

(a) Existing contours at two-foot intervals if the existing ground slope is less than 10% and at not less than fivefoot intervals for existing ground slopes equal to or greater than 10%. Contour intervals shall not be spread more than 150 feet apart. Existing contours shall be represented by dashed lines or by screened lines.

(b) Type, circumference and dripline of existing trees as defined by Chapter 8 of Title 3 (Preservation of Trees on Private Property) of this code. Any trees proposed to be removed shall be so indicated.

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

(d) The approximate location of all areas subject to inundation or storm water overflow and the location, width and direction of flow of each water course.

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

• (f) The widths, location and identity of all existing easements.

(g) The location and size of existing sanitary sewers, water mains and storm drains. The approximate slope of existing sewers and storm drains shall be indicated. The location of existing overhead utility lines on peripheral streets.

• (h) The source and date of existing contours.

• (8) Proposed improvements to be shown shall include but not be limited to:

• (a) The location, grade, centerline radius and arc length of curves, pavement, right-of-way width and name of all streets. Typical sections of all streets shall be shown.

• (b) The location and radius of all curb returns and cul-de-sacs.

• (c) The location, width and purpose of all easements, including the instrument number of the document recording the easement.

• (d) The angle of intersecting streets if such angle deviates from a right angle by more than 4°.

(e) The approximate lot layout and the approximate dimensions of each lot and of each building site. Engineering data shall show the approximate finished grading of each lot, the pre-liminary design of all grading, the elevation of proposed building pads, the top and toe of cut and fill slopes to scale and the number of each lot.

(f) Proposed contours at two-foot intervals shall be shown if the existing ground slope is less than 10% and shall be shown at five-foot intervals for existing ground slopes of 10% or more. A separate grading plan may be submitted.

• (g) Proposed recreation sites, trails and parks for private or public use.

• (h) Proposed common areas and areas to be dedicated to public open space.

• (i) The location and size of sanitary sewers, watermains and storm drains. Proposed slopes and approximate elevations of sanitary sewers and storm drains shall be indicated;

• (9) The name or names of any geologist or soils engineer whose services were required in the preparation of the design of the tentative map;

• (10) All lettering size shall be €" minimum;

• (11) If the subdivider plans to develop the site in units, the proposed units and their proposed sequence of construction shall be shown;

(12) The City Engineer or Director of Community Development may waive any of the above tentative map requirements if the type of subdivision does not need to comply with these requirements, or that other circumstances justify a waiver. The City Engineer or Director of Community Development may require other drawings, data or information as deemed necessary.

('86 Code, § 22.20.030) (Ord. 4120, passed - - ; Am. Ord. 4735, passed 5-14-18)

The tentative map shall be accompanied by the following data or reports:

(A) Soils report. A preliminary soils report prepared in accordance with the city's grading ordinance shall be submitted. If the preliminary soils report indicates the presence of critically expansive soils or other soil problems which, if not corrected, would lead to structural defects, the soils report accompanying the final map shall contain an investigation of each lot within the subdivision.

(B) Engineering geology and/or seismic safety report. A preliminary engineering geology and/or seismic safety report, prepared in accordance with guidelines established by the Community Development Department, is required if the subdivision lies within a “medium risk” or “high risk” geologic hazard area, as shown on maps on file in the Community Development Department.

(C) Title report. A preliminary title report, or other suitable evidence, showing the legal owners at the time of filing the tentative map.

(D) Environmental impact study. The time limits set forth in this chapter for taking action on tentative maps shall not be deemed to commence until the subdivision is found exempt or an initial study is completed and a negative declaration or environ-mental 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 map. The subdivider shall provide such additional data and information and deposit and pay such fees as may be required for the preparation and processing of environmental review documents pursuant to the city's procedures for implementation of the California Environmental Quality Act.

(E) Other reports. Any other data or reports reasonably deemed necessary by the Director of Community Development or as required by the condo-minium conversion ordinance or other ordinances of the city. ('86 Code, § 22.20.040) (Ord. 4120, passed - - ; Am. Ord. 4735, passed 5-14-18)

(A) The tentative map shall be considered for filing only when such map conforms to § 22.20.030, when all accompanying data or reports, as required by § 22.20.040, have been submitted and accepted by the Director of Community Development and the City Engineer and all required application fees have been paid in full.

(B) The subdivider shall file with the Director of Community Development the number of tentative maps the Director may deem necessary.

('86 Code, § 22.20.050) (Ord. 4120, passed - - ; Am. Ord. 4735, passed 5-14-18)

(A) The Department of Community Development shall forward copies of the tentative map to the following agencies which may, in turn, forward to the Director of Community Development, their findings and recommendations. Public agencies and utilities shall certify that the subdivision can be adequately served. These agencies include: City Department of Public Works, City Police Department, City Fire Department, City Community Development Department, local school district, and other affected agencies or property owners as deemed necessary by the Director of Community Development.

(B) Within ten days of the filing of a tentative map, the Community Development Department shall send notice of the filing of the tentative map to the governing board of any elementary, high school or unified school district within the boundaries of which the subdivision is proposed to be located. The notice shall also contain information about the location of the proposed subdivision, the number of units, density, and any other information which would be relevant to the affected school district. The Governing Board may review the notice and may send a written report to the agency required by law to approve the tentative map. The report shall indicate the impact of the proposed subdivision on the affected school district and shall make recommendations as the Governing Board of the district deems appropriate. In the event the school district fails to respond within a 15 working day period from receipt of notice of the tentative map, the failure shall be deemed approval of the proposed subdivision by the school district. The Planning Commission shall consider the report from the school district in approving, conditionally approving or denying the tentative map.

(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 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 sub-divisions 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, § 22.20.060) (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 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 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 § 22.20.120, 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 cooperative project, notice shall be given as required by Cal. Gov't Code § 66451.3. 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.

('86 Code, § 22.20.080) (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 23.23.060, shall render approval, conditional approval, or disapproval of a tentative map of a subdivision within 50 days after a complete application for such map has been filed. If an environmental impact report is prepared for the tentative 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. Time limits specified herein shall be modified only to the extent provided for in the Map Act. ('86 Code, § 22.20.090) (Ord. 4120, passed - - ; Am. Ord. 4847, passed 6-23-25)

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 unless otherwise provided by state law:

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

(C) Whenever the city has performed both (A) and (B), 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 or Director of Community Development approves or disapproves the tentative map.

(1) 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.

(2) 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, § 22.20.100) (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 Planning Commission (or on appeal, may be denied by the City Council) on any of the grounds provided by city ordinances or the Subdivision Map Act.

(B) The Director of Community Development, Planning Commission and/or City Council 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 Cal. Pub. Res. Code § 21081(a)(3) and (b) that specific economic, social and other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report then 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 serious public health problems;

(7) That the design of the subdivision or the type of improvements will conflict with ease-ments, 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, § 22.20.110) (Ord. 4120, passed - - ; Am. Ord. 4847, passed 6-23-25)

Written appeals concerning the tentative map may be filed by the subdivider, by interested persons adversely affected, or by any tenant of the subject property in the case of a conversion of residential real property to a condominium project community apartment project or stock cooperative project. Such appeals shall be filed with the City Clerk and shall be set for hearing before the City Council in accordance with the time limits and guidelines set forth in Cal. Gov't Code § 66452.5. Pursuant to Cal. Gov't Code § 66451.2, fees shall be collected from the subdivider or from persons appealing or filing the complaint, for expenses incurred in addressing the appeal or complaint. The specific fee shall be set in accordance with Chapter 22.76.

('86 Code, § 22.20.120) (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 Cal. Gov't Code § 66451.1. ('86 Code, § 22.20.130) (Ord. 4120, passed - - ; Am. Ord. 4847, passed 6-23-25)

(A) An approved or conditionally approved tentative map shall expire 24 months following such approval, if the final map has not been approved by the City Engineer, unless permission to extend the expiration period is granted by the designated review authority. Such extension of time shall not exceed an additional 12 months.

(1) However, pursuant to Cal. Gov't Code § 66452.6(a), if the subdivider is subject to a requirement of $125,000 or more to construct, improve or finance the construction or improvement of public improvements outside the boundaries of the tentative map, each filing of a phase of a multiple final map authorized by § 22.64.080 in this title, shall extend the expiration of the approved tentative map 36 months from the original or extended expira-tion date, or 36 months from the date of recordation of the previous phase map. Such extensions shall not extend the tentative map more than ten years beyond the original approval date. “Public Improvements” include traffic control, streets, roads, highways, freeways, bridges, overcrossings, streets, inter-changes, flood control or storm drain facilities, sewer facilities, water facilities and lighting facilities.

(2) A tentative map on property subject to a development agreement with the city or redevelop-ment agency may be extended for the period of time provided for in the agreement, but not beyond the duration of the agreement.

(B) The time periods specified in (A) above shall not include any period of time during which a development moratorium or lawsuit affecting the property is in effect, pursuant to Cal. Gov't Code § 66452.6(b), (c), and (f).

(C) The subdivider shall file a request with the City Engineer to extend the expiration of an approved tentative map no less than 15 days prior to the expiration date. Such filing shall automatically extend the expiration date for 60 days,

or until the request is approved, conditionally approved or denied by the designated review authority, whichever occurs first. The subdivider may appeal the actions of the designated review authority to deny the request, to the City Council, within ten days following such action.

('86 Code, § 22.20.140) (Ord. 4120, passed - - ; Am. Ord. 4847, passed 6-23-25)

(A) Amendments to an approved tentative map shall be submitted to the Department of Community Development, for review and approval by the designated review authority. Applications for amendments shall conform to the requirements of the Director of Community Development and the city accompanied by the appropriate fee as established by resolution of the City Council.

(B) Amendments shall be reviewed in the same manner as the initial approval, and the Director of Community Development shall prepare a written report concerning such amendment for consideration by the designated review authority.

(C) Actions on requested amendments shall not alter or extend the expiration date of the originally approved tentative map.

('86 Code, § 22.20.150) (Ord. 4120, passed - - ; Am. Ord. 4735, passed 5-14-18; Am. Ord. 4847, passed 6-23-25)

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

('86 Code, § 22.20.160) (Ord. 4120, passed - - )