American Canyon Municipal Code Ch. 18.22 Tentative Subdivision Maps

Except as otherwise provided for in this title, the procedures set forth in this chapter

shall apply to all subdivisions, parts of subdivisions or any division of land into five or more lots.

Ord. 98-10 § 1, 1998

(A) Consideration by the planning commission and city council of any tentative subdivision map shall be at a duly noticed public hearing.

(B) Notice of the place, time, and date of the public hearing and a brief description of the proposed subdivision and its location shall be according to the following procedures:

(1) At least ten days prior to the public hearing, notice shall be published in a newspaper of general circulation within the city of American Canyon.

(2) Public notice conforming to the requirements of this title shall be mailed to all property owners within three hundred feet of the boundaries of the proposed subdivision.

(3) A copy of the public notice shall be conspicuously posted on the site of the proposed subdivision adjacent to every public street or access way at least ten days prior to the public hearing.

Ord. 98-10 § 1, 1998

The preparation of a tentative

subdivision map or maps shall comply with all applicable provision of this title and at a minimum shall include the following data:

(A) Vicinity map that depicts the location of the property from nearest arterial road. This vicinity map is for directional aid only; no scale is required;

(B) Name and address of record owner and subdivider;

(C) Name, address and license number of licensed land surveyor, registered civil engineer or other qualified professionals who prepared said tentative map;

(D) Date, north point (generally up on the map) and scale. Minimum scale one inch equals one hundred feet for parcels more than twenty acres and one inch equals fifty feet for parcels less than twenty acres. Minimum map size eighteen inches by twenty-six inches;

(E) Name or number of proposed subdivision, and of all adjacent subdivisions; locations of, names and width of adjacent streets, highways, alleys and ways, and easements of all kinds, together with the type and location of street improvements including fire hydrants and street light locations;

(F) The contour of the land at intervals of one foot of elevation up to five percent slope; two-foot intervals up to ten percent slope and five-foot intervals over ten percent slope;

(G) Sufficient data to define the boundaries of the tract, or a legal description of the tract and border on reverse side of map to indicate tract boundaries. If multiple final maps are proposed, the tentative map shall show the probable boundaries of each final map;

(H) Width, approximate location and purpose of all existing and proposed easements and adjacent easements adjoining such land;

(I) The width, approximate grade and name of all streets, highways, alleys and other rights-of-way proposed within the subdivision;

(J) The approximate radii of all curves;

(K) All lots and condominium air spaces numbered consecutively by block throughout the entire development; the approximate dimensions of all lots; approximate lot areas should be shown for all lots not rectangular in shape;

(L) The approximate locations of areas subject to inundation by storm water overflow, and the location, width and direction of flow of all water courses existing and proposed;

(M) The location and outline to scale of each existing building or structure including underground utilities within the subdivision, noting thereon whether or not such building or structure is to be removed from or remain in the development of the subdivision, and its existing and proposed future use;

(N) Show elevation of street intersections;

(O) The location, pipe size and grades of proposed sewers, water line and underground storm drains, including the proposed location of fire hydrants, street lights, gas mains, power and communication lines, and TV cables;

(P) The location of all trees on the site over ten inches in diameter at a height of four feet from the base of the tree. Where stands of trees are located, individual trees need not be shown, but may be shown as a group;

(Q) The location of existing fences, ditches, wells, pumps, cesspools, reservoirs, sewers, culverts, drain pipes, underground structures, utility lines or sand, gravel or other excavation within two hundred feet of any portion of the subdivision, noting thereon whether they are to be abandoned or used;

(R) Typical street sections and details;

(S) All major cross-sections of all cuts and fills before and after grading to determine the scope of the work involved, including estimate of contemplated earth work;

(T) If the tentative subdivision map or the final map indicates any grading which involves a removal of earthen material from the proposed subdivision, the subdivider shall show the elevations of the property by contour lines. The subdivider shall file with the tentative subdivision map a written application for grading and excavation, if any, in conformity with the provisions of the municipal code. Original elevations shall be indicated by solid lines not greater than five feet, and the proposed elevations shall be shown by broken lines upon completion of the grading and excavation;

(U) Proposed public areas, if any.

Ord. 98-10 § 1, 1998

Accompanying the tentative subdivision map, or on said map, shall be statements by

the subdivider as follows:

(A) Statement of existing zoning and existing and proposed use or uses;

(B) Statement and report on soil tests by a registered geotechnical engineer as required by this title;

(C) Statement as to intention of subdivider to control erosion and improvements to be constructed by him, as required by this title and any other applicable ordinances of the city;

(D) Statement indicating building setback lines;

(E) Proposed source of water supply and method of sewage disposal;

(F) Proposed type of tree planting and landscaping including indication of any existing trees to be removed or left in place;

(G) Proposed public areas to be dedicated or scenic easements proposed;

(H) Type and location of street lighting proposed in conformance with the adopted standards of the city of American Canyon;

(I) Statement as to development of lots whether for sale as lots or fully developed homes and lot lease or financing purposes;

(J) Preliminary title report prepared by a qualified title insurance firm;

(K) Justification and reasons for any exceptions to provisions of this title;

(L) The subdivider shall submit with the tentative subdivision map, a copy of a letter to each serving utility and agency requesting submission of utility easement requirements and a copy of the reply of each affected utility and agency;

(M) A geological report shall be required in any area, so determined by the city engineer, where there are known geological hazards;

(N) Existing conditions, restrictive reservations or covenants and any which are proposed shall be attached to the above statement;

(O) Any additional information as may be deemed necessary by the community development director.

Ord. 98-10 § 1, 1998

Twenty-two copies of the tentative subdivision map and any statements or

other information required by this title relating to the proposed subdivision of land shall be presented to the secretary of the planning commission at least sixty days prior to the planning commission meeting, together with a fee set by resolution of the city council.

Ord. 98-10 § 1, 1998

The community development director shall review all tentative subdivision map

applications and supporting information to determine whether all necessary information has been submitted. Within thirty days of receipt of any such map, the community development director shall notify the applicant indicating whether the application is complete. Any parts which are incomplete shall be specified and the manner in which they can be made complete shall be indicated. In the case of any subdivision which requires the preparation of an environmental impact report (EIR), negative declaration or is categorically exempt, no application shall be deemed complete until the final decision maker has certified the EIR or negative declaration to be adequate or the project qualifies for a categorical exemption. The date upon which notice is given to the applicant that the application is complete shall be deemed the date of filing of the application; provided that, if at any stage of processing the map, a decision maker determines that an EIR or negative declaration is required, the date of filing shall be revised to the date upon which that EIR or negative declaration is certified by the final decision maker.

Ord. 98-10 § 1, 1998

Upon the filing with the secretary of the planning commission of a

tentative subdivision map and the requisite number of copies, copies shall be transmitted to the following departments or officers: city manager, city attorney, city community development director, city engineer, building official, director of parks and recreation, Napa County sheriff, city clerk (seven copies), chief of the American Canyon fire protection district, the regional water quality control board, if affected, and each serving utility.

Ord. 98-10 § 1, 1998

Each officer or department to which a tentative subdivision map has been transmitted

shall file with the community development director any written comments on such tentative parcel map showing what changes are recommended to make such map conform to the requirements of the Subdivision Map Act, the city of American Canyon general plan and its elements, the zoning ordinance, and this title, coming within the jurisdiction of such officer or department.

Ord. 98-10 § 1, 1998

(A) The planning commission shall hold at least one public hearing on any tentative parcel map within fifty days of the date the application is deemed complete and either an EIR has been certified, a negative declaration has been adopted, a determination has been made by the community development director that the project is exempt from CEQA or unless this time period is extended by mutual consent of the subdivider and the community development director. The planning commission shall be notified of any extension of time agreed upon and the reasons for the extension.

(B) The planning commission shall determine whether a tentative parcel map is in conformity with the provisions of the Subdivision Map Act and of this title, the general plan and its elements, and the zoning ordinance and upon that basis adopt a resolution forwarding its recommendation to the city council that the tentative subdivision map be approved, conditionally approved or denied, and shall forward the resolution directly to the city council and the subdivider.

(C) The city council shall hold at least one public hearing on the tentative parcel map no later than thirty days after planning commission action on the tentative parcel map unless this time period is extended by mutual consent of the subdivider and the community development director and/or city manager. The city council shall be notified of any extension of time agreed upon and the reasons for the extension.

Ord. 99-08 § 1, 1999

Ord. 98-10 § 1, 1998

The planning commission shall not

recommend approval and the city council shall not approve a tentative subdivision map if any of the following findings are made:

(A) That the proposed tentative subdivision map is not consistent with the city's general plan or its elements or other applicable plans;

(B) That the design or improvement of the proposed subdivision is not consistent with the city's general plan or its elements or any other applicable plans;

(C) That the site is not physically suitable for the type of development proposed;

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

(E) 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;

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

(G) 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 city council may approve a tentative subdivision map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to one previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is granted to the city council to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision;

(H) That the discharge of waste water, including sewage and stormwater runoff, from the proposed subdivision would result in a violation of existing water quality requirements prescribed by the regional water quality control board.

Ord. 98-10 § 1, 1998

(A) Except as may be provided for herein, a final map shall be submitted for processing within twenty-four months from the date of final action by the city council to approve or conditionally approve a tentative map.

(B) Where the city engineer determines that a subdivider is required to expend one hundred twenty-five thousand dollars or more to construct or improve public facilities outside the boundaries of the tentative subdivision map that are reasonably related to the proposed development on said site, a final map shall be submitted for processing within thirty-six months from the date of final action by the city council to approve or conditionally approve a tentative subdivision map.

(C) The city council may extend the expiration date of any tentative subdivision map for not more than twelve months at any one time.

(D) A maximum of three such extensions permitted by subsection (C) of this section may be granted.

(E) All actions of the city council to extend a tentative subdivision map shall be at a duly noticed public hearing in accordance with the provisions of this title.

Ord. 98-10 § 1, 1998