§ 16.06

Prior to the submittal of a tentative map, the subdivider is encouraged to consult with the staff of the planning department for technical advice and procedural instructions. Preliminary sketches of the subdivision may be submitted and discussed. The preliminary sketch should be to a scale and detail sufficient to indicate the essential characteristics of the subdivision, including the number, size and design of lots; the location and width of streets; the location of any important reservations or easements; the relation of the subdivision to all surrounding lands; and any other details necessary to enable a preliminary review. The planning director may schedule a conference with the subdivider and appropriate city

departments to discuss the preliminary map and make recommendations concerning the submittal of a tentative map.

(Ord. 338 § 2 (part), 1975)

Fifteen copies of the tentative map, a statement of the proposed division of any land, the information required by the planning director pertaining to the environmental impact of the proposed project, and appropriate fees shall be submitted to the planning department.

(Ord. 338 § 2 (part), 1975)

A.

Size and Scale. Tentative maps shall be eighteen by twenty-six inches in size and to a scale of one inch equals one hundred feet for large areas, and to a scale of one inch equals fifty feet for small areas, unless otherwise approved by the planning director.

B.

Information Required. Every tentative map shall be clearly and legibly reproduced and shall contain the following information:

1.

A key or location map on which shall be shown the general area, including adjacent property, subdivisions, and roads;

2.

The tract name or number, date, north point, scale, and sufficient description to define the location and boundaries of the proposed tract;

3.

The name and address of the recorded owner or owners;

4.

The name and address of the subdivider;

5.

The name and business address of the person who prepared the map;

6.

The acreage of the proposed tract to the nearest tenth of an acre;

7.

Sufficient elevations or contours or notations indicating the direction and percent of slope to determine the general slope of the land and the high and low point thereof;

8.

The locations, names, widths and grades of all roads, streets, highways and ways in the proposed subdivision which are to be offered for dedication;

9.

The locations, names and existing widths of all adjoining and contiguous highways, streets and ways;

10.

The locations and size of all pipelines and structures used in connection therewith;

11.

The location and character of all existing public utilities;

12.

The widths, location and purposes of all existing and proposed easements;

13.

The lot layout, the dimensions of each lot, and the lot numbers;

14.

The city limit lines occurring within the general vicinity of the subdivision;

15.

The bearings and distances to quarter-section bounds within the general vicinity of the subdivision;

16.

The boundaries of any units within the subdivision if the subdivision is to be recorded in stages;

17.

The names of the owners of the land immediately adjacent to the subdivision;

18.

The outline of any existing buildings to remain in place and their locations in relation to the existing or proposed streets and lot lines, along with the location of any existing wells and/or septic systems;

The location of all trees proposed to remain in place standing within the boundaries of the proposed public rights-of-way;

20.

The location of all areas subject to inundation or storm water overflow and the location, width and direction of flow of all watercourses; and

21.

Typical sections of the proposed street improvements.

B.

Statements Required. A statement shall be presented by the subdivider in written form accompanying the map and shall contain the following information:

1.

The improvements and public utilities proposed to be made or installed and the time at which such improvements are proposed to be completed;

2.

The proposed plan for drainage;

3.

The provisions for sewerage and sewage disposal;

4.

The provisions for the proposed water supply;

5.

The public areas proposed;

6.

The type and location of street lighting proposed;

7.

The proposed building setback lines and the width of side yards;

8.

The justification and reasons for any exceptions to the provisions of this chapter or for any amendments to the zoning laws which may be requested in conjunction with the subdivision proposed;

A copy of any restrictive covenants, bylaws, or articles of incorporation proposed shall be attached to the owner's statement as required;

10.

The existing use or uses of the property;

11.

The proposed use or uses of the property;

12.

The tree plantings proposed;

13.

A statement from the owner of record, if different than the subdivider, consenting to the division of land by subdivision; and

14.

A statement giving the name and address of the individual designated to receive all official communications regarding the subdivision.

(Ord. 338 § 2 (part), 1975)

The planning director, or his authorized representative, shall examine the tentative map and environmental documents upon presentation and shall not accept such map or environmental documents for distribution unless the same are in full conformance with this title as to form, date, information, and other matters required to be shown thereon or furnished therewith.

(Ord. 338 § 2 (part), 1975)

At the time of the acceptance of a tentative map for distribution, the subdivider shall pay a processing fee as established by resolution of the council.

(Ord. 338 § 2 (part), 1975)

The planning director shall transmit the requested number of copies of the tentative map, together with accompanying data, to such public agencies, utility companies and city departments as may be concerned. Each of the public agencies, utilities and city departments shall, within ten days from the receipt of a copy of a tentative map, or within thirty days if a draft environmental impact report is required, forward to the planning director a written report of their findings and recommendations thereon. If a reply is

not received within the time allowed by this section, it will be assumed that the map conforms to the requirements of the public agency or utility company concerned.

(Ord. 338 § 2 (part), 1975)

The tentative map shall not be deemed filed until the written reports specified in Section 16.06.060 of this chapter have been received by the planning department. The planning department shall indicate upon the file copy of the tentative map and accompanying data the date of filing. The planning commission shall take action to approve, conditionally approve, or disapprove the tentative map within fifty days after the filing thereof, unless such time is extended by agreement with the subdivider.

(Ord. 338 § 2 (part), 1975)

The planning director shall prepare a written report on the conformity of the tentative map to the provisions of the general plan, the zoning laws, and all other applicable requirements of this title and other regulations of the city. Any report or recommendations on the tentative map shall be served on the subdivider at least three days prior to any hearing or action on such map by the planning commission or the council. Such required submission in writing shall be deemed complied with when such reports or recommendations are placed in the mail, directed to the subdivider at the address designated in the subdivider's statement, with postage prepaid.

(Ord. 338 § 2 (part), 1975)

The planning commission shall hold a public hearing on the tentative map and notice thereof shall be given as follows: Notice of the time and place of the public hearing and a general description of the location of the subdivision shall be posted in three public places designated by the city council for posting of ordinances, at least one place to be on the site of the proposed subdivision. Any interested person may appear at such hearing and shall be heard.

(Ord. 338 § 2 (part), 1975)

16.06.100 - Planning commission action.

A.

Findings—Determinations. If the planning commission finds that the proposed map complies with the requirements of this title, the Subdivision Map Act, and the zoning laws of the city, it shall approve or conditionally approve the map. The planning commission shall deny the approval of a tentative map if it makes any of the following findings:

1.

That the proposed map is not consistent with applicable general and specific plans;

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 proposed density of development;

4.

That the site is not physically suitable for the type of development;

5.

That the design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;

6.

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

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 planning commission 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 ones previously acquired by the public. The provisions of this subsection shall apply only to easements of record or to easements established by a judgment of a court of competent jurisdiction, and 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.

B.

Reports to Subdividers. The planning commission shall report its action directly to the subdivider or his designated representative.

C.

Reports to the Council. Following action by the planning commission, a copy of the tentative map, together with a copy of the planning commission action thereon, shall be transmitted to the council for its information.

D.

Appeals of Planning Commission Action. Any aggrieved person may appeal any determination or requirement of the planning commission in accordance with the provisions of Chapter 16.20 of this title.

(Ord. 338 § 2 (part), 1975)

Chapter 16.08 - FINAL MAPS—PROCEDURES AND CONTENTS