Article 4 — Tentative Maps

A tentative parcel map or tentative tract map shall be required whenever a parcel map or final tract map is required. Tentative maps shall be prepared and processed in accordance with the provisions of the Subdivision Map Act and this article. (Ord. 230, § 300)

The subdivider shall apply for a map number prior to the submission of a tentative map. Map numbers shall be assigned by the County Engineer. (Ord. 230, § 301)

Each tentative map shall be prepared in accordance with the following requirements:

• (a) Tentative maps shall be prepared by, or under the direction of, a registered civil engineer or a licensed land surveyor.

• (b) Each tentative map shall clearly show the details of the plan thereon. Whenever practicable, map sheets should be no less than eighteen by twenty-six (18″ x 26″) inches. In no case shall the scale be less than one inch to one hundred (1″:100′) feet.

• (c) The Planning Director shall determine the number of copies of a tentative map which a subdivider shall submit. One copy shall be a reproducible print of a type approved by the City Engineer.

• (d) The Planning Director, prior to accepting an application for tentative map approval, shall first determine the type of environmental impact statement to be required. The final determination thereof shall be made by the Council.

• (Ord. 230, § 302)

Each tentative map shall show and contain the following information:

• (a) The assigned map number;

• (b) The date of preparation, north point, and scale;

• (c) The boundaries of the division of land shown to scale and tied to a known point;

• (d) A key map indicating the location of the proposed division of land in relation to the surrounding area;

• (e) The approximate contours, showing the existing topography;

• (f) The approximate location of all areas subject to inundation or storm water overflow and the location, width, and direction of flow of each watercourse;

• (g) The approximate location of all trees standing within the boundaries of proposed rights-of-way;

• (h) The location, width, approximate grade, and center line radius of existing and proposed streets, alleys, highways, ways, and easements which are within or adjacent to the proposed division of land;

• (i) The existing street improvements, including the drainage structures;

• (j) The actual names for existing streets or highways and an identifying letter for proposed streets or highways;

• (k) A label or identifying note for existing or proposed easements other than streets or highways;

• (l) The approximate layout of the lots, including the approximate dimensions and lot numbers, and, where pads are proposed for building, the approximate finished grade;

• (m) The approximate location of the existing structures, shown to scale, within or immediately adjacent to the division of land. The house numbers shall be shown, and each structure shall be labeled with the proposed disposition;

• (n) The general location of all proposed buildings and structures which are to be divided into units of air space, and the means of access thereto, where the division of land consists of a condominium or community apartment project;

• (o) If necessary, a generalized plan of the proposed development adjacent to the division of land showing the compatibility of the development with the existing and future development in the neighborhood;

• (p) The name and address of the subdivider; and

• (q) The name, address, and license or registration number of the person who prepared the tentative map or who directed the preparation of the tentative map.

• (Ord. 230, § 304)

Each tentative map shall be submitted with written statements containing the following information and acknowledgements:

• (a) The name and address of the subdivider;

• (b) The name, address, and license or registration number of the person who prepared the tentative map or who directed the preparation of the tentative map;

• (c) Statements by the persons holding proprietary interests in the parcels comprising the division of land consenting to the submission of the tentative map;

• (d) The proposed use of the parcels shown on the tentative map;

• (e) The interests which the subdivider proposes to convey in the parcels shown on the tentative map;

• (f) A copy of the conditions, covenants, and restrictions proposed by the subdivider, if any;

• (g) A statement detailing the arrangements which the subdivider proposes to make for the operation and maintenance of common parcels and easements, if any;

• (h) The source of water supply, if any, and the proposed method of sewage disposal;

• (i) The results of the percolation tests, if required, performed in accordance with the standards of the Health Officer, where a private system of sewage disposal is proposed;

• (j) A geological and/or soils report, if required by the City Engineer, prepared by a licensed geologist, stating the effect of the geological or soil conditions on the proposed development; and

• (k) An environmental assessment statement and/or input for a draft environmental impact report, as determined by the Planning Director.

Any of the information required by Subsections (a), (b), (c), (d), and (h) of this section may be shown on the tentative map. The written statements required by this section shall become a part of the tentative map upon its submission to the Planning Director. (Ord. 230, § 305)

Tentative maps and the required written statements shall be submitted to the Planning Director. The Planning Director shall distribute copies of tentative maps and, where appropriate, the required written statements to the following:

• (a) Each member of the Division of Land Committee; and

(b) Any city requesting extraterritorial review of tentative maps pursuant to the Subdivision Map Act. (Ord. 230, § 307)

The Division of Land Committee shall make its recommendations on tentative maps within 30 days after the submission thereof. (Ord. 230, § 308)

The Planning Director shall prepare a written report setting forth the recommendations of the Division of Land Committee and the contents of the departmental reports submitted to the Planning Director by the City officers or departments or other interested agencies. The Planning Director shall transmit his or her report, together with a copy of the tentative map, to the Advisory Agency.

The Planning Director shall provide the subdivider with a copy of his or her report at least three days prior to any hearing on the tentative map by the Advisory Agency. If the subdivider, or his or her authorized representative, does not receive the report in person, this provision shall be deemed accomplished when the report of the Planning Director is placed in the mail, bearing the proper postage, and directed to the subdivider at his or her designated address. (Ord. 230, § 309)

The tentative map shall be processed and approved by the Advisory Agency and Council in accordance with the terms, provisions, and limitations of the Subdivision Map Act and this chapter. (Ord. 230, § 317)

The Council and/or Advisory Agency may delegate its responsibilities to the Planning Director relative to the approval of final parcel maps and certificates of compliance. (Ord. 230, § 311)

When a tentative map is submitted, the Advisory Agency may require the subdivider to show any of the following:

• (a) That he or she is the owner of the property shown on the map as proposed for subdivision;

• (b) That he or she has an option or contract to purchase the property or that portion of which he or she is not the owner; or

• (c) That he or she is the authorized agent of a person who can comply with the requirements of Subsections (a) or (b) of this section.

• (Ord. 230, § 303)

The Advisory Agency shall review the report of the Planning Director required by the provisions of Section 9-1.408 of this article and forward such report with its recommendations to the Council within 50 days after the tentative map has been filed.

(Ord. 230, § 310)

The Council, at its next regular meeting following the filing of the report of the Advisory Agency as set forth in Section 9-1.412 of this article, shall fix the meeting date at which the tentative map will be considered, which date shall be within 30 days thereafter, and shall approve, conditionally approve, or disapprove the tentative map within such 30 day period.

Action on tentative maps shall be taken at public meetings at which the subdivider, or his or her authorized representative, may appear and present any matter relevant to the proposed division of land.

(Ord. 230, § 312)

The Council may disapprove a tentative map if:

• (a) The proposed map is not consistent with the applicable General and Specific Plans;

• (b) The design or improvement of the proposed subdivision is not consistent with the applicable General and Specific Plans;

• (c) The site is not physically suitable for the type of development:

• (d) The site is not physically suitable for the proposed density of development;

• (e) 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;

• (f) The design of the subdivision or the type of the improvements is likely to cause serious public health problems;

• (g) The design of the subdivision or the type of the improvements will conflict with easements acquired by the public at large for access through, or the use of, property within the proposed subdivisions; or

• (h) The discharge of waste from the proposed subdivision into an existing community sewer system would result in the violation of the existing requirements prescribed by a California Regional Water Quality Control Board pursuant to the provisions of Division 7 of the Water Code of the State.

• (Ord. 230, § 315)

The Council may grant variances to the provisions of this chapter which the Council determines are warranted because of the size or shape of the division of land, unusual physical conditions, title restrictions, the proposed use of one or more parcels, or the nature of the interest to be conveyed in parcels created by the proposed division of land. The Council shall declare its decision on all variances, stating the grounds for each variance. The variances and/or conditions shall be included in the report on the tentative map and shall become a part thereof. No variance shall be granted which has the effect of negating the provisions of any law of the City other than the provisions of this chapter or which variance is inconsistent with the provisions of State laws. (Ord. 230, § 313)

No final map shall be filed with the Council for approval unless the final map conforms with the tentative map and any conditions imposed in respect thereto by the Council; provided, however, minor modifications of a tentative map may be approved by the Council prior to the approval of the final map if the same does not constitute, in effect, a new subdivision. (Ord. 230, § 318)

The time limits for acting and reporting on tentative maps as set forth in this article and by the Subdivision Map Act may be extended by the mutual consent of the subdivider and the Advisory Agency or the Council, as the case may be. (Ord. 230, § 314)

If a division of land contains five or more lots, the Planning Director shall forward a copy of the conditions of approval of the tentative map to the Real Estate Commissioners of the State. (Ord. 230, § 316)

• (a) Prior to the submission of a final tract map or parcel map for the purpose of reverting to acreage land previously subdivided, a tentative map shall be prepared and processed in accordance with the provisions of the Subdivision Map Act and this article.

• (b) A parcel map may be used to revert to acreage land previously subdivided and consisting of four or less contiguous parcels under the same ownership.

(Ord. 230, § 306; Ord. 393, § 1)