Article I — TENTATIVE MAP

The form and contents, submittal, and approval of tentative maps shall conform to the provisions of this section. The tentative map shall be prepared by a registered civil engineer or licensed land surveyor.

(Code 1969, § 18.08.010; Ord. No. 559, § 1(part), 1986)

(a)

The tentative map shall be clearly and legibly drawn. The final form shall be approved by the city engineer. The tentative map shall show the following information:

(1)

Name and address of legal owner, subdivider, and the person preparing the map, including registration number or license number.

(2)

Assessor's parcel number.

(3)

Date prepared, north arrow, scale, contour interval and date and source of existing contours.

(4)

Existing and proposed land use; existing zoning.

(5)

A vicinity map, sufficient to show the relation to the local community.

(6)

Existing topography of the site and at least 100 feet from its boundary, including, but not limited to:

a.

Existing contours at two-foot intervals, if the existing ground slope is less than ten percent and not less than five-foot intervals for existing ground slopes of ten percent or more. Existing contours shall be represented by screened or dashed lines.

b.

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

c.

The location, width and direction of flow of each watercourse.

d.

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

e.

The location, size and slope of existing storm drains; the location of existing overhead utility lines on peripheral streets.

f.

The location, width and identity of existing easements.

(7)

Any improvements proposed by the owner shall be shown.

(8)

If the site is to be graded, proposed contours shall be shown or an approved grading plan shall be submitted.

(9)

The proposed lot layout and lot areas.

(10)

Proposed easements or rights-of-way.

(11)

A preliminary report of title showing the current vested owner.

(12)

A soils and/or engineering geology report may be required by the city engineer.

(b)

The city engineer may waive any of the above requirements if the location or nature of the proposed subdivision does not require evaluation of these items, or may require additional information if it is necessary to review and evaluate the tentative map. Such additional information shall be specified within 15 days of the filing of the tentative map.

(Code 1969, § 18.08.011; Ord. No. 559, § 1(part), 1986)

The subdivider shall file the application, together with 12 copies of the tentative map, with the community development department. The application must be signed by the record owner, or be accompanied by a letter of consent from the record owner.

(Code 1969, § 18.08.012; Ord. No. 559, § 1(part), 1986)

(a)

The tentative map shall be reviewed by the community development department for compliance to all applicable city ordinances and the Subdivision Map Act. Upon completion of the review and upon receipt of a valid application for the tentative map, the city planner shall set the matter for public hearing. At least ten calendar days before the public hearing, a notice shall be given of the time, date and place of the hearing, including a general explanation of the matter to be considered and a general description of the area affected, and the street address, if any, of the property involved.

(b)

The notice shall be published at least once in a newspaper of general circulation, published and circulated in the city.

(c)

In addition to notice by publication, the city shall give notice of the hearing by mail or delivery to all persons, including businesses, corporations, or other public or private entities, shown on the last equalized assessment roll as owning real property within 300 feet of the property which is the subject of the proposed application.

(d)

In addition, in the case of a proposed conversion of residential real property to a condominium, community apartment or stock cooperative project, notice shall be given as required by section 66451.3 of the Subdivision Map Act. The city shall also give mailed notice to the owner of the property as shown on the last equalized assessment roll.

(e)

In addition, notice shall be given by first class mail to any person who has filed a written request with the city planner. A request may be submitted at any time during the calendar year and shall apply for the balance of a calendar year. The city may impose a reasonable fee on persons requesting notice for the purpose of recovering the cost of mailing.

(f)

Substantial compliance with these provisions for notice shall be sufficient, and a technical failure to comply shall not affect the validity of any action taken pursuant to the procedures set forth in this chapter.

(Code 1969, § 18.08.013; Ord. No. 559, § 1(part), 1986)

Upon completion of the public hearing, the director of community development shall approve, conditionally approve or deny the tentative map. If the map is approved, it shall be signed and dated by the city engineer. A letter of the action taken, along with any conditions imposed, shall be sent to the subdivider

and engineer. If the subdivision is denied, the subdivider or the engineer shall be so notified in writing with a statement for the reasons of denial.

(Code 1969, § 18.08.014; Ord. No. 559, § 1(part), 1986)

In approving or conditionally approving the tentative map, the director of community development or authorized representative shall find that the proposed subdivision, together with its provisions for its design and improvements, is consistent with applicable general or specific plans adopted by the city.

(1)

A tentative map may be denied for any reason provided by city ordinances, resolutions, or the Subdivision Map Act. The director of community development shall deny approval of the tentative map if he makes any of the findings contained in section 18.06.015(c).

(2)

The director of community development may modify or delete any of the conditions of approval recommended in the community development department's report, except conditions required by city ordinance related to public health and safety or to public works standards adopted by the city council.

(Code 1969, § 18.08.015; Ord. No. 559, § 1(part), 1986)

(a)

By subdivider or property owners. The subdivider or any owner of property within 300 feet of the exterior boundary of the land in question may appeal any action on the tentative map to the city council. Such appeal shall be filed with the city clerk within ten days after the conclusion of the hearing, pursuant to section 18.06.016(a).

(b)

By tenants. Any tenant of the property being subdivided in the course of a proposed conversion of residential real property to a condominium, community apartment, or stock cooperative project may appeal from any action of the planning commission pursuant to the Subdivision Map Act.

(Code 1969, § 18.08.016; Ord. No. 559, § 1(part), 1986)

(a)

The approval or conditional approval of the tentative parcel map shall expire 36 months from the date of its approval, except as noted in section 66452.6 of the Subdivision Map Act. The period of time specified shall not include any period of time during which a development moratorium is in effect according to section

66452.6 of the Subdivision Map Act. Any map approved after January 1, 2013, but prior to the adoption of the ordinance from which this section is derived, shall be automatically extended by 12 months.

(b)

The expiration of the approved or conditionally approved tentative map shall terminate all proceedings and no parcel map of all or any portion of the real property included within the tentative map shall be filed without first processing a new tentative map.

(Code 1969, § 18.08.017; Ord. No. 559, § 1(part), 1986; Ord. No. 913-2013, § 1, 8-19-2013)

(a)

Request by subdivider. The subdivider or engineer may request an extension of the expiration date of the approved or conditionally approved tentative map by written application to the city engineer. The application shall be filed not less than 30 days prior to the expiration date and shall state the reasons for requesting the extension.

(b)

City engineer action.

(1)

The city engineer shall review the request for extension for approval, conditional approval, or denial. The extension of time shall commence with the expiration date of the approved or conditionally approved tentative map. The approved new expiration date shall not extend more than five years beyond the date of initial approval by the planning commission, except as provided in section 66452.6 of the Subdivision Map Act.

(2)

If the city engineer denies a subdivider's application for extension, the subdivider may appeal to the city council within ten days after the city engineer has denied the extension.

(Code 1969, § 18.08.018; Ord. No. 559, § 1(part), 1986)

(a)

Amendments to the tentative map or conditions of approval may be approved by the community development department upon application by the subdivider or on its own initiative, provided:

(1)

No lots, units, or building sites are added.

(2)

Such changes are consistent with the intent of the original tentative map approval.

(3)

There are no resulting violations of this Code.

(b)

Any revision shall be approved by the city engineer or authorized representative. The revision shall be denoted on the approved tentative map and/or in writing to the subdivider, whichever is appropriate. Any amendment shall not affect the expiration date of the approved tentative map.

(c)

The city engineer may require a new tentative map application in lieu of the above procedure when, in his opinion, requested changes are substantial enough to warrant refiling and reprocessing.

(Code 1969, § 18.08.019; Ord. No. 559, § 1(part), 1986)