Blue Lake Municipal Code Ch. 16.24 Tentative Map of Subdivision of Five or More Lots

A. The form and contents, submittal and approval of tentative maps and vesting maps for subdivisions of five or more lots shall conform to the provisions of this section and to those of Chapter 3 of Division 2 of Title 7 of the Government Code. At the time a vesting tentative map is filed, it shall have printed conspicuously on its face the words "vesting tentative map."

B. The applicant shall file with City Clerk one reproducible and 12 blueprint copies of the tentative map. Fees must be paid in advance according to the City's current master fee schedule.

The tentative map shall be prepared under the direction of a civil engineer, licensed in California, or a licensed California surveyor, and shall be clearly and legibly drawn. All improvement plans required under this chapter shall be prepared by a civil engineer, licensed in California. The scale of the map shall be as approved by the City Engineer, and all lettering shall be no less than one-eighth inch in height. The final form shall be as approved by the City Engineer and consistent with the Subdivision Map Act.

A. Except as otherwise provided herein, the tentative map shall be substantially in conformance with the Subdivision Map Act.

B. The tentative map (vesting map) shall contain the following information and data:

1. Proposed name of subdivision.

2. Name and address of the record owner(s) of the property to be subdivided, name and address of the subdivider, and the authorization to make application from the owner if the subdivider is not the owner.

3. Name and stamp of registered civil engineer or licensed surveyor who prepared map.

4. Date of preparation, north arrow, and scale.

5. Approximate acreage of all parcels and all remainders along with total approximate acreage.

6. Boundary lines and legal description to define boundaries of the proposed subdivision.

7. The location, proposed names, present width, and approximate grades of adjacent roads, streets, highways, or ways.

8. The locations, names, width, proposed grade and curve radii of all roads, streets, highways and ways in the proposed new subdivision.

9. The location of all trees larger than eight inches in diameter measured at a height of four and one-half feet above the ground.

10. Topographic data shall be shown in sufficient intervals and detail, at intervals of one foot, if the slope is less than 10%, and five-foot intervals where the slope is greater than 10%, to provide for proper study of drainage, sewage disposal and road locations. The locations of existing buildings on or near the proposed subdivision, and unusual natural features in the area shall be indicated. Identify the source and date of the contours.

11. The width and approximate locations of all existing or proposed easements or rights-of-way, and existing facilities, whether public or private, for roads, drainage, sewers, public utilities or flood control purposes.

12. The outline of any buildings to remain in place and their locations in relation to existing or proposed streets and lot lines.

13. Typical cross sections of proposed streets and alleys.

14. Lot lines and approximate dimensions, lot numbers, and building pads.

15. Locations and approximate dimensions of proposed public areas. Provision for park and recreation services, schools and other needed public areas or community facilities, which will be affected by or result from the subdivision.

16. Limitation on rights of access to and from streets, lots and other parcels of land, locations and approximate width of reserve strips.

17. Location and widths of watercourses and area subject to inundation. A statement which satisfies the requirements of Chapter 13.20 of the Blue Lake Municipal Code, as amended.

18. Location and dimensions of structures, irrigation ditches, pipelines, railroads and other physical features.

19. Locations of City boundary lines and boundary lines of any other public district which lie within or adjacent to the proposed subdivision.

20. Along with the tentative map, preparation and submission of a drainage and grading plan for the site and off-site area. The plan is to clearly provide for the disposal of stormwater. Provide a statement regarding compliance with the Non-Point Runoff Program of the State Water Resources Control Board. A drainage study with calculations shall be provided with the submission.

21. The existing and proposed land use of each lot within the subdivision. Show General Plan and zoning designations.

22. A proposed landscaping and tree planting plan.

23. A vicinity map showing the proposed subdivision and surrounding subdivisions and streets located within one-quarter mile radius of the boundaries of the proposed subdivision.

The tentative map shall be accompanied by reports and written statements from the applicant to provide essential information regarding the following:

A. Legal description of the property.

B. Source of water supply. Provide calculations on water quantity and pressure at the property line of each parcel.

C. Proposed method of sewage disposal. Provide calculations on sizing.

D. Proposed storm water sewer or other means of drainage. Provide a drainage study.

E. Identify type of street improvements. Provide a traffic study when required by the City Engineer.

F. Any protective covenants to be recorded.

G. Identify areas of the subdivision to be devoted to each land use classification.

H. Other improvements proposed to be made or installed.

I. Description and location of community facilities, which would serve the proposed subdivision.

J. A current title report, dated within the six months previous to the acceptance of the application, describing all rights-of-way and easements to which the property to be subdivided is subject and encumbrances of record.

K. Lot size of each lot. Lots shall be numbered. Easements and rights-of-way and other dedications shall be lettered.

L. Preliminary reports from the telephone and electric utility companies which will serve this subdivision as to the approximate per-lot costs for the provision of telephone and electric services by underground burial.

M. A soils report prepared by a civil engineer registered in California, and based upon adequate test borings.

N. Justification and reasons for any exceptions to the provisions of this chapter.

A. Completeness of Application. The tentative map application shall be considered complete only when such map, statements and other submissions all conform to the form and content requirements of this chapter.

B. Public Hearing and Notice. Upon receipt of a tentative map application that is determined by the Planner to be complete, the Planner shall set the matter for a public hearing before the Planning Commission within 50 days, unless the time limit for review and action on the map is extended by mutual agreement of the Planning Commission and the subdivider. Within 15 days of the filing of the tentative map, or such longer period as the Planning Commission may prescribe, the City Planner shall submit to the Planning Commission a written report of recommendations regarding the proposed subdivision. The City Planner shall notify other public and private agencies who were asked to comment on the date set for consideration for the map by the Planning Commission. Notice of the public hearing shall be given as provided in Section 66451.3, Chapter 3 of Division 2 of Title 7 of the Government Code. The Planner may give such other notice as he or she deems necessary or advisable. Notice shall also be given pursuant to Government Code Sections 66453, 66455, 66455.1, and 66455.7, if applicable.

C. Determination to Approve, Conditionally Approve, or Disapprove.

1. The Planning Commission shall determine whether the tentative map is in conformity with the provisions of law and of this chapter. Upon that basis, the Planning Commission shall, within 50 days after the filing of the tentative map, unless such time shall have been extended by mutual agreement with the subdivider, by resolution, approve, conditionally approve, or disapprove the proposed subdivision. Within 10 days of its acting on the tentative map, the Planning Commission shall report such action in writing directly to the subdivider and to the City Engineer; and to the County Planning Commission, if the map encompasses area County jurisdiction. The Planning Commission shall approve, conditionally approve or deny the tentative map on any grounds provided by City ordinances and the Subdivision Map Act. The Planning Commission shall make findings as the basis for its decision.

2. The City shall comply with the time periods referred to in Section 21151.5 of the Public Resources Code. The time period specified above for Planning Commission action shall commence after certification of the environmental impact report, adoption of a negative declaration, or a determination by the local agency that the project is exempt from the requirements of Division 13 of the Public Resources Code.

3. Within two weeks after the filing of a complete tentative map application and the required accompanying statements from the applicant, the City Clerk shall transmit copies to the City Planner who shall request comment from the following:

a. Director of Public Works;

b. District Fire Chief;

c. City Engineer;

d. All school districts within which jurisdiction the subdivision is located;

e. Department of Highways (Caltrans), if the proposed subdivision affects a state highway;

f. Pacific Gas and Electric Company;

g. Pacific Bell;

h. Current cable provider;

i. California Real Estate Commission (if affected);

j. Blue Lake Rancheria (if affected);

k. County of Humboldt Planning Department (if affected);

l. Police Chief;

m. Department of Fish and Game (if affected).

4. A report for recommendation on a tentative map by the staff of the City shall be in writing and copy thereof served on the subdivider and on each tenant of the subject property at least three days prior to any hearing or action on such map.

5. Pursuant to Government Code Section 66474, the Planning Commission shall deny approval of the tentative parcel map if it makes any of the following findings:

a. That the proposed map is not consistent with applicable general and specific plans as specified in Government Code Section 65451.

b. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.

c. That the site is not physically suitable for the type of development.

d. That the site is not physically suitable for the proposed density of development.

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, except as provided in Government Code Section 66474.01.

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 as provided in Government Code Section 66474.

h. That discharge of waste from the proposed project into the existing community sewer system will not conform to requirements by the California Regional Water Quality Control Board, North Coast Region.

i. That only practical use which can be made of the property proposed to be subdivided is a use prohibited by ordinance or law or if the property is deemed unhealthful or unfit for human habitation or occupancy by the City or County Health Officer.

D. If no action is taken upon a tentative map by the Planning Commission within the time limits specified in Chapter 2 of Division 2 of Title 7 of the Government Code, or any authorized extension thereof, the tentative map as filed shall be deemed to be approved, insofar as it complies with other applicable requirements of the Subdivision Map Act and local ordinance, and it shall be the duty of the City Clerk to certify or state his or her approval.

E. Appeals of Planning Commission Action. Appeals from and complaints concerning the action of the Planning Commission shall be filed with the City Clerk within 10 days after the action of the Planning Commission from which the appeal or complaint is taken and shall be governed by the provisions of Chapter 16.48 of this title.

F. The Planning Commission may require, from the subdivider, the dedication of suitable areas for the parks, playgrounds and schools, and other public building sites. Any fees to be assessed for parklands, playgrounds, school sites and other public facilities shall be determined in accordance with the requirements of Subdivision Map Act and other City of Blue Lake ordinances.

G. Notwithstanding subdivision (e) of Government Code Section 66474, the City may approve a tentative map if an environmental impact report was prepared with respect to the project and a finding was made pursuant to subdivision (c) of Section 21081 of the Public Resources Code that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in an environmental impact report.

H. The tentative map approval or disapproval shall only be based on ordinances, policies, and standards in effect when the application is complete, except as otherwise provided in Government Code Section 66474.2.

A. Expiration. Failure to record a final map within 24 months of the date of approval or conditional approval of the tentative map shall terminate all proceedings and no final map for any portion of the real property included within such tentative map shall be filed without first processing a new tentative map. The provisions of Government Code Section 66452.6 shall apply for both tentative maps and vesting tentative maps.

B. Process of Extension.

1. Request by Subdivider. The subdivider or his/her agent may request an extension of the application date of the approved or conditionally approved tentative map by written application to the Planning Commission filed prior to the expiration date.

2. Planning Commission Action. The Planning Commission shall review the request for extension and may extend the approved or conditionally approved tentative map for a period or periods not exceeding a total of three years from the original date of approval. Prior to the expiration of an approved or conditionally approved tentative map, upon an application by the subdivider to extend that map, the map shall automatically be extended for 60 days or until the application for the extension is approved, conditionally approved, or denied, whichever occurs first.

3. Planning Commission Denial. Except as otherwise herein provided, any appeal from the action of the Planning Commission shall be governed by the provisions of Chapter 16.48 of this title and Government Code Section 66452.5.