Chapter 16.12 — TENTATIVE MAP

The tentative map shall show and contain the following matters:

• (A) Vicinity or reference map;

• (B) Boundary lines accurate in scale and location;

• (C) Number of subdivision;

• (D) Legal description of property;

• (E) Proposed land use of property;

• (F) Name and address of owner, subdivider and engineer;

• (G) North arrow;

• (H) Scale;

• (I) Date of preparation;

• (J) Approximate acreage of tract;

• (K) Square footage of lots in tract;

• (L) Average adjacent tract lot footages;

• (M) Setback lines;

• (N) Location, widths and approximate grades of streets;

• (O) Width or rights-of-way;

• (P) Each new street shown by letter for purposes of identification until the proper name of such street is

determined;

• (Q) Name, location and width of adjacent streets;

• (R) Width of required alleys.

• (`78 Code, § 16.12.010.) (Ord. 3417 § 4, 2025; Ord. 1522 § 2 (part), 1978.)

After reviewing the provisions of Chapter 16.24, the subdivider shall submit a preliminary review application for the tentative map pursuant to Chapter 17.102.

(`78 Code, § 16.12.012.) (Ord. 3417 § 4, 2025; Ord. 1522 § 2 (part), 1978.)

Fees associated with the application of a tentative map, as established by resolution of the City Council, shall be paid at the time of the filing such application.

(`78 Code, § 16.12.015.) (Ord. 3417 § 4, 2025; Ord. 1522 § 2 (part), 1978.)

No adjustment or refund of any portion of such fees shall be made once such fees have been paid. (`78 Code, § 16.12.020.) (Ord. 3417 § 4, 2025; Ord. 1522 § 2 (part), 1978.)

No fee shall be charged for any resubmitted tentative map if such resubmission is requested by the city. (`78 Code, § 16.12.030.) (Ord. 3417 § 4, 2025; Ord. 1522 § 2 (part), 1978.)

The tentative map is subject to compliance with the California Environmental Quality Act. (`78 Code, § 16.12.040.) (Ord. 3417 § 4, 2025; Ord. 1522 § 2 (part), 1978.)

The tentative map shall be prepared in accordance with the Subdivision Map Act and the provisions of the city subdivision ordinance codified with this title. Such filing must be made prior to the completion of final surveys of streets and lots and before the start of any grading or construction work in the proposed subdivision. (`78 Code, § 16.12.050.) (Ord. 3417 § 4, 2025; Ord. 1522 § 2 (part), 1978.)

The tentative map shall be accompanied by reports and written statements from the subdivider giving essential information regarding the following matters:

• (A) Subdivision development plan;

• (B) Source, quality and estimate of available quantity of domestic water supply;

• (C) Type of street improvements and utilities which the subdivider proposes to install;

• (D) Proposed method of sewage disposal;

• (E) Proposed storm drains, including grade and size;

• (F) Proposed easements;

• (G) Protective covenants to be recorded;

• (H) Any proposed phasing.

• (`78 Code, § 16.12.060.) (Ord. 3417 § 4, 2025; Ord. 2131 § 1, 1992; Ord. 1522 § 2 (part), 1978.)

City staff shall review the application for compliance with city ordinances and the Subdivision Map Act. Once the application is deemed complete by city staff, the planning division staff shall, within 60 days, prepare a written report to the Planning and Housing Commission, including proposed findings of facts and conditions of approval, if applicable, on the proposed project, and a recommendation to the City Council that the tentative map either be approved or denied according to the findings presented in the staff report. A copy of this report shall be available to the subdivider and the public at least three days before any Planning and Housing Commission public hearing on the tentative map.

(`78 Code, § 16.12.061.) (Ord. 3417 § 4, 2025; Ord. 2170 § 1 (part), 1993.)

The tentative map shall be heard by the Planning and Housing Commission at a noticed and advertised public hearing in conformance with state law.

(`78 Code, § 16.12.062.) (Ord. 3417 § 4, 2025; Ord. 2170 § 1 (part), 1993.)

The Planning and Housing Commission shall, after the close of the public hearing required in § 16.12.062, make a written report to the City Council recommending that the Council approve, conditionally approve or disapprove the tentative map based on the findings of fact for the proposed project.

(`78 Code, § 16.12.063.) (Ord. 3417 § 4, 2025; Ord. 2170 § 1 (part), 1993.)

Following the determination by the Planning and Housing Commission, the Planning and Housing Commission Secretary shall forward the determination to the City Council within ten days or the next regularly scheduled meeting, whichever is later. The Council may continue the map from time to time, but shall approve, conditionally approve or disapprove it within the time limits established by state law.

(`78 Code, § 16.12.064.) (Ord. 3417 § 4, 2025; Ord. 2170 § 1 (part), 1993.)

(A) As an alternative to the procedure in § 16.12.064, any interested person adversely affected by the recommendation of the Planning and Housing Commission may file an appeal with the City Council concerning the Planning and Housing Commission recommendation. The appeal shall be filed with the City Clerk within five days of the Planning and Housing Commission determination and shall be accompanied by the fee established by resolution of the City Council. The City Clerk shall set the matter for a de novo hearing. The hearing shall be held within 30 days after the filing of the appeal.

(B) Upon conclusion of the hearing, the City Council shall, within seven days, declare its findings based upon the testimony and materials produced before it or the Planning and Housing Commission. The City Council may sustain, modify, reject or overrule any recommendations of the Planning and Housing Commission, and may make any findings consistent with state law or local ordinance.

(`78 Code, § 16.12.065.) (Ord. 3417 § 4, 2025; Ord. 2170 § 1 (part), 1993.)

The time limits specified in this chapter for reporting and acting upon maps may be extended upon request by the subdivider and consent of the Planning and Housing Commission or City Council.

(`78 Code, § 16.12.066.) (Ord. 3417 § 4, 2025; Ord. 2170 § 1 (part), 1993.)

After a tentative map is approved according to state law and this title, no change to its phasing shall be made except by the following means:

(A) If the tentative map was originally approved without phases, it must be resubmitted with the proposed phasing for review and approval by the Planning and Housing Commission and City Council pursuant to § 16.12.070(A).

(B) If the tentative map was originally approved with phasing and provision for multiple final maps and the subdivider wishes to change the number or configuration of such final maps in compliance with the Subdivision Map Act, the tentative map shall be submitted to the Board of Zoning Adjustment pursuant to Chapter 17.98 for review of the revised phasing.

(`78 Code, § 16.12.068.) (Ord. 3417 § 4, 2025; Ord. 2170 § 1 (part), 1993; Ord. 2131 § 2, 1992.)

After a tentative map is approved according to state law and this chapter, no change to the wording or impact of any tentative map condition of approval or an amendment to an approved tentative map shall be made except by means of a resubmitted tentative map or by an administrative letter of modification approved by the Director pursuant to this section.

(A) (1) Resubmitted tentative map. The city shall establish regular procedures for the resubmittal of approved tentative maps when the subdivider is proposing a substantive change in one or more conditions of approval or an amendment to an approved tentative map that is not consistent with the initial objectives and design of the tentative map, and such changes, in the reasonable judgment of the Director, are not so sweeping as to require an entirely new tentative map submittal. A new environmental assessment shall be required if the modified condition or amendment may have any adverse environmental effect. The Planning and Housing Commission and the City Council may consider the proposed changes without considering the resubmitted map in its entirety unless the environmental assessment so mandates. The resubmitted map shall be considered a new application for purposes of the Permit Streamlining Act. Except as is provided in § 16.12.030, a fee shall be charged to cover the costs of such resubmittal.

(2) In order to allow the city to process a resubmitted tentative map pursuant to this section, prior to resubmitting the map, the subdivider must decide to waive all subdivision map approval time limits in the Subdivision Map Act and must notify the city of such waiver by letter. Neither the City Council nor staff shall take any part in the determination by the subdivider whether to waive such time limits.

(3) The life of a tentative map, together with any changes approved through a resubmittal, shall be measured from that date of approval of the original map.

(B) (1) Administrative letter of modification. When a nonsubstantive change in a condition of approval or an amendment to an approved tentative map is sought by the subdivider that is in substantial compliance with the original intent and approval of the tentative map, the Director, following consultation with other affected city departments, may exercise reasonable discretion and approve the proposed change without notice or a public hearing. A fee shall be charged to cover the costs of the administrative letter of modification. For purposes of this section, a change in a condition of approval or an amendment to an approved tentative map is considered to be in substantial compliance with the approved tentative map if: (a) there is no increase in acreage or the number of lots, units or building sites, (b) the changes are consistent with the original intent of the approved tentative map and does not introduce a substandard design, and (c) the changes are consistent with applicable city ordinances and specific plans, the Subdivision Map Act and the project's approved environmental analysis.

oved tentative map if: (a) there is no increase in acreage or the number of lots, units or building sites, (b) the changes are consistent with the original intent of the approved tentative map and does not introduce a substandard design, and (c) the changes are consistent with applicable city ordinances and specific plans, the Subdivision Map Act and the project's approved environmental analysis.

(2) The life of a tentative map, together with any changes approved by an administrative letter of modification shall be measured from that date of approval of the original map.

(3) Any decision made by the Director under this section can be appealed by the subdivider or by any interested party to the Planning and Housing Commission for final determination according to the process in Chapter 16.36. A fee shall be charged to cover the costs of such an appeal.

(`78 Code, § 16.12.070.) (Ord. 3417 § 4, 2025; Ord. 1984 § 1, 1990.)