Chapter 18.52 — Tentative Map Filing and Processing

Sections:

• 18.52.010 – Purpose 18.52.020 – Tentative Map Preparation, Application Contents 18.52.030 – Tentative Map Filing, Initial Processing

• 18.52.040 – Staff Report and Recommendation

• 18.52.050 – Tentative Map Public Hearing and Action

• 18.52.060 – Tentative Map Approval or Denial

• 18.52.070 – Conditions of Approval

• 18.52.080 – Effective Date of Tentative Map Approval

• 18.52.090 – Completion of Subdivision Process

• 18.52.100 – Vesting Tentative Map

• 18.52.110 – Tentative Map Expiration and Extensions

• 18.52.120 – Amendments to Approved Tentative Maps and Conditions 18.52.130 – Post Decision Procedures

This chapter establishes requirements for the preparation, filing, approval or denial of tentative parcel and tentative tract maps (collectively referred to as tentative maps).

A. When Required.

1. A tentative map shall be submitted for a subdivision for which a tentative parcel or tentative tract map is required.

2. The requirements specified in this chapter shall apply to all applications for tentative parcel and tentative tract maps.

B. Application and Filing Fees Required.

1. An application shall be filed on forms provided by the Department.

2. The application shall be accepted for filing only upon payment by the applicant of a filing and processing fee.

3. An applicant may, in writing, withdraw the application at any time during the processing of the application.

4. In compliance with adopted City policy, any refund of any of the filing and processing fees paid in connection with the application may only occur on a pro-rated basis.

5. Within 30 days of receiving an application and the application filing fee, the Director shall inform the applicant in writing whether the application is deemed complete.

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A. Submission of Tentative Maps.

1. The subdivider is strongly encouraged to confer with the Director before preparing and submitting the tentative map.

2. Submission of a tentative map shall not constitute filing with the City until all attachments and required statements, instructions, environmental forms and clearances, and a completed application form with appropriate fees are deposited with the Department and a written receipt is provided to the applicant. Included with the application shall be a signed statement indicating whether the project site is located on a site included on any of the local lists prepared by the California Integrated Waste Management Board in compliance with Government Code Section 65962.5.

   • a. In the event that the Director determines additional information is required for the preparation of environmental documents required in compliance with the provisions of the California Environmental Quality Act (CEQA) and the State Guidelines, the tentative map shall not be deemed filed until the additional information has been provided.

   • b. In the event that the Director determines an Environmental Impact Report (EIR) is required, the filing of the application for the tentative map shall not be deemed filed until the draft of the EIR has been prepared.

3. A tentative map shall be filed with the Director by one or more record owners of property or their authorized agents.

4. The subdivider shall file with the Director the number of tentative maps the Director shall deem necessary, together with evidence as to the ownership of the land proposed to be divided.

5. Failure to submit all materials and statements required by this chapter shall constitute grounds for rejection of the application.

• B. Prepared by Civil Engineer or Surveyor. Tentative maps shall be prepared by or under the direction of a registered civil engineer or a licensed land surveyor.

• C. Maps to Shall Be Clearly Drawn. Tentative maps shall be clearly and legibly drawn to scale and shall be of such size and form as required by the Director. The scale of the map shall be large enough to show all details clearly and enough sheets shall be used to do so.

  1. Map sheets should be no less than 18 inches by 26 inches. The Review Authority may approve a modification in map sheet size when necessary to adequately show the subdivision. A one-inch margin shall be left between the trim line and the borderline. The number of the particular sheet and the total number of sheets comprising the map shall be stated on each of the sheets and its relation to each adjoining sheet shall be clearly shown.

  2. The maps shall be prepared at a readable scale, but in general in no case shall the scale be less than one inch equals 100 feet or a scale specified by the City.

  3. All lettering shall be one-eighth-inch minimum. All linear dimensions shall be expressed in feet and decimals of a foot. All angular dimensions shall be expressed in degrees, minutes and seconds.

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4. Tentative maps shall contain, at a minimum, all of the following information, as well as any additional information that may be specified in the application form:

   • a. A title, which shall contain the subdivision number, subdivision name, and type of subdivision.

   • b. Name(s) and address(es) of the legal owner(s), the subdivider, and civil engineer or land surveyor under whose direction the map was prepared, including registration or license number and telephone number.

   • c.

   • A sufficient legal description to define the boundary of the proposed subdivision.

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

• e.

  • Existing and proposed land use(s).

• f. A vicinity map showing data sufficient to locate the proposed subdivision and show its relation to the community, including adjacent land, public streets and freeway, if any, as well as the names and/or numbers of adjacent subdivisions. If the subdivision is adjacent to the City boundary, the boundary shall be indicated.

• g. Existing topography of the proposed site and at least 100 feet beyond its boundaries or covering the entire drainage area, whichever is greater, including but not limited to all of the following:

  • (1) Existing contours at one-foot intervals, or as specified by the City Engineer.

  • (2) The approximate location of all trees standing within the boundaries of the division of land and a clear indication as to which trees are to be removed. The location of all trees with a diameter greater than six inches, measured three feet above grade, shall be clearly indicated, and a statement on the existing ground cover shall also be submitted.

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

  • (4) The location of potentially dangerous areas within and adjacent to the proposed subdivision, including approximate location of all areas subject to inundation or stormwater overflow and the direction, location, and width of flow of each water course and flood control channel, culvert and all natural and man-made drainage devices.

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

  • (6)

  • The identity, location, and widths of all existing easements.

• (7) The location and size of existing wells, sanitary sewers, storm drains, and water mains and the approximate slope of existing sewers and storm drains shall be clearly indicated. The location of existing overhead and underground utility lines on peripheral streets shall be clearly indicated.

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5. The tentative map also shall show, or be accompanied by the required number of copies of reports and written statements from the subdivider giving essential information regarding all of the following matters:

   • a. Evidence of an adequate source of water supply for the proposed development;

• b. Identity of all utility providers that will serve the proposed development and copies of will-serve letters from each utility provider stating it will provide service;

  - c. Type of street improvements and utilities which the subdivider proposes to install; 
  
  - d. Proposed method of sewage disposal; 
  
  - e. Proposed stormwater sewer or other means of drainage (grade and size); 
  
  - f. Protective covenants to be recorded; 
  
  - g. Proposed tree planting; 
  
  - h. A geological and/or soils report, if required by the City Engineer, prepared by a licensed geologist and/or registered civil engineer, stating the effect of geological or soil conditions on the proposed development; 
  
  - i. An Environmental Initial Study and/or input for a Draft Environmental Impact Report, as determined by the Director; and 
  
  - j. For all condominiums, stock cooperatives, and planned unit developments, a site plan shall be submitted with the tentative map. The site plan shall contain all of the information required for a Site Plan and Design Review. 
  

• D. Proposed Improvements. Proposed improvements required to be shown shall include, but not be limited to, all of the following:

  1. The grade, location, centerline and curb return radii and arc length of curves, pavement, right-of-way width, and names of all proposed streets, whether public or private and any pedestrian or bicycle ways;

  2. Typical cross-sections of all existing and proposed streets showing the proposed construction;

  3. The location, nature, and width of all easements, whether private or public;

  4. The approximate parcel layout and the approximate dimensions of each parcel and of each building site, and an identifying number on each parcel. Parcels shall be numbered and continue without omission on duplication throughout the subdivision. No prefix or suffix or combination of letter and number shall be used. Each parcel shall be shown entirely on one sheet unless such requirement is waived by the City Engineer. Engineering data shall show the approximate finished grade of each parcel;

  5. Location and nature of all proposed recreation facilities and any proposed public areas, such as schools or park sites within the subdivision and on lands immediately adjacent;

  6. Location and nature of all proposed common areas and areas to be dedicated for public open space or reserved for common private open space;

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7. The elevation, location, and size of proposed sanitary sewers, storm drains, and water mains;

8. Location and nature of all proposed slopes;

9. Dimensions of setbacks for proposed structures; and

10. Phasing lines for proposed developments.

• E. A Preliminary Soils and/or Geologic Report. At the time of submission of the tentative map, the subdivider shall file a preliminary soils and/or geologic report, prepared by a certified engineering geologist and a civil engineer who is registered by the state, based upon adequate test borings or excavations. The report also shall consider any known or potential fault lines and other geologic conditions which could alter the proposed development. The preliminary soils and/or geologic report may be waived if the Department determines that, due to its knowledge of the soils qualities and geologic conditions of the subdivision, no preliminary analysis is necessary.

F. Additional Data and Reports Required. Tentative maps shall be accompanied, at a minimum, by the following data or reports, as well as any additional data and reports that may be required by the Director to facilitate review of the tentative map:

1. Title Report. A preliminary title report dated no older than within 60 days of the filing date of the tentative map.

2. Owner's Affidavit.

   • a. Written verification that the fee owner(s) of the real property have consented to the filing of the tentative map.

   • b. A title guarantee by a title company doing business in the City, showing the names of all persons whose consent is necessary to file the final or parcel map and for any dedication to public use, and their respective interest in the property, certified for the benefit and protection of the City that the persons named are all of the persons necessary to give clear title to the streets and other easements to be offered for dedication.

• G. Letter of Certification from Water Provider. The subdivider shall submit written certification to the City that adequate domestic water resources and facilities are or will be available to serve the proposed project and that all necessary financial arrangements have been made to ensure construction of the facilities.

• H. State, Federal or County Laws. If federal, state, or county laws are modified or administrative policies of the City are amended, the subdivider shall be required to submit additional information as required by the Director.

I.

Referral to Affected Agencies.

1. Required Referrals. The Director shall refer a tentative map application for review and comment to all agencies expected to provide service to the proposed subdivision.

2. Anticipated Type of Response. The agencies that receive a tentative map application are expected to respond to the Director with an evaluation of the proposal, a list of items (e.g., hydrology study, title report, traffic study.) which may need to be filed and considered during the evaluation phase, and a list of proposed conditions of tentative map approval.

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3. Required Action in the Case of Waste Discharge Violations. The City Engineer shall advise the Director as to whether the discharge of waste from the proposed subdivision into an existing community sewer system will result in the violation of existing requirements prescribed by the California Regional Water Quality Control Board in compliance with Water Code Section 13000 et seq.

4. Time Limits for Referral and Response.

   • a. As required by Government Code Sections 66453 et seq., referral shall occur within five days of the tentative map application being determined to be complete.

   • b. An agency wishing to respond to a referral shall provide the Director with its recommendations within 15 days after receiving the tentative map application.

J.

Environmental Review.

1. The Director, upon receipt of a tentative map application, shall conduct an environmental analysis.

2. If a draft Environmental Impact Report or Negative Declaration is required, the application shall not be deemed complete until sufficient information is submitted to allow the City to make the determination required by Public Resources Code Section 21080.1.

A. Preparation of an Evaluation.

1. Director Shall Prepare Evaluation. The Director shall prepare an evaluation describing the conclusions of the tentative map application review.

2. Mailing of Copies of Evaluation. Copies of the evaluation shall be mailed to the subdivider (and each tenant of the subject property, in the case of a residential condominium conversion) at least 10 days before any hearing or action on the tentative map by the Review Authority.

A. Applicable Review Authority.

1. Public Hearing Required. The applicable Review Authority shall hold a noticed public hearing on a tentative parcel or tract map.

2. Exception. The only exception to the requirement for a public hearing shall be for the Director’s decision on a tentative parcel map, when creating no more than one additional parcel, and without the requirement for dedications.

• B. Scheduling and Notice of the Public Hearing(s). Not less than 10 days before the date of the public hearing, notice shall be given by publication once in a newspaper of general circulation published and circulated in the City and by mailing, postage prepaid, to the owners, as shown on the last available equalized assessment roll or ownership records of the City Clerk of property located within 300 feet of all parcels any portion of which is included within the boundaries of the proposed subdivision, and to each tenant of the subject property, in the case of a conversion of residential real property to a condominium project, community apartment project, or stock

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cooperative project. No error or omission or failure of any person to receive notice shall affect the validity of any action taken under this Article.

• C. Review Authority’s Action is Conclusive. In the absence of a timely filed written appeal , the decision of the Review Authority shall be final and conclusive.

In order to approve or recommend the approval of a tentative parcel or tract map and conditions of approval, or to deny a tentative parcel or tract map, the Review Authority shall first make the all of the findings required. In determining whether to approve a tentative parcel or tract map, the City shall apply only the ordinances, policies, and standards in effect on the date the Department determined that the application was complete, except where the City has initiated General Plan, Specific Plan, or Development Code amendments, and provided public notice.

A. Required Findings for Approval.

1. Mandatory Findings Required. The Review Authority shall approve a tentative parcel or tract map only after first making all of the findings as required by the Act. The findings shall apply to each proposed parcel as well as the entire subdivision, including any parcel specified as a designated remainder.

   • a. The proposed map, subdivision design, and improvements are consistent with the General Plan, any applicable specific plan, and this Article;

   • b.

   • The site is physically suitable for the type and proposed density of development;

• c. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;

• d. The design of the subdivision or type of improvements is not likely to cause serious public health or safety problems;

• e. The design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access through or use of, property within the proposed subdivision.

  • (8) This finding may also be made if the Review Authority finds that alternate easements for access or use will be provided, and that they will be substantially equivalent to ones previously acquired by the public.

  • (9) This finding shall apply only to easements of record, or to easements established by judgment of a court of competent jurisdiction, and no authority is hereby granted to the Review Authority to determine that the public at large has acquired easements of access through or use of property within the proposed subdivision.

• f. The discharge of sewage from the proposed subdivision into the community sewer system will not result in violation of existing requirements specified by the California Regional Water Quality Control Board;

• g. The design of the subdivision provides, to the extent feasible, passive or natural heating and cooling opportunities; and

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  - h. The proposed subdivision, its design, density, and type of development and improvements conforms to the regulations of the Development Code and the regulations of any public agency having jurisdiction by law.

2. Additional Specific Findings Required. If the proposed subdivision is a conversion of residential real property into a condominium, a community apartment project, or a stock cooperative, the Review Authority shall first make the additional finding that the proposed subdivision complies with the requirements of the Act before approving the proposed subdivision. The specific findings include all of the following:

   • a. Each of the tenants of the proposed condominium, community apartment project, or stock cooperative project has received written notification of intention to convert at least 60 days before the filing of a tentative map;

   • b. Each of the tenants, and each person applying for the rental of a unit in the residential real property, has, or will have, received all applicable notices and rights required; and

   • c. Each of the tenants received 10-day written notification that an application for a public report will be, or has been, submitted to the State Department of Real Estate, and that the report will be available on request.

   3. CEQA Findings. The Review Authority must make the required California Environmental Quality Act (CEQA) findings of fact for each project subject to the Subdivision Map Act.

• B. Supplemental Findings. In addition to the mandatory and additional specific findings specified, the Review Authority shall not approve a tentative parcel or tract map unless it can also make the following supplemental findings, when they are applicable to the specific subdivision proposal.

  1. Construction of Improvements. In the case of a tentative map for a subdivision that will require a subsequent parcel map, the construction of improvements for the subdivision within a specified time after the recordation of the parcel map is in the interest of the public health and safety, and it is necessary as a prerequisite to the orderly development of the surrounding area.

  2. Waiver of Parcel Map. The findings required if waiver of a parcel map has been requested with the tentative map application.

• C. Time Limits . The time limits for acting and reporting on tentative parcel or tract maps and appeals may be extended in writing by mutual consent of the subdivider and the applicable Review Authority.

• D. Appeals. The subdivider or any interested person adversely affected by a decision of the Review Authority with respect to a tentative parcel or tract map may appeal, in compliance with the applicable appeals procedures and as follows:

  1. Any such appeal shall be filed with the applicable Review Authority within 15 days after the action of the Review Authority from which the appeal is being taken.

  2. Before accepting for filing of an appeal, the City shall charge and collect an appeal fee.

  3. Upon the filing of an appeal, the applicable Review Authority shall set the matter for a public hearing. The hearing shall be held within 60 days after the date of filing the appeal.

  4. The hearing shall be publicly noticed.

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5. Within 15 days following the conclusion of the public hearing, the applicable Review Authority shall declare its findings based upon the testimony and documents produced before it. The Review Authority may sustain, modify, or overrule any recommendations or rulings of the previous Review Authority and may make the necessary findings

E.

Modifications to the Tentative Map.

1. Changes before Approval. Modifications to the submitted tentative parcel or tract map may be made by the subdivider during the review and hearing process, and before approval, upon the approval of the Director or the applicable Review Authority. A tentative parcel or tract map modified before action by the applicable Review Authority need not be re-noticed for public hearing. If a tentative parcel or tract map has been appealed to the Council, that map shall not be modified and approved without first receiving a report from the previous Review Authority.

2. Changes Following Approval. Once a tentative parcel or tract map is approved, any changes shall be in compliance with the procedures for amendments.

In approving a tentative parcel or tract map, the Review Authority may impose any conditions of approval deemed reasonable and necessary to carry out the purposes of the Development Code; provided, all conditions are consistent with the requirements of this Article and the Act.

A. Dedications and Improvements.

1. As a condition of approval of a tentative parcel or tract map, the City may require dedications and improvements as necessary to ensure the parcels to be created:

   • a. Are provided with adequate public services and utilities, including any appropriate cable, electronic or wireless services, to meet the needs of future residents or users;

   • b. Are of adequate design in all respects in compliance with the Development Code;

   • c. Act to mitigate any potential environmental impacts specified in the Environmental Impact Report (EIR), Mitigated Negative Declaration (MND), or by other means; and

   • d. Provide for proper grading and erosion control, including the prevention of sedimentation or damage to off-site property.

2. All improvements shall comply with adopted City standards.

B.

Access.

1. Except as provided below, parcels created by a subdivision of land shall abut upon a recorded dedicated public right-of-way of a width as established by the City Street Standards Manual, or shall be ensured of access to the City road system by an approved access which connects a parcel(s) to a maintained public street or state highway.

2. Private road easements may be approved for access to each parcel if it is determined that public street access cannot be provided due to certain title limitations or topographical conditions.

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3. Road easements of record established before the effective date of this Article shall be recognized as legal access to each parcel of the proposed subdivision.

4. Existing traveled roads for which a court has determined a prescriptive right by users exists for public use shall be recognized as legal access to each parcel of the proposed subdivision.

• C. Conditions Modifying Subdivision Design - Time for Compliance. When modifications in design require a change in the conditions of approval of a tentative parcel or tract map, the subdivider shall, at least 60 days before the submission of a final map, submit the appropriate number of copies of the tentative map as modified to the Department for review for confirmation by the City Engineer.

The approval of a tentative map shall become effective for the purposes of filing a final tract or parcel map, including compliance with the conditions of approval, 15 days following the date of decision by the applicable Review Authority if no appeal is filed.

• A. Effect of Approval on Prior Approvals. The approval or conditional approval by the Review Authority of any revised or new parcel map or tentative map shall annul all previous subdivision designs and approvals for the same site.

• B. Compliance with Conditions, Improvement Plans. After approval of a tentative parcel or tract map, the subdivider shall proceed to fulfill the conditions of approval within any time limits specified by the conditions and the expiration of the map and, where applicable, shall prepare, file, and receive approval of improvement plans before constructing any required improvements.

C. Parcel or Final Map Preparation, Filing, and Recordation.

1. A parcel map for a subdivision of four or fewer parcels shall be prepared, filed, processed, and recorded to complete the subdivision, unless a parcel map has been waived.

2. A final map for a subdivision of five or more parcels shall be prepared, filed, processed, and recorded to complete the subdivision.

3. Project phasing and the filing of multiple parcel or final maps shall be in compliance with this Article.

A. Application Filing.

1. Whenever a provision of this Article and the Act requires the filing of a tentative parcel or tract map, a vesting tentative map may instead be filed.

2. A vesting tentative map shall be filed in the same form and have the same contents, accompanying data and reports and shall be processed in the same manner as is required of tentative maps, except as otherwise provided.

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3. At the time a vesting tentative map is filed it shall have printed conspicuously on its face the words "Vesting Tentative Map."

4. At the time a vesting tentative map is filed a subdivider shall also supply all of the following information:

   • a. The height, location, and size of all existing and proposed structures;

   • b. Detailed information on the use(s) of all existing and proposed structures;

   • c. Architectural plans for tract development or design guidelines for custom subdivisions;

   • d. Detailed circulation information (existing and proposed). This information may include area wide traffic data sufficient for the City to determine future circulation needs;

   • e. Detailed grading plans;

   • f. Flood control information;

   • g. Hazardous materials - Level 1 Study;

   • h. Road, sewer, stormwater, and water details;

   • i. Soils report;

   • j. Any other studies the Director and/or City Engineer may require to thoroughly evaluate the project; and

   • k. The Director may require the filing and concurrent review of other related development applications where it is necessary for the review and implementation of the vesting tentative map.

• B. Expiration. The approval or conditional approval of a vesting tentative map shall expire at the end of the same time period, and shall be subject to the same extensions, established by this Article and/or the Act for the expiration of approved or conditionally approved tentative maps.

C.

Vesting on Approval of Vesting Tentative Map.

1. The approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with development in compliance with Government Code Section 66474.2.

2. If Government Code Section 66474.2 is repealed, the approval or conditional approval of a vesting tentative map shall be deemed to have conferred a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards in effect at the time the vesting tentative map was approved or conditionally approved.

3. The Review Authority may condition or deny a permit, approval, extension, entitlement, or require an amendment to the map if it first determines any of the following:

   • a. A failure to do so would place the residents of the subdivision or the immediate community, or both, in a condition dangerous to their health or safety, or both; or

   • b. The condition or denial is required in order to comply with state or federal law.

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4. The Review Authority may alter any condition(s) of a vesting tentative map through an amendment in order to protect against conditions dangerous to public health and safety or to comply with state or federal law.

D.

Expiration of Vested Rights.

1. The vested rights shall expire if a final map is not approved before the expiration of the vesting tentative map, as provided in the Act.

2. If the final map is approved, the vested rights shall last for the following periods of time:

   • a. An initial time period of 12 months.

   • b. A subdivider may apply for a 12-month extension 30 days before expiration in.

   • c. If the extension is denied, the subdivider may appeal that denial within 10 days after the denial.

• A. Valid Timeframe. An approved tentative map is valid for 24 months after its effective date, except as otherwise provided by the Act which, under specified circumstances, allows for a tentative map to be deemed valid for 36 months, unless otherwise extended in compliance with the provisions of this Article and the Act, unless the requirements of Government Code Section 66452.6 are met.

B. Expiration of an Approved Map.

1. Expiration of an approved tentative map shall terminate all proceedings.

2. The application shall not be reactivated unless a new tentative map application is filed in compliance with this Article.

C.

Filing of Extension Request.

1. The time limits for acting on maps and associated appeals may be extended by mutual consent of the subdivider and the applicable Review Authority.

2. An extension request shall be in writing and shall be filed with the Director not less than 30 days before the date of expiration of the approval or previous extension, together with the required filing fee.

D. Approval of First Extension — Director. The Director may grant one 12-month extension to the initial time limit, only after first finding all of the following:

1. There have been no changes to the provisions of the General Plan, any applicable specific plan, or this Development Code applicable to the project since the approval of the tentative parcel or tract map;

2. There have been no changes in the character of the site or its surroundings that affect how the policies of the General Plan, any applicable specific plan, or other standards of this Development Code apply to the project; and

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3. There have been no changes to the capacities of community resources, including but not limited to roads, sewage treatment or disposal facilities, schools, or water supply so that there is no longer sufficient remaining capacity to serve the project.

E. Additional Extensions — Commission.

1. The Commission may grant additional extensions to the initial time limit, only after first making all of the findings specified for an extension approval.

2. The aggregate period of time for all extensions shall not exceed the maximum limits specified in the Act.

• F. Appeal of Decision. If the tentative map extension request is denied, the subdivider may appeal the denial within 10 days after the effective date of the denial of the extension.

G.

Filing of a Lawsuit.

1. If a lawsuit has been filed and is pending in a court of competent jurisdiction over the validity of the approval or conditional approval of a tentative parcel or tract map, the subdivider may apply to the City within 10 days of the service of the initial petition or complaint upon the City for a stay of the time in which a tentative parcel or tract map will expire.

2. Within 40 days after receiving the request, the Director shall stay the map's expiration date until final conclusion of the action, if the Director determines the action concerns the validity of the tentative parcel or tract map approval.

• A. Minor Changes to Approved Tentative Maps – Director. A subdivider may request minor changes or amendments to an approved tentative parcel or tract map or its conditions of approval before recordation of a final map. Changes to a parcel or final map after recordation are subject to the provisions pertaining to correction and amendment of recorded maps.

• B. Minor Changes Defined. Minor changes or amendments to a tentative parcel or tract map which may be requested by a subdivider include minor adjustments to the location of proposed parcel lines and improvements, and reductions in the number of approved parcels.

• C. Changes Other Than Minor Changes. All proposed changes or amendments not covered by this chapter shall require the filing and processing of a new tentative parcel or tract map.

• D. Application for Changes. The subdivider shall file an application and filing fee, with the Department, using the forms furnished by the Department, together with the following additional information:

  1. A statement identifying the tentative parcel or tract map number, the features of the map or particular conditions to be changed and the changes requested, the reasons why the changes are requested, and any facts that justify the changes; and
  • Any additional information deemed appropriate by the Director.

• E. Processing of Application. Proposed changes to a tentative parcel or tract map or conditions of approval shall be processed using the same procedures as the original tentative parcel or tract map, except as otherwise provided.

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• F. Review Authority. The Director shall be the Review Authority for reviewing and either approving or denying minor changes to approved tentative maps.

• G. Required Findings for Approval. The Director may approve changes or amendments to an approved tentative parcel or tract map or its conditions of approval if the Director first determines all of the following findings to be true, and that all of the applicable findings for map approval can still be made:

  1. No parcels are added, deleted, or substantially altered;

  - No proposed structure locations are substantially altered; 
  

  3. The changes are consistent with the intent and spirit of the original tentative parcel or tract map approval; and

  4. There are no resulting violations of this Article, the Act, or other applicable laws.

• H. Effect of Changes on Time Limits. Approved changes to a tentative parcel or tract map or conditions of approval shall not be considered as approval of a new tentative map, and shall not extend the time limits nor extend any right(s) in compliance with a vesting tentative map.

• I. Recording of Amendments. Minor changes or amendments shall be indicated on the approved map and certified by the Director.

The procedures and requirements related to appeals and public hearings apply to the decision on a tentative map application.

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