Chapter 16.36 — TENTATIVE MAPS

The preparation and consideration of a tentative map is for the purpose of reviewing in detail a proposed development, identifying and determining the direction of all problems, identifying any further official action on matters of zoning, acquiring of access or rights-of-way, and clearly defining steps to be taken by the subdivider, the subdivider's engineer and others before final acceptance of the development. It is not intended to include detailed design of streets, utilities or building sites.

(Prior code § 18-46)

A.

The subdivider shall submit a preliminary tentative map of any proposed subdivision to the planning staff at least five days prior to the formal filing of a tentative map.

B.

The subdivider shall present 15 copies of a tentative map not less than 14 days prior to the meeting of the planning commission at which consideration is desired.

(Prior code § 18-47)

The tentative map shall include at least the following:

A.

Name of the proposed subdivision or development;

B.

Names, addresses and telephone numbers of the record owner and subdivider;

C.

Name and address of the registered civil engineer;

D.

A vicinity map at a scale not smaller than one inch equals one mile, indicating the location of the development with relation to the surrounding area and well-known landmarks such as communities, major roads, etc.;

E.

Scale, date, north arrow. Minimum scale shall be one inch equals 100 feet unless otherwise authorized for large projects of low density;

F.

Identification of adjoining subdivisions, streets, walkways, buildings, structures, terrain features and other items affecting or affected by the development of the subdivision; land use on adjacent unsubdivided areas; right-of-way and pavement width on streets providing access to the development; existing utilities, hydrants, and drainage structures on or adjacent to the property;

G.

Existing elevations of the land to be subdivided shall be shown by contours, using not less than one-foot intervals for terrain under one percent gradient, two-foot intervals between one percent and five percent gradients and five-foot intervals on land with a slope of more than five percent. A greater interval may be authorized by the city engineer for areas not to be used for roads or dwelling sites. Source of the data shall be described on the face of the map. Tree coverage (with specimen trees), watercourses, ponds, lakes and areas subject to present or potential inundation or stormwater overflow before or after development will be delineated;

H.

The boundary of the tract and proposed increments of development;

I.

For all proposed streets and alleys the map shall show:

1.

Proposed name,

2.

Location, right-of-way width, approximate center line radii of curves, approximate grades and spot elevation at intersections and key points,

3.

Proposed cross-section or reference to a city standard,

4.

The tentative and final map shall accurately show the right-of-way lines of each street, the widths being offered for dedication, the widths of existing dedications, the widths and locations of all adjacent streets and public property or easements contiguous to the subdivision, any center lines previously established by the city or county engineer and the degree of conformity or nonconformity of any proposed subdivision street which is a continuation or extension of an existing street;

J.

Walks and walkways, except for street walks;

K.

Proposed land uses;

L.

Recreation areas, open space, scenic or open space easements;

M.

Rights-of-way and easements including width and purpose;

N.

Lot and block numbers;

O.

Lot dimensions, scaled unless critical or minimum, and approximate lot areas in subdivisions where critical or where there is material variation. Setback lines will be shown where nonstandard;

P.

Nonaccess strips or other controls;

Q.

Proposed traffic control signs;

R.

Proposed sanitary sewer, water and storm drainage systems. These shall be schematic rather than detailed design. Pump stations, manholes, headwalls and other structures shall be schematically located;

S.

If construction of multifamily, commercial or industrial buildings is part of the basic proposal, and if, as in a planned unit development, other than standard setbacks and building spacing of these and any other structures is a part of the proposal, such deviations from standards will be explicitly shown;

T.

By tabulation: Total area, number of lots, average lot size, minimum lot size, area of open space, net density.

(Prior code § 18-48)

The subdivider shall submit with the tentative map:

A.

A preliminary title report on the property, prepared by a title company;

B.

A written utilities report, covering source of water supply, means of distribution, proposed handling of sewage effluent, availability of electric and gas service and any other pertinent matters. Where septic tanks are proposed, if approved by the city council, adequate percolation test data shall accompany the report;

C.

On a planned unit development or other project where above maps and documents will not adequately describe the developer's intentions, a development proposal describing unusual features or problems shall be submitted;

D.

When complex technical considerations necessitate that either the planning commission or city council shall make a field trip to the project prior to approval, the subdivider may be required to make approximate road alignments or other items at critical points;

E.

At the filing of the 15 copies of the tentative map and accompanying documents, the subdivider shall pay to the city a nonrefundable filing fee fixed, from time to time, by resolution of the city council;

F.

If, subsequent to the approval of a tentative map by the planning commission, the subdivider submits a revised map as a substitute or a request for a change of conditions placed upon such map, another tentative map filing fee for such resubmittal shall be paid.

(Prior code § 18-49)

The planning commission may require that the delineation of proposed increments of developments be shown on the tentative map; or, if incremental development is proposed by the subdivider after approval or alteration or incremental boundaries, consideration and approval of such division or change by the planning commission may be required before acceptance for processing of a final map. The purpose of this provision is to ensure that the resulting road network and other improvements constructed as a part of initial increments are operable and satisfactory if development ceases at this point. Dedication of an equitable proportion of open space, recreation features and other facilities and amenities with the initial and each succeeding increment shall be required.

(Prior code § 18-50)

16.36.060 - Action upon filing of tentative map.

Upon filing of a tentative map with the planning commission, copies shall be distributed within three days to the state Division of Highways (if location of property makes this required under the Subdivision Map Act), state Regional Water Quality Control Board, school district or districts affected, each public utility concerned and to any other public agencies affected by the proposal. Copies of accompanying reports shall go only to those who are concerned thereby. Within ten days of receipt thereof, each of such entities shall report to the planning commission in writing, giving its recommendations in connection with the map and proposal. Failure to report will be considered approval.

(Prior code § 18-51)

A.

The planning commission shall act within 50 days of the submission of an original or revised tentative map unless the period is extended by mutual consent of the subdivider and the commission. The subdivider shall be notified in writing of the time and place of meeting at which map is to be considered.

B.

The subdivider shall receive copies of written staff reports at least three days before any hearing or action on the map.

C.

Based on staff reports and personal inspection, the planning commission shall determine whether the tentative map and accompanying documents are complete and accurate and whether they comply with this title, other city ordinances and with statutes of the state.

D.

It shall also determine the suitability of proposed street improvements, utilities, drainage facilities, fire hydrants, walkways, easements, landscaping and other facilities and the adequacy of provisions for parks, schools, open space and recreational facilities, if any, and shall consider requests for waiver of any provisions.

E.

The commission shall then approve, approve with conditions or disapprove the tentative map. If the commission considers it necessary that there be changes to the map, covenants or other submittals that cannot be covered by conditions or that additional information is needed for a decision, it shall continue the matter to a subsequent meeting of the commission; provided, that such deferred meeting is not more than 50 days after submission of the map. Should the subsequent meeting be later than such 50 days, the subdivider must concur in the delay. If the subdivider does not concur, the map may be disapproved.

F.

Accompanying title, geologic, flooding, utilities, percolation, environmental and other reports shall be considered a part of the tentative map and may be grounds for approval, conditional approval or

disapproval of the map.

G.

Informational copies of all approved tentative maps shall be forwarded to the city council, together with supporting papers, action taken by the planning commission and any conditions imposed as part of such approval. If, in the opinion of the planning commission, a city official or the subdivider, any factor connected with an approved tentative map is in conflict with the policies of the city council, consideration and approval of the tentative map by the city council may be requested by any of the above. The receipt of informational copies of a tentative map does not imply any confirmation of the action by the city council unless written request for confirmative action is submitted.

(Prior code § 18-52)

Pursuant to Section 66474.6 of the Government Code, the city council shall determine whether the discharge of waste from the proposed subdivision into the existing community sewer system will result in violation of existing requirements of the state Regional Water Quality Control Board. If the planning commission finds that the proposed waste discharge would result in or add to violation of requirements of the Water Quality Control Board, the planning commission may disapprove the tentative map or maps of such subdivision.

(Prior code § 18-53)

CHAPTER 16.40. - FINAL MAPS

16.40.010 - Time limits to record final map.

A.

Within 24 months after the date of approval or conditional approval of a tentative map, the subdivider may cause the subdivision or any portion thereof to be surveyed, a final map, improvement plans, an executed subdivision agreement and other items as required by the city council, to be prepared in accordance with the tentative map as approved and any conditions placed thereon.

B.

If a final map or maps have not been recorded within 24 months of approval of a tentative map by the planning commission, a subdivider or the subdivider's successor in interest may apply for an extension not to exceed two additional years, prior to expiration of the original approval. Application for extension shall be filed at least 30 days before the expiration and shall state reasons for requesting an extension. Request for extension may be approved, approved conditionally or denied by the planning commission. In granting an extension new conditions may be imposed and existing conditions may be revised. In the event of a denial or imposition of additional conditions, the subdivider may appeal to the city council in accordance with the provisions of this title relating to appeal.

C.

Any failure to record a final map within the period of approval or conditional approval by the planning commission or within any extension of such period granted by them shall terminate all proceedings. Before a final map may thereafter be recorded, a new tentative map must be approved as an original proceeding.

D.

A request for extension of a tentative map shall be accompanied by a nonrefundable fee fixed, from time to time, by resolution of the city council.

(Prior code § 18-54; Ord. 1178, §§ 6, 7, 2019)