Chapter 6 — TENTATIVE MAPS

Section

6-6-1 Filing

6-6-2 Reviewing

6-6-3 Revised; alternate tentative map

6-6-4 Scale

6-6-5 Contents

6-6-6 Subdivider’s statement

6-6-7 Tract number

6-6-8 Distribution of copies

6-6-9 Review Committee

6-6-10 Planning Commission hearing and recommendation

6-6-11 Extension of time limit

6-6-12 Automatic approval; Planning Commission

6-6-13 Termination or extension of proceedings

(A) Any person desiring to subdivide land in the city shall first submit to the Secretary of the Planning Commission 18 copies of the tentative map and the subdivider’s statement.

(B) Optional alternative tentative maps may be filed at the same time. Each filing or each alternative tentative map shall constitute a separate action. A filing fee as set forth in § 6-12-1 of this title shall be required for each tentative map filed. In the event that a new tentative map is filed or an approved tentative map is revised and subsequently approved by the city, the most recently approved tentative map shall constitute the only recognized tentative map in the consideration of the final map.

(Ord. 295, passed 2-4-1986)

Prior to filing of a tentative map, the subdivider shall submit the tentative map and the subdivider’s statement, and any other information that the subdivider deems necessary to sufficiently describe the proposed development to the Secretary of the Planning Commission for examination as to conformity with the provisions of this title. Where discrepancies exist, the Secretary of the Planning Commission may return the map to the subdivider for correction, revision or submission of petition for exception. The tentative map shall be accepted for filing when it is in full compliance with the provisions of this title.

(Ord. 295, passed 2-4-1986)

Revised and alternate tentative maps shall contain thereon the word “Revised” or “Alternate” after the tentative tract number.

(Ord. 295, passed 2-4-1986)

(A) Tentative maps shall be to a scale of one inch equals 50 feet, except that subdivisions with lots of two and one-half acres or greater may use a scale of one inch equals 100 feet.

(B) The City Engineer or the Planning Director may require a scale of one inch equals 100 or 200 feet if detail so warrants.

(Ord. 295, passed 2-4-1986)

The tentative map shall show and contain the following information:

(A) A tract number and name, if any;

(B) Date of preparation, north point and scale;

(C) Name, address and telephone number of the subdivider; the record owner, and the person or persons preparing the map;

(D) A sufficient legal description of the land to define the boundaries of the proposed tract;

(E) A site location map where necessary to locate the tract;

(F) Approximate ties to section corner or other known point;

(G) The boundary lines of the subdivision to be shown as required on the final map;

(H) The approximate layout, dimensions and number of lots;

(I) Approximate acreage of the subdivision;

(J) Ownership division lines of abutting properties as shown on the latest assessor’s parcel map and tract number and name, if any, of adjoining subdivisions;

(K) Identification of lots in the proposed subdivision as to the existing and proposed use; if property is to be used for more than one purpose, the area, lot or lots proposed for each type of use shall be shown identification of proposed public uses, if any;

(L) The approximate location of trees and the location and outline to scale of buildings and structures and a description of their proposed disposition;

(M) The location, names and existing right-of-way widths of all adjoining highways, roads and alleys. The centerline and gutter line elevations of the adjoining streets shall be shown at every change in grade;

(N) The location, widths and approximate gradients of all highways, roads and alleys proposed within the tract;

(O) Each road shown by its actual name or by a temporary name or letter for purposes of identification until the proper name of such road is determined;

(P) The approximate radii of all curves;

(Q) Location of marginal or dividing strips, if any;

(R) The widths and approximate locations of all existing or proposed easements or right-of-way within the subdivision or along its boundaries, whether public or private, for roads, railroads, drainage, stormwater, irrigation canals, sewers or public utility purposes;

(S) Accurate contours shall be shown drawn to intervals prescribed in the city standards adopted by the City Council. Said contours shall be extended into adjacent property a sufficient distance to establish proper topographical relationships;

(T) Approximate location of all areas subject to inundation or stormwater overflow, and the locations, widths and direction of flow of all watercourses;

(U) Proposed surface water drainage flow;

(V) Elevation of existing sewer lines at points or proposed connection;

(W) The source of water supply and the lot to be used for the community water supply, if any;

(X) Proposed phasing of development; and

(Y) At least two reference point ties to the California State Plane Coordinate System (1983 NA datum) shall be shown on the map, if available within one mile of the subdivision. If the distance is greater than one mile, a record tie to a section line or quarter section line and from a section corner or quarter section corner shall be shown on the map and the distance from a point on the outer line of a subdivision to a point on a section line or the angle between the tie line and the section line upon which the control point falls.

(Ord. 295, passed 2-4-1986; Ord. 387, passed 11-20-1990)

A subdivider’s statement shall accompany the tentative map on a form provided by the Secretary of the Planning Commission, and shall contain the following:

(A) Total acreage of the tract, total number of lots in the tract, and the minimum lot size (in square feet when less than an acre);

(B) The existing and proposed use of the property;

(C) The existing and proposed zoning on the property;

(D) Existing structures on the property;

(E) Existing easements on the property;

(F) Statement regarding improvements with reasons for any modifications or exceptions to the provisions of this title;

(G) Statement regarding type of street trees to be planted, with intervals of spacing;

(H) Proposed drainage, flood control measures and method of stormwater disposal;

(I) Provisions for proposed fire hydrants, the proposed source of water supply and the location and nature of sewage disposal facilities;

(J) Statement regarding other public utilities and services;

(K) Statement regarding restrictive covenants;

(L) Statement regarding whether the subdivider intends to file multiple final maps on the tentative map;

(M) Name, address, phone number and signature of the subdivider, owner, agent and engineer;

(N) Certification by the owner that he or she is the owner of the property, on the map as proposed for subdivision, has examined the map, and consents to its submission; and

(O) A preliminary title report describing the status of all interests in the parcel to be divided.

(Ord. 295, passed 2-4-1986)

(A) Before filing a tentative map, the subdivider or his or her authorized agent shall obtain from the Merced County Recorder the assignment of a number for the tract to be subdivided. These numbers shall be assigned in consecutive order.

(B) When a tract number has been assigned, the subdivider shall place the same upon each street of the tentative and final map of the subdivision, and the number shall not thereafter be changed or altered in any manner upon the tentative and final map of the subdivision unless and until a new number has been assigned in the manner provided above.

(Ord. 295, passed 2-4-1986)

Copies of the tentative map shall be submitted by the Secretary of the Planning Commission to all review agencies for their review and report.

(Ord. 295, passed 2-4-1986)

The City Manager, Planning Director, Public Works Director, City Engineer and code enforcement/fire safety officer shall be deemed to be and are empowered to act as the Subdivision Review Committee. The Committee shall meet and shall formulate recommendations and requirements on the design and improvements of subdivisions. The Subdivision Review Committee shall report its recommendation in writing to the Planning Commission and to the subdivider at least three days prior to any hearing or action on a tentative map by the Planning Commission.

(Ord. 295, passed 2-4-1986)

(A) Within 50 days of the filing of a tentative map with the Secretary of the Planning Commission; the Planning Commission shall hold a public hearing on said tentative map and, following the public hearing, take action to approve, conditionally approve or disapprove the tentative map.

(B) Notices of the time and place of any public hearing on a tentative map, including a general explanation of the tentative map and the area affected by it, shall be given by the Planning Commission or its Secretary at least ten calendar days before the hearing in the following manner.

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

2. The notice shall be given by mail or delivery to all persons including businesses, corporations or other public or private

entities, shown on the latest equalized assessment roll as owning real property within 300 feet of the property, which is the subject of the tentative map.

3. The notice shall be given by mail or delivery to all persons, including businesses, corporations or other public entities,

who have in writing requested said notice from the Secretary of the Planning Commission or whose property rights, in the judgment of the Planning Commission or its Secretary, may be substantially affected, or deprived as a result of a decision on a tentative map.

(C) The following rules shall govern the conduct of public hearings held pursuant to this section.

1. Public hearings provided for in this section shall be held at the time and place for which such hearings were set and

notices thereof given.

2. Any such hearing may be continued by the majority of the members present at any hearing who may fix the time and

place to which such hearing may be continued, even in the absence of a quorum, in which case the presiding officer at such hearing shall publicly announce prior to the conclusion of the hearing, the time and place to which the hearing is to be continued, and no further notice shall be required. In the absence of all of the members of the Commission, at the time and place which such hearing was set, it shall be deemed continued to the next regular meeting of the Commission, and no further notice shall be required.

3. A majority in number of the total voting membership of the Commission shall constitute a legal quorum for the purposes

of conducting a hearing.

4. The recommendation of the Commission on a tentative map shall be by resolution of the Commission, carried by the

affirmative votes of not less than a majority of its total membership. A tie vote shall be considered a technical denial.

5. The Commission shall have the authority to establish any reasonable rules of procedure for the conduct of such

hearings. The Commission may require any person who is to testify before it to be placed under oath, in which case the member presiding at such hearing shall be empowered to administer such oath.

6. The Commission shall cause a written summary of all pertinent testimony heard at such public hearing, together with a record of the names and addresses of all persons testifying, to be prepared and filed with the papers relating to such matter.

(Ord. 295, passed 2-4-1986)

The time limit for acting and reporting on tentative maps as specified in §6-6-10 of this chapter may be extended by mutual consent of the subdivider and the Planning Commission.

(Ord. 295, passed 2-4-1986)

If no action is taken by the Planning Commission to approve, conditionally approve or disapprove a tentative map within the time limits specified in § 6-6-10 of this chapter or any authorized extension thereof, the tentative map as filed shall be deemed to be recommended for approval insofar as it complies with the Subdivision Map Act and all city ordinances and it shall be the

duty of the Secretary of the Planning Commission to certify the recommendation of approval.

(Ord. 295, passed 2-4-1986)

(A) Failure to record a final map within two years from the date of approval or conditional approval of the tentative map or within any extension of time thereof granted by the Planning Commission shall terminate all proceedings. Before a final map may thereafter be recorded, a new tentative map shall be submitted.

(B) Upon application by the subdivider filed with the City Clerk prior to the expiration date of the tentative approval, an extension of not more than one year may be granted by the Planning Commission.

(Ord. 295, passed 2-4-1986)