§ 20.12

When a final/tract map or a parcel map is required, a tentative map shall first be filed with the Community Development Department. A tentative parcel map may be waived for a project that includes but not limited to an urban lot split, as defined in Chapter 20.18, or in lieu of a lot line adjustment, as defined in Chapter 20.20, at the discretion of the decision-making body pursuant to Section 20.12.140.

(ORD-23-0051 § 1(Exh. A), 2023)

A tentative map shall be prepared by a qualified California registered civil engineer or a California licensed surveyor in accordance with these regulations. Civil engineers with licenses prior to January 1, 1982 (with a license number before 33966) are authorized to practice all land surveying and engineering surveying.

(ORD-23-0051 § 1(Exh. A), 2023)

A tentative map (PDF) shall not exceed the scale of one (1) inch equals one hundred (100) feet, and shall contain the following information:

A.

The County subdivision map number - such number must be obtained from the Los Angeles County Engineer.

B.

North arrow, scale, and generalized vicinity map.

C.

Name and address of record owner(s), subdivider(s), and the person who prepared the map with the applicable registration or license number.

D.

The locations, names and width of all roads, streets, highways, and alleys in the proposed subdivision and along the site's boundaries.

E.

The boundaries of the subdivision, defined by legal description, with sufficient information to locate the property and to determine its position with respect to adjacent named or numbered subdivisions, if any.

F.

The lines and approximate dimensions of all existing and proposed lots, and the number assigned to each lot, the total number of lots, and the area of each lot (net and gross). Lots shall be numbered sequentially.

G.

The location and outline to scale of all existing structures, including active, inactive and abandoned oil wells within the subdivision and all structures outside the subdivision and within ten feet of the boundary lines, the distances between structures to be retained and existing or proposed street and lot lines, and notations concerning whether structures are to be retained or removed.

H.

Existing and proposed topographic information shall be provided and shall be tied to the City's datum. Contour lines shall have the following intervals:

1.

Two-foot contour interval for ground slope between level and ten percent; and

2.

Five-foot contour interval for ground slope exceeding ten percent.

I.

The approximate location, height, trunk diameter and general description of any trees over three inches in diameter at the trunk, measured at a height of 48 inches above grade, with notations as to their proposed retention or removal.

J.

The directions of flow of all watercourses and flood-hazard areas within and adjacent to the property involved per Federal Emergency Management Agency (FEMA) Flood Insurance Rate (FIRM) maps, and the proposed method of providing storm water, drainage, and erosion control.

K.

A mapping of the flood zones from the current FEMA for tidal and fluvial flooding including the following:

1.

Projected sea level rise and storm flooding for the life of the project based upon the most current sciencebased projection of sea level rise including a 100-year storm and wave run up.

2.

Projected coastal erosion based upon a detailed assessment of site geology, sea level rise, and waves.

3.

Projections of flooding shall be based on site and/or near shore bathymetry.

L.

The location and extent of any known jurisdictional wetland areas or other sensitive habitat areas such as rare and endangered plant species or riparian vegetation.

M.

The location of the site's scenic landscape features and scenic corridors, shorelines, ridgelines, and skylines, as defined in the City's General Plan, Local Coastal Program, and State law, and an assessment of the visibility of any future development from or within scenic corridors.

N.

The locations, widths, and purposes of all existing and proposed easements for utilities, drainage, and other public purposes, shown by dashed lines, within and adjacent to the subdivision (including proposed building setback lines, if known).

O.

All existing and proposed utilities including, but not limited to, size of gas and water lines, size and grade of sewer lines, locations of manholes, valve lids, fire hydrants, street trees and streetlights.

P.

The locations of any existing or abandoned wells, septic leaching fields, springs, water impoundments and similar features to the extent they affect the proposed use of the property.

Q.

The boundaries, size and use of existing and proposed public areas in and adjacent to the subdivision. If land is to be offered for dedication for open space park or recreation purposes or for purpose of providing public access to any public waterway or recreation area, it shall be so designated.

R.

The outer boundary of the property to be subdivided shall be based on a field survey performed by a licensed land surveyor or civil engineer authorized to practice land surveying, with proper controlling monumentation and boundary establishment methods. In the event a subdivision map is not filed, a record of survey shall be filed on the exterior boundary. A copy of which shall be submitted to the Designated City Surveyor.

S.

The Basis of Bearings shall be based on the California Coordinate System and be in compliance with the California Public Resource Code.

T.

The licensed land surveyor or civil engineer shall note and remedy any encroachments issues prior to the filing of the subdivision map.

(ORD-23-0051 § 1(Exh. A), 2023)

The subdivider shall file copies of drawings, statements, and other data with the Community Development Department as applicable to the proposed tentative map, including, but not limited to the following:

A.

Zoning. A statement of existing and proposed zoning and land use.

B.

Site Development. A statement of proposed improvements and landscape modifications, including the estimated time of completion in relation to subdivision of the property.

C.

Public/Private Areas. A description of proposed public or commonly held areas and draft open space easement agreements, if applicable.

D.

Subdivision Exceptions. Any exception being requested of these regulations shall be clearly labeled and identified as to nature and purpose. A written statement justifying the exception shall be submitted by the applicant separate from the map.

E.

When it is known that separate final maps are to be filed on portions of the property shown on the tentative map, the subdivision boundaries which will appear on the final maps and the sequence in which the final maps will be filed.

F.

CC&Rs. Draft covenants, conditions and restrictions if they are integral to the development concept or proposed atypical requirements.

G.

Drainage Study. Two (2) copies of the preliminary drainage study showing or explaining the drainage area tributary to the subdivision and a statement setting forth in detail the manner in which storm water run-off will enter the subdivision, the manner in which it will be carried through the subdivision, and the manner in which disposal beyond the subdivision boundaries will be accomplished. This shall be done in accordance with the applicable City regulations and shall be prepared by a civil engineer registered in the State of California.

H.

Soils Report. A preliminary soils report (prepared by a qualified engineer registered in this State) based on adequate test borings, is required. The requirement for a preliminary soils report may be waived by the City Public Works Director in circumstances where earlier projects on the same site have provided a soils report, or where the Director determines that adequate records (or knowledge of soil qualities) exist that do not warrant a soils report.

I.

Preliminary Title Report. One copy of a preliminary title report dated not more than three (3) months prior to submittal of the application.

J.

Survey Data. All survey data required to review the map (i.e., preliminary title reports, closure reports, underlying deeds, map references, etc.). The Designated City Surveyor may request any survey related documents, including, but not limited to, field notes, photographs, adjustments, CAD files prior to acceptance or approval of documents.

K.

Affordable Housing Plan and Statement. Unless exempt, the applicant shall submit an affordable housing statement in compliance with the City's Inclusionary Housing Requirement. The map or plans should identify location of affordable units.

L.

Based on the unique circumstances at the site, other documents or information requested by the Director of Community Development to process the tentative map.

(ORD-23-0051 § 1(Exh. A), 2023)

In addition to the tentative map and accompanying data, supplemental materials may be required to be filed depending on the site's location and potential impact on various resources or consistency with City

plans and policies:

A.

A phase 1 cultural resources inventory to identify any potential archaeological, paleontological, or historic on-site resources, including historic artifacts and structures, and tribal cultural resources.

B.

In potential noise sensitive areas identified in the General Plan Noise Element, specific site analysis by an acoustical engineer or other approved professional with qualifications in acoustic design may be required by the Community Development Director. The study shall define the noise exposure problems, conclusions, and recommendations for corrective or mitigating measures, when necessary, and opinions and recommendations covering the suitability of the site for development.

C.

Sewer Capacity Study. A preliminary sewer capacity study (prepared by a qualified engineer registered in this State) based on either sewer system model results, or flow monitoring with a sewer capacity study approved by the Long Beach Water Department (LBWD). The capacity study shall ensure that the sewer system can accommodate a proposed development, and if not, identify needed improvements required for the development.

D.

Hydrology Report. In certain areas where there is a known high water table, a hydrologic report shall be prepared that evaluates the existing water table and identifies potential issues with new development. The report shall be prepared by a qualified geologist or hydrologist and shall include recommendations for site preparation, foundation design, and other strategies to offset potential impacts.

E.

Septic Systems. Septic Tanks and Leach Fields shall be abandoned or removed in accordance with plans approved by the Community Development Department and the Health Department. All sewage shall be disposed of by an approved connection to the appropriate Public sewer system.

F.

Potable and/or Recycled Water System Analysis: A preliminary potable and/or recycled system analysis shall be prepared by a qualified engineer to evaluate existing system capacity in the area and improvements needed to serve the new demand created by the project to the approval of LBWD.

G.

Maps for condominium projects shall indicate the address of the property and the number, size and location of proposed dwelling units, parking spaces, and private or public open spaces. For all condominium projects, the floor area of each floor shall be shown in proper scale and location together with the plan view of each ownership unit. Further information regarding condominium projects and other common interest subdivisions is included in Chapter 20.30.

(ORD-23-0051 § 1(Exh. A), 2023)

A.

If the tentative map or the accompanying drawings, statements or other data are found to be incomplete or incorrect, the subdivider shall be advised in writing of the changes or additions within 30 days.

B.

A tentative map shall not be deemed complete for processing until it complies with all provisions of this Section and any additional information as required by the Director of Community Development.

(ORD-23-0051 § 1(Exh. A), 2023)

The Planning Bureau shall transmit copies of the tentative map and other required information to each of the following: Department of Public Works, Building Bureau, Fire Department, Energy Resources Department, Water Department, utility companies, and to such other agencies that it determines may be affected or may have an interest in the proposed subdivision.

These departments or agencies shall submit their written reports and recommendations within the time specified by the Planning Bureau; such time limit shall not be more than fifteen (15) working days from the date of the transmittal letter. Failure of any department or agency to respond within the prescribed time limits shall be deemed to mean that it has no recommendations and no objections to the proposed subdivision. If requested, the Planning Bureau may grant an extension of time to respond, especially if the proposed subdivision is exceptionally complicated.

(ORD-23-0051 § 1(Exh. A), 2023)

The Community Development Department shall prepare staff recommendations in writing. A copy of this report shall be available to the Planning Commission or the Zoning Administrator and the subdivider at least three (3) days prior to the date set for the hearing.

(ORD-23-0051 § 1(Exh. A), 2023)

Within fifty (50) days after a tentative map has been deemed complete for processing consistent with the State Permit Streamlining Act, the Planning Commission or the Zoning Administrator shall consider the tentative map at a regularly scheduled public hearing. Such time period may be extended by mutual consent of the subdivider and the Community Development Department. As appropriate and to increase processing efficiency, any Site Plan Review, Variance, or other related planning entitlement related to the same project as the tentative map request should be processed together and consolidated on applicable hearing agendas.

(ORD-23-0051 § 1(Exh. A), 2023)

When a provision of this title requires notice of a public hearing, notice shall be given in all of the following ways, consistent with the review processes described in Sections 20.04.020, 20.04.030, 20.04.040, and 20.04.070:

A.

Notice of the hearing shall be mailed or delivered at least 14 days prior to the hearing to the owner of the subject real property as shown on the latest equalized assessment roll. Instead of using the assessment roll, the local agency may use records of the county assessor or tax collector if those records contain more recent information than the information contained on the assessment roll. Notice shall also be mailed to the owner's duly authorized agent, if any, and to the project applicant.

B.

When the Subdivision Map Act (Division 2 [commencing with Section 66410] of Title 7) requires notice of a public hearing to be given pursuant to this section, notice shall also be given to any owner of a mineral right pertaining to the subject real property who has recorded a notice of intent to preserve the mineral right pursuant to Section 883.230 of the Civil Code.

C.

Notice of the hearing shall be mailed or delivered at least 14 days prior to the hearing to each local agency expected to provide water, sewage, streets, roads, schools, or other essential facilities or services to the project, whose ability to provide those facilities and services may be significantly affected.

D.

Notice of the hearing shall be mailed or delivered at least 14 days prior to the hearing to all owners of real property as shown on the latest equalized assessment roll within 300 feet of the real property that is the subject of the hearing. In lieu of using the assessment roll, the local agency may use records of the county assessor or tax collector which contain more recent information than the assessment roll. If the number of owners to whom notice would be mailed or delivered pursuant to this paragraph or paragraph (A) is greater than 1,000, a local agency, in lieu of mailed or delivered notice, may provide notice by placing a display advertisement of at least one-eighth page in at least one newspaper of general circulation within the local agency in which the proceeding is conducted at least 14 days prior to the hearing.

E.

The notice shall include the date, time, and place of a public hearing, the identity of the hearing body or officer, a general explanation of the matter to be considered, and a general description, in text or by diagram, of the location of the real property, if any, that is the subject of the hearing. Consistent with Municipal Code Section 21.21.304, all notices shall contain as a minimum, the following information:

The applicant's name;

2.

The filing date;

3.

The case number for the project;

4.

The location of the project, including an indication of whether it is in the coastal zone;

5.

An indication of whether the project is appealable to the Coastal Commission;

6.

A description of the project;

7.

The reason for the public hearing;

8.

The date, time and place of the public hearing;

9.

The general procedures for the hearing and the receipt of public comments;

10.

The means for appeal, including an appeal to the Coastal Commission when applicable; and

11.

A statement stating substantially the following:

"If you challenge the action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or issues raised via written correspondence delivered to the (public entity conducting the hearing) at or prior to the public hearing".

If the notice is mailed or delivered pursuant to paragraph D above, the notice shall also either be:

1.

Published pursuant to Section 6061 in at least one newspaper of general circulation within the local agency which is conducting the proceeding at least 10 days prior to the hearing; or

Posted at least 14 days prior to the hearing in at least three public places within the boundaries of the local agency, including one public place in the area directly affected by the proceeding.

F.

All notices shall be posted to the City's website, along with other forms of electronic communication that are specified with an approved electronic communications policy. In addition to the notice required by this section, a local agency may give notice of the hearing in any other manner it deems necessary or appropriate.

(ORD-23-0051 § 1(Exh. A), 2023)

20.12.090 - Planning Commission or Zoning Administrator—Action.

The Planning Commission or the Zoning Administrator shall determine whether a tentative map should be approved, conditionally approved, or disapproved.

(ORD-23-0051 § 1(Exh. A), 2023)

20.12.100 - Planning Commission or Zoning Administrator—Requirements for approval of tentative parcel and tract maps.

The Planning Commission or the Zoning Administrator shall approve a tentative map if the map complies with State and local regulations and if all of the following findings are made:

A.

That the proposed map design and improvements is consistent with the applicable general plan, specific plans, the Zoning Ordinance, and does not violate local or state laws regarding subdivisions;

B.

That the site is physically suitable for the type of development, including the proposed density;

C.

That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantial and avoidable injury to fish and wildlife or their habitat;

D.

That the design of the subdivision or the type of improvement is not likely to cause serious public health or safety problems;

E.

That 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; and

F.

That the design of the subdivision or the type of improvements is consistent with the Local Coastal Plan (LCP) as it considers projected sea level rise, slope stability, hazards and potential storm flooding for the life of the project based on available FEMA information.

(ORD-23-0051 § 1(Exh. A), 2023)

20.12.110 - Planning Commission—Conditional approval.

The Planning Commission or the Zoning Administrator shall impose those requirements and conditions necessary to bring a proposed subdivision into full compliance with these regulations and other City ordinances.

(ORD-23-0051 § 1(Exh. A), 2023)

20.12.120 - Planning Commission or Zoning Administrator—Findings required for modifications or exceptions.

The Planning Commission or the Zoning Administrator may grant modifications or exceptions to the requirements of these regulations if it makes any of the following findings:

A.

The land involved in the subdivision is unusual because of the size, shape, or topographical conditions;

B.

The improvement required would create conflicts with City plans, policies, and the existing pattern of improvement in the area;

C.

Conformance with all the requirements would impose an unnecessary hardship upon the subdivider;

D.

The subdivision design is of such a unique nature that it will result in a healthful, convenient, efficient, and attractive environment without sacrificing light, air, or any other factors which comprise a successful subdivision;

E.

The requested exception is supportable given that the overall design will result in beneficial impacts by its incorporation of sustainable features to improve energy efficiency, and other improvements to enhance mobility within the development for pedestrians and alternate modes of transportation;

F.

That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantial and avoidable injury to fish and wildlife or their habitat;

G.

The requested exception will be consistent with the Local Coastal Plan (LCP), because it considers projected sea level rise and potential storm flooding for the life on the project based on available FEMA information.

Such findings shall be made in writing and shall be presented at the public hearing.

(ORD-23-0051 § 1(Exh. A), 2023)

20.12.130 - Planning Commission or Zoning Administrator—Disapproval.

The Planning Commission or the Zoning Administrator shall deny a tentative map if it cannot make all of the required findings listed in Section 20.12.100. Such findings shall be made in writing and shall be presented at the public hearing.

(ORD-23-0051 § 1(Exh. A), 2023)

20.12.140 - Zoning Administrator—Waiver of final parcel map.

A.

The subdivider may request a waiver of the requirement to file a (final) parcel map for:

1.

Subdivisions that meet the parameters of Sections 66426, 66428 and 66428.1 of the Subdivision Map Act;

2.

A new condominium project on a single parcel that was previously mapped and monumented in a manner satisfactory to the Designated City Surveyor in accordance with Section 66428(b) of the Subdivision Map Act;

3.

A condominium conversion project creating four (4) or fewer condominium units;

4.

A new commercial or industrial condominium project on a single parcel;

5.

Conversion of existing development to four or fewer commercial or industrial condominiums;

6.

The new commercial or industrial portion of a mixed-use condominium project on a single parcel; or

An Urban Lot Split.

B.

Required Findings. The Zoning Administrator may determine that the recordation of a (final) parcel map be waived after a tentative map is approved if it makes all of the following findings:

1.

No unusual impact to public health, safety, or welfare is anticipated.

2.

All required dedication of public rights-of-way and public improvements have been provided for.

3.

The parcel map shall consist of four (4) lots/units or less, unless found to be exempt.

4.

The requested waiver will be consistent with the Local Coastal Plan (LCP), because it considers projected sea level rise and potential storm flooding for the life on the project based on available FEMA information.

5.

If a tentative map is for condominium conversion, all requirements as specified in the condominium conversion regulations shall be complied with in full.

C.

Site Plan. When a parcel map is waived, the applicant shall submit a site plan with the Department of Public Works and shall meet all criteria established by the Director of Public Works. A record of survey is not required as a condition of approval. The site plan may trigger a record of survey in accordance with California Business and Professions Code section 8762.

The site plan shall be consistent with the current California Building Code Section 107.2.5 stating a site plan shall have an accurate boundary.

D.

Certificate of Compliance. When a parcel map is waived, a certificate of compliance shall be filed for recording with the County Recorder when the site plan is approved by the Director of Public Works and when there is compliance with all requirements.

E.

Extension of Time to File Parcel Map Waiver. Under some circumstances, a subdivider may need additional time to process a request to waive a tentative parcel map. The following process is established to handle these requests:

Application for a time extension shall be made in writing to the Community Development Department prior to the expiration date of the tentative map.

2.

The time extension shall be approved if the Community Development Director or the Zoning Administrator makes any of the following findings:

a.

The subdivider has made reasonable progress toward satisfying project conditions; and

b.

Extenuating circumstances require additional time for the subdivider to respond to satisfying project conditions.

3.

Time extension requests shall be limited to one-year increments.

(ORD-23-0051 § 1(Exh. A), 2023)

Any subdivider or record owner of property may withdraw a tentative map at any time. Notice of withdrawal shall be given to the Community Development Director or the Zoning Administrator in writing. Upon receipt of such notice, the tentative map shall be officially withdrawn. Upon withdrawal, a record of survey shall be required and monuments set to replace those destroyed, damaged or missing.

(ORD-23-0051 § 1(Exh. A), 2023)

After a tentative map has been deemed complete, no revisions shall be permitted, unless the subdivider agrees to extend the time to a date acceptable to the Planning Commission or the Zoning Administrator, within which action must be taken on the map, provided that the extension not exceed fifty (50) days after receipt of the revision.

(ORD-23-0051 § 1(Exh. A), 2023)

20.12.170 - Tentative map revisions—After approval.

A.

After approval of a tentative map, any revised map shall comply with all regulations in effect at the time such revised map is filed.

B.

When a tentative map has been approved, no other subdivider shall file a different tentative map for the same parcel of land without the express written consent of the current property owner of record and/or the original subdivider unless the previous tentative map has expired.

C.

The approval or conditional approval of any revised tentative map shall supersede and nullify all previously approved tentative maps that pertain to the same parcel of land.

D.

After approval or conditional approval of a tentative map and prior to the recordation of the final map, any correction or amendment shall be processed as follows:

1.

Minor corrections may be approved by the Community Development Director or designee under the following circumstances:

a.

No additional lots or units are created.

b.

The changes are in substantial conformance with the original tentative map approval.

c.

The proposed changes are consistent with this title, the zoning ordinance, applicable building codes, the General Plan, and the Subdivision Map Act.

2.

Corrections or changes that are not deemed by the Community Development Director or designee to be minor shall be reviewed by either the Zoning Administrator for parcel maps, or the Planning Commission for tentative subdivision maps. The subdivider shall provide the appropriate modification application, materials, and applicable fees. The Zoning Administrator or the Planning Commission may grant a modification to the requirements and conditions if findings are made to document consistency with the original approval.

3.

Any revisions approved through the prescribed processes identified in paragraphs 1 and 2 above shall not affect the time limit for recording a final map or a parcel map as prescribed by the Subdivision Map Act or these regulations.

(ORD-23-0051 § 1(Exh. A), 2023)

20.12.180 - Tentative map expiration.

A.

An approved or conditionally approved tentative map shall expire thirty-six (36) months after its approval, except when a time extension has been granted by the Community Development Director or designee or meets the terms allowed by 66452.6.

B.

Failure to record a final map before a tentative map expires shall terminate all proceedings. Once a tentative map has expired, no further subdivision action shall take place until a new tentative map is filed. Upon withdrawal, a record of survey shall be required and monuments set to replace those destroyed, damaged or missing.

C.

Any tentative map approved between January 1, 2018, and the effective date of this ordinance shall be effective for a period of forty-eight (48) months from the date of approval issuance. As appropriate and to increase processing efficiency, any Site Plan Review, Variance, or other related planning entitlement expiration dates related to the same project as the tentative map request should be extended to coincide with the tentative map expiration date.

(ORD-23-0051 § 1(Exh. A), 2023)

A.

Application for a time extension shall be made in writing to the Community Development Department prior to the expiration date of the tentative map.

B.

The time extension shall be approved if the Community Development Director or the Zoning Administrator makes any of the following findings:

1.

The subdivider has made reasonable progress toward satisfying project conditions;

2.

Extenuating circumstances as documented in the map extension request have delayed filing of the final map; and

3.

The tentative map remains consistent with the zoning and goals of the general plan.

C.

Time extension requests shall be limited to year increments and can be customized for a period exceeding one year if the maximum extension period identified in Section D below is not exceeded.

D.

Consistent with Subdivision Map Act Sections 66452.6 (e) and 66463.5(c), the maximum time of all extensions granted shall be 72 months (six years).

(ORD-23-0051 § 1(Exh. A), 2023)

CHAPTER 20.14 - VESTING TENTATIVE MAPS