SEC. 17.06. TENTATIVE MAP STANDARDS AND APPEALS.

A. Procedure.

1. Filing Notice and Reports. The subdivider shall pay the necessary fees for and file with the City Planning Department at least 25 copies of the Tentative Map, two copies of an area map showing the location of ownerships which are located within the area covered by the Tentative Map and within a 500-foot radius of the proposed subdivision; and two copies of a certified list showing the names and addresses of owners of all property and the addresses of all residential, commercial, and industrial occupants of all property located within 500 feet of the proposed subdivision.

2. Action of Advisory Agency. The Advisory Agency shall approve, conditionally approve or disapprove the Tentative Map pursuant to Sec. 13B.7.3. (Tentative Tract Map) of Chapter 1A of this Code.

(a) The Advisory Agency may disapprove a Tentative Map because of the flood hazard, inundation, lack of adequate access, lack of adequate water supply or fire protection, insufficient sewerage facilities, potentially hazardous geological conditions or non- compliance with the requirements of this Article, the Subdivision Map Act, or the standards, rules or regulations adopted by the Commission pursuant to the provisions of Section 17.05 (Design Standards) of this Article.

(b) Whenever two or more lots are to be created on a common slope and the City Engineer or Superintendent of Building determines that conditions so dictate, the Advisory Agency may require as a condition of approval of the Tentative Map that appropriate deed covenants, on a form approved by the City Attorney, be recorded which provide to each owner of said common slope a joint right of entry for necessary access of persons and equipment, and a joint easement over the slope area to maintain and repair any portions of said common slope.

(c) All streets on the Tentative Map shall be identified by their proposed names. All proposed street names shall be approved by the City Engineer. The Advisory Agency may withhold approval of the map if the City Engineer has determined that a proposed street name would create confusion, be misleading, be unduly long or carry connotations offensive to good taste and decency.

(d) The Department of Building and Safety may issue a building permit for a small lot subdivision if the applicant for the permit has received a vesting Tentative Tract Map approval or Preliminary Parcel Map approval for the project and has submitted proof to the satisfaction of the Department of Building and Safety that a covenant and agreement has been recorded. This covenant and agreement shall state that the applicant and the applicant’s successors and assignees agree that the building permit is issued on the condition that a certificate of occupancy (temporary or final) for the building cannot be issued until after the final map has been recorded. The Department of Building and Safety shall then issue the building permit based upon the approved Tentative or Preliminary Map and its conditions of approval. The dedication, improvement, and sewer requirements identified in the approved Tentative or Preliminary Map or its conditions of approval must be guaranteed to the satisfaction of the Bureau of Engineering at the time of building permit issuance. Projects with the following features are not eligible to receive building permits prior to the recordation of a final map: off-site common access or a street or alley vacation or merger.

B. Map Requirement. Tentative Maps filed with the City Planning Department shall be prepared by or under the direction of a licensed surveyor or registered civil engineer. Such maps shall clearly show all information required by this article, and shall be drawn to an engineer’s scale of not less than one inch equals 200 feet.

The Tentative Map shall contain all the following:

1. The tract number.

2. Sufficient legal description of the property to define its boundaries.

3. Names, addresses and telephone numbers of the record owner, subdivider, and person preparing the map.

4. North point, engineering scale, date and area.

5. The widths and approximate locations of all existing and proposed public easements or rights of way, or private street easements, within and adjacent to the property involved.

6. Locations, widths and approximate grades of existing and proposed highways, streets, alleys or ways, whether public or private within and adjacent to the property involved.

7. Existing street names, and names or designations for all proposed streets and highways.

8. Approximate radii of all center line curves for streets, highways, alleys or ways.

9. Lot layout, approximate dimensions of each lot and number of each lot.

10. The locations of potentially dangerous areas, including geologically hazardous areas and areas subject to inundation or flood hazard; the location, width and direction of flow of all watercourses, flood control channels, and mud or debris paths where ravines or swales will exist within and adjacent to the property involved; building setbacks from such hazards, the proposed method of providing flood, erosion and mud or debris control; and areas where access and emergency paths will be located in the event flood design capacity is exceeded. Lot lines shall be located so that the flow of watercourses and mud and debris paths, access and emergency paths, and setbacks shall be adjacent to lot lines or in areas or restrictions against construction.

11. The existing contour of the land at intervals of not more than five feet, and of not more than two- foot intervals if the slope of the land is less than five percent.

12. The approximate location of all buildings or structures on the property involved which are to be retained, notations concerning all buildings which are to be removed, and approximate locations of all existing wells.

13. The approximate location and general description of any large or historically significant trees and of any protected trees and an indication as to the proposed retention or destruction of the trees.

14. If any streets shown on the Tentative Map are proposed to be private streets, they shall be clearly indicated. Such streets shall conform to the requirements of Article 8 (Private Street Regulations) of this Chapter or shall have been previously approved in accordance with the then applicable provisions of the said article.

15. The proposed method of providing sewage disposal and drainage for the property.

16. A statement regarding existing and proposed zoning.

C. Protected Tree Reports for Tentative Tract Maps. No application for a tentative tract map approval for a subdivision where a protected tree is located shall be considered complete unless it includes a report, in a form acceptable to the Advisory Agency and the City’s Chief Forester, which pertains to preserving the tree and evaluates the subdivider’s proposals for the preservation, removal, replacement or relocation of the tree. The report shall be prepared by a tree expert and shall include all protected trees identified pursuant to Subdivision 13. of Subsection B. (Map Requirements) of this Section.

In the event the subdivider proposes any grading, land movement, or other activity within the drip line of a protected tree referred to in the report, or proposes to relocate or remove any protected tree, the report shall also evaluate any mitigation measures proposed by the subdivider and their anticipated effectiveness in preserving the tree.

SEC. 17.07. FINAL MAP STANDARDS.

A. Time Limit. See Sec. 13B.7.3.F.2. (Tentative Tract Map; Scope of Decision; Time Limit for Final Map Filing) of Chapter 1A of this Code.

B. Procedure. See Sec. 13B.7.4. (Final Tract Map) of Chapter 1A of this Code.

C. Final Map Requirements. The following information shall be submitted with the Final Map: names, addresses and telephone numbers of the record owners, subdivider and person preparing the Final Map. The general form and layout of the map, including size and type of lettering, drafting and location of acknowledgments, etc. shall be determined by the City Engineer. The map shall be prepared on high-quality tracing cloth or other material approved by the City Engineer.

1. Each sheet of said Final Map shall be 18 × 26 inches. A marginal line shall be drawn completely around each sheet, leaving a blank margin of one inch. The scale of the map shall be such as to show all details clearly. Each sheet shall be numbered, and its relation to other sheets clearly shown. The tract number, scale and north point shall be shown on each sheet. If more than three sheets are necessary to show the entire subdivision, an index map shall be included on one of the sheets. The boundary line of a subdivision shall be indicated by distinctive symbols and clearly so designated.

2. Where any land to be subdivided is separated or divided into two or more parcels or portions by any parcel of land other than a street, highway, or other public way, or a railroad, public utility or flood control right-of-way, each separate parcel or portion thereof shall be subdivided as a separate parcel and shown on a separate subdivision map.

D. Boundary Evidence. Such stakes, monuments or other evidence determining the boundaries of the subdivision as are found on the ground, together with sufficient designations of adjoining subdivisions by lot and tract number and page of record, or by section, township and range, or other proper legal description as may be necessary to locate precisely the limits of the subdivision, shall be clearly and fully shown on the Final Map.

E. Monuments.

1. Boundary. Each Final Map shall show durable monuments of not less than two-inch steel pipe at least 24 inches long found or set at or near each boundary corner and at intermediate points, approximately 1,000 feet apart, or at such lesser distance as may be necessary by topography or culture to assure accuracy in reestablishment of any point or line without unreasonable difficulty. The precise position and character of each monument shall be shown on the Final Map. Where the elevation of the top of each such monument is not approximately level with the surface of the ground, its relative position shall be indicated.

at such lesser distance as may be necessary by topography or culture to assure accuracy in reestablishment of any point or line without unreasonable difficulty. The precise position and character of each monument shall be shown on the Final Map. Where the elevation of the top of each such monument is not approximately level with the surface of the ground, its relative position shall be indicated.

The establishment of boundary monuments may be required by the Advisory Agency, the Appeal Board or the City Council upon appeal, prior to the recordation of the Final Map, however, such requirement may be modified to accept the submission of complete field notes as evidence of a thorough survey, or the setting of only a portion of the boundary monuments, or the referencing of monuments to adjacent reference points. The City Engineer shall submit a recommendation concerning this matter. Said reference points shall be indicated in a set of field notes showing clearly the ties between such monuments and sufficient number to set accurately each boundary monument after recordation

of the Final Map. Said boundary monuments shall be properly located by coordinates in the California Coordinate System or in such manner as determined by the City Engineer to be suitable and sufficient.

2. Center Line. Complete center line data, including lengths of tangents and semi-tangents, shall be shown on the map for all streets within or adjoining the tract where no official center line has been previously established. In locations where the point of intersection falls on private property, chords shall be shown instead of semi-tangents. The subdivider shall have approved monuments placed with permanent references thereto and furnish a set of field notes to the City Engineer.

3. Deferment. (Amended by Ord. No. 188,752, Eff. 12/7/25.) In the event any or all of the monuments required to be set are subsequent to the recordation of the Final Map, the map shall clearly show and describe such monuments. All such monuments or the furnishing of notes thereon so deferred shall be agreed to be set and furnished by the subdivider.

When the placement of monuments is to be deferred, the Bureau of Engineering shall charge and collect a fee as set forth in Section 11.12 of this Code for the service of receiving and processing a bond to guarantee placement of the monuments.

4. Geodetic Controls. Ties to the Geodetic Triangulation System shall be provided where stations thereof have been established within reasonable distance from the subdivision boundary, and such ties are deemed necessary by the City Engineer.

F. Surveys.

1. Requirements. The procedure and practice of all survey work, done on any subdivision, shall conform to the accepted standards of engineering and surveying professions. The Final Map shall close in all its parts.

In the event the City Engineer shall have established the center line of any street or alley in or adjoining a subdivision, the Final Map shall show such center line together with the reference to a field book or map showing such center line and the monuments which determine its position. If determined by ties, that fact shall be stated on the Final Map.

2. Notes to be Furnished. For such center line monument set, the engineer or surveyor under whose supervision the survey has been made shall furnish to the City Engineer a set of notes showing clearly the ties such monument and a sufficient number (normally four) of durable distinctive reference points or monuments. Such reference points may be lead and tacks in sidewalks, or curbs, or 2-inch × 2-inch stakes set back of the curb line and below the surface of the ground or such substitute thereof as appears to be not more likely to be disturbed.

Such set of notes shall be of such quality, form and completeness, and shall be on paper of such quality and size as may be necessary to conform to the standardized office records of the City Engineer. All such notes shall be indexed by the City Engineer as part of the permanent public records of the City Engineer’s office.

3. Identification Marks. All monuments set as required herein shall be permanently and visibly marked or tagged with the registration or license number of the engineer or surveyor under whose supervision the survey was made.

G. Bearings.

1. Basis. The Final Map shall indicate thereon the basis of bearings, making reference to some recorded subdivision map, or other record acceptable to the City Engineer.

The Final Map shall have as the basis of bearings a line based on the Geodetic Triangulation System where ties to said system are deemed feasible by the City Engineer.

2. Distances. The bearing and length of each lot line, block line and boundary line shall be shown on the Final Map, and each required bearing and distance shall be indicated.

H. Lot Numbers. The lots shall be numbered consecutively commencing with the number 1, except as otherwise provided herein, with no omissions or duplications. Each numbered lot shall be shown entirely on one sheet.

I. Curve Data. The length, radius and total central angle and bearings of terminal radii of each curve and the bearing of each radial line to each lot corner on each curve, and the central angle of each segment within each lot shall be shown on the Final Map.

J. Easements.

1. Lines. The Final Map shall show all the necessary data including width and side lines of all public easements to which the lots in the subdivision are subject. If the easement is not definitely located on record, a statement as to the easement shall appear on the title sheet.

2. Designation. Easements shall be denoted by broken lines.

3. Identification. Each easement shall be clearly labeled and identified and, if already of record, proper reference to the records given. Easements being dedicated shall be so indicated in the Certificate of Dedication.

K. City Boundary Lines. City boundary lines crossing or abutting the subdivision shall be clearly designated and tied in.

L. Natural Water Course Designation. In the event that a dedication of right of way for flood control or storm drainage is not required, the location of any natural water course shall be shown on the Final Map, unless such natural water course, channel, stream or creek is, shown on the grading plans to be filled or otherwise eliminated by the grading of the tract.

M. Title Sheet. The title sheet for each Final Map of a subdivision shall contain all the certificates and acknowledgment required by the Subdivision Map Act. The wording of such certificates and acknowledgments shall be approved by the City Attorney. Forms of certificates and acknowledgment may be obtained from the City Engineer.

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