Chapter 7.20 — TENTATIVE MAPS

The procedures set forth in this chapter shall be applicable to tentative tract maps and tentative parcel maps, including subdivisions for condominium purposes. The provisions of this chapter comply with the requirements of Cal. Gov’t Code §§ 66410 et seq.

(Ord. 2019-286, passed 11-20-2019; Am. Ord. 2019-291, passed 12-18-2019)

(A) Before any tentative map, or request for extension of time of a tentative map, is accepted for filing, the subdivider shall file a completed application form on a city application designated for the specific request, pay all applicable fees, and submit the required number of copies of the tentative map and all supporting materials and documents to the Community Development Director. The Director may, from time to time, amend the official application form and the map submittal requirements. Tentative maps shall be prepared in a size, form, and manner acceptable to the Director and shall be prepared by a registered civil engineer or licensed land surveyor. The tentative map shall be clearly and legibly drawn using a scale not less than 100 and shall contain all information required by the official application form.

(B) The Director may require other drawings, data, reports, or information deemed necessary to accomplish the purposes of the Map Act, the California Environmental Quality Act (CEQA), and this title.

(C) The applicant shall prepare a conceptual landscape master plan (CLMP) that delineates proposed landscape improvements to include parks, paseos, trails, open space, parkways, medians, common areas, and slopes. The CLMP shall be prepared at a scale suitable to show in detail all proposed improvements in conceptual form. Sections shall be included as needed to provide additional detail.

(D) Except as provided in § 7.40.050(A), the subdivider shall indicate the intent to submit phased final maps at the time of application for the tentative map.

(E) The subdivider should indicate the intent to request a parcel map waiver at the time of application for tentative map.

(F) Vesting tentative maps shall conform to Chapter 7.25 (Vesting Tentative Maps) of this title.

(G) For tentative maps for condominium purposes, each sheet of the map shall clearly state, at a minimum, “For Condominium Purposes”.

(Ord. 2019-286, passed 11-20-2019; Am. Ord. 2019-291, passed 12-18-2019)

All divisions of land pursuant to this title shall conform to the City of Menifee General Plan and to the development standards set forth in the Development Code for the zone in which the property to be divided is located at the time the application for the tentative map is determined complete.

(Ord. 2019-286, passed 11-20-2019; Am. Ord. 2019-291, passed 12-18-2019)

(A) Soils report . The subdivider shall provide a preliminary soils report, based upon adequate subsurface exploration, test borings, and laboratory tests, with application of the tentative map or parcel map. In the event the preliminary soils report indicates the presence of collapsible or expansive soils, liquefaction, or other soil problems, which if not corrected could result in structural defects, a geotechnical investigation of each lot or parcel in the subdivision shall be undertaken, and a report shall be submitted recommending corrective action which is likely to prevent structural damage to each structure proposed to be constructed in the area where such soils problems exist. The subdivision or any portion thereof where such soils problems exist may be approved if it is determined that the recommended corrective action is likely to prevent structural damage to each structure to be constructed and that the issuance of any building permit shall be conditioned to include this recommended corrective action with the construction of each affected structure. The report may be waived if, in the exercise of his or her professional judgment, the City Engineer finds that sufficient knowledge exists as to the qualities of the soils within the proposed subdivision.

(B) Geologic and geotechnical reports shall be required, with application of the tentative map or parcel map, when a subdivision involves any of the following:

• (1) The subdivision is within any zone requiring special study by the State Geologist or the City Engineer.

• (2) The subdivision proposes to dispose surface water through the use of dry wells or other subsurface facilities.

• (3) The site of the subdivision contains hillside areas where the existing gradient equals or exceeds 25%.

• (4) The development of the subdivision requires excavation into bedrock.

• (C) Geotechnical, geologic, and soils reports, as required herein, shall be prepared by an engineer or geologist

based on guidelines determined by the City Engineer, as applicable, who is authorized or licensed to practice and prepare the reports by the State of California. Such reports shall be reviewed and approved by the City Engineer. If public improvement plans or grading plans are required as part of the tentative map approval process, the review and approval of the geotechnical, geologic, or soils reports shall be required prior to approval of public improvement plans or grading plans. The City Engineer may waive these requirements for parcel maps at his or her discretion, in the exercise of his or her professional judgment. The City Engineer shall make a copy of all approved reports available to the public.

(Ord. 2019-286, passed 11-20-2019; Am. Ord. 2019-291, passed 12-18-2019)

Prior to approval of any tentative map or tentative parcel map, the subdivider shall demonstrate, to the satisfaction of the City Engineer, that the design of the subdivision is such that it conforms with Chapter 4.2 (Floodplain Management for Noncoastal Communities) of the Menifee Municipal Code. The City Engineer may require studies, mapping, easements, design, and construction as part of the final map or parcel map processing to ensure that this requirement is met. Unless otherwise permitted by this title, no final map shall be recorded if additional studies, engineering design, acquisition of easements, or construction of flood control facilities is required for issuance of any building permit for the subdivision. The City Engineer shall make a copy of all approved studies available to the public. Such studies shall be prepared under the direction of a registered civil engineer. (Ord. 2019-286, passed 11-20-2019; Am. Ord. 2019-291, passed 12-18-2019)

The Community Development Director shall notify the applicant of its determination of completeness of the subdivision application in accordance with Cal. Gov’t Code § 65943. The applicant shall have the right to appeal a

decision that an application is incomplete to the Planning Commission pursuant to Cal. Gov’t Code § 65943(c), through the appeal process set forth in § 9.30.100 (Appeals).

(Ord. 2019-286, passed 11-20-2019; Am. Ord. 2019-291, passed 12-18-2019)

The review and distribution procedures for tentative map applications filed with the Community Development Director shall comply with the applicable common application processing procedures of Chapter 9.30 (Common Application Processing Procedures), except where modified as follows:

(A) Distribution of maps and receipt of comments. Within five business days after an application has been determined to be complete, the Community Development Director shall send notice of this determination to affected school districts pursuant to Cal. Gov’t Code § 66455.7. The Director may, if applicable, distribute copies of the proposed tentative subdivision map to other affected, advisory, or requesting agencies.

(Ord. 2019-286, passed 11-20-2019; Am. Ord. 2019-291, passed 12-18-2019)

(A) The approving authority shall hold a public hearing on the map, and upon making all findings required in § 7.20.090 (Findings of Approval for Tentative Maps), shall approve or conditionally approve the tentative map. If such findings are not made, the approving authority shall deny the tentative map. The approving authority shall render a decision within 50 days of certification of an environmental impact report, adoption of a negative declaration, or a determination that the project is exempt from CEQA, in accordance with Cal. Gov’t Code §§ 66452.1 and 66452.2.

(B) The time frames noted above may be extended as provided by prevailing statutory law or court decisions. (C) In the event that action on a tentative map application is not taken in a timely manner and the application is deemed approved by operation of law, pursuant to Cal. Gov’t Code § 66452.4, the standard conditions of approval prepared by the city that are in effect at the time the application was deemed complete shall automatically be applied to the tentative map.

(Ord. 2019-286, passed 11-20-2019; Am. Ord. 2019-291, passed 12-18-2019)

Any tentative map shall be approved, or conditionally approved, if all the following findings are made:

(A) The proposed subdivision and the design and improvements of the subdivision is consistent with the General Plan, any applicable specific plan, and the Menifee Municipal Code.

(B) The site is physically suitable for the type and proposed density of development proposed by the tentative map.

(C) The design of the subdivision or 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 and the type of improvements are not likely to cause serious public health problems.

(E) The design of the subdivision and 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, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided.(Ord. 2019286, passed 11-20-2019; Am. Ord. 2019-291, passed 12-18-2019; Am. Ord. 2025-417, passed 7-16-2025)

(A) Tentative map . For subdivisions resulting in five or more residential lots:

(1) The designated approving authority as specified in § 7.05.020 (Responsibilities and Authorities) may approve or conditionally approve any tentative map if it can make the findings listed in § 7.20.090 (Findings of Approval for Tentative Maps), and may place reasonable conditions on filing of multiple final or parcel maps. In making findings in support of the approval or disapproval, the approving authority shall apply all applicable city standards in effect at the time the application was deemed complete; provided, however, that such other city standards which may be applicable under the provisions of Cal. Gov’ Code §§ 66474.2(b) and (c) shall also be applied.

(2) The approving authority may deny a tentative map on any of the grounds set forth in the Map Act or this title, and shall deny the tentative map if it cannot make all of the findings listed in § 7.20.090.

(B) Tentative parcel map. For subdivisions resulting in four or fewer residential lots and for commercial or industrial subdivisions as described in Cal. Gov’t Code § 66426:

(1) The designated approving authority as specified in § 7.05.020 (Responsibilities and Authorities) may approve or conditionally approve any tentative map if he or she can make the findings listed in § 7.20.090 (Findings of Approval for Tentative Maps), and may place reasonable conditions on filing of multiple final or parcel maps. In making findings in support of the approval or disapproval, the approving authority shall apply all applicable city standards in effect at the time the application was deemed complete; provided, however, that such other city standards that may be applicable under the provisions of Cal. Gov’t Code §§ 66474.2(b) and (c) shall also be applied.

(2) The approving authority may deny a tentative map on any of the grounds set forth in the Map Act or this title, and shall deny the tentative map if he or she cannot make all of the findings listed in § 7.20.090.

(Ord. 2019-286, passed 11-20-2019; Am. Ord. 2019-291, passed 12-18-2019)

A subdivider or any other interested party may appeal a decision of the Director or the Planning Commission by using the procedures set forth in § 9.30.100 (Appeals).

(Ord. 2019-286, passed 11-20-2019; Am. Ord. 2019-291, passed 12-18-2019)

An approved or conditionally approved tentative map shall expire 36 months after its approval by the designated authority as outlined in Table 7.05.020-1. The expiration of an approved or conditionally approved map shall terminate all proceedings and no final map or parcel map of all or any portion of the real property included on the tentative map shall be filed without first processing a new tentative map.

(Ord. 2019-286, passed 11-20-2019; Am. Ord. 2019-291, passed 12-18-2019)

Notwithstanding § 7.20.120 (Expiration of a Tentative Map), the initial 36-month term of approved or conditionally approved tentative maps may be extended as follows:

(A) Request by the subdivider. Prior to the expiration of the tentative map, the subdivider may apply for an extension of time. The subdivider shall file with the Community Development Director a completed application form, pay all applicable fees, and submit the required number of copies of the tentative map and all supporting materials and documents required on the city’s official application form, including, but not limited to, environmental analysis pursuant to CEQA.

(B) Provided no changes are being requested by the subdivider, the Director may approve one or more extensions not to exceed a total of six years, and may impose additional conditions of approval on a future related action to maintain the public health, safety, and welfare and/or to comply with current city standards and ordinances, and state or federal requirements to the extent allowed by law.

(C) If, as part of the request for extension of the term of a tentative map, the subdivider requests changes or amendments to the tentative map or the conditions of approval for that map, the project shall be reviewed in accordance with § 7.20.140 (Modifications of Tentative Maps) and the city may require amendments to the tentative map or the conditions of approval.

(D) If a subdivider is required to expend the amount specified in Cal. Gov’t Code § 66452.6 to construct, improve, or finance the construction or improvement of public improvements outside the property boundaries of the tentative map, excluding improvements of public rights-of-way which abut the boundary of the property to be subdivided and which are reasonably related to the development of that property, each filing of a final map authorized by Cal. Gov’t Code § 66456.1 shall extend the expiration of the approved or conditionally tentative map by 36 months from the date of its expiration or the date of a previously filed final map, whichever is later. The extensions shall not extend the term of the tentative map more than ten years from its date of original approval.

(Ord. 2019-286, passed 11-20-2019; Am. Ord. 2019-291, passed 12-18-2019)

(A) Approved tentative maps and/or their conditions of approval may be amended upon application by the subdivider or, with consent of the subdivider, by action initiated by the Community Development Director, City Engineer or the Public Works Director, pursuant to this section. The applicant shall file a letter with the Community Development Director requesting that a determination be made regarding the project. The city shall respond within 30 days with its decision. Additional exhibits may be required at the discretion of the city.

(B) Minor modifications . Minor modifications to an approved or conditionally approved map shall be processed as follows:

(1) Applicability. A minor modification includes changes that are consistent with the intent of the original map approval, do not affect off-site properties, and result in no violations of this title or the Development Code. The following modifications are considered minor:

(a) Modifications to less than 10% of the total number of lots in the subdivision, provided that the basic design concept is retained and there is no increase in the total number of lots within the subdivision.

(b) Modifications to the horizontal alignment of ten feet or less, or vertical alignment of five feet or less, of any cul-de-sac or local or collector roadway when such modification does not affect off-site property, and design integrity of the roadways.

(c) Modifications to a condition of approval that is no longer appropriate or necessary.

(d) Any other changes which in the opinion of the Director do not involve substantial changes to the map or the conditions of approval and which do not affect off-site properties.

(2) Review. Minor modifications are processed administratively without notice or public hearing.

(C) Major modifications . Major modifications to an approved or conditionally approved map shall be processed as follows:

(1) Applicability. A major modification includes changes that exceed the thresholds listed in § 7.20.140(B).

(2) Review.

(a) The Community Development Director shall make a written recommendation to the original reviewing and/or approving authority for the approved or conditionally approved map. A public hearing notice shall be provided

unless the original map approval did not previously require such a hearing.

(b) The reviewing or approving authority may take action on the matter when it first appears on the agenda, or it may continue the matter with or without the consent of the subdivider.

(D) The approval or conditional approval of any modified tentative map shall not be construed as extending the time within which the final map shall be filed unless such time extension is specifically granted by the approving authority upon application by the subdivider pursuant to § 7.20.130 (Extensions of Time for Tentative Maps).

(E) Any other amendment not meeting the criteria as listed in §§ 7.20.140(B) or 7.20.140(C) of an approved or conditionally approved map shall be processed as a revised map, following procedures set forth in this chapter for tentative map approval.

(Ord. 2019-286, passed 11-20-2019; Am. Ord. 2019-291, passed 12-18-2019)

When any area for which a subdivision or proposed subdivision subject to a tentative map or final map has been filed but a tentative map or final map has not been approved, or for which a parcel map is required by this title but the final act required to make the parcel map effective has not been taken, is annexed to the city, the subdivider shall process all necessary applications and revise any portion of the map that is not in conformance with the city standards that were in effect as of the effective date of the annexation. The subdivider shall submit the required applications and/or make the necessary revisions within 36 months of the effective date of the annexation, prior to expiration of the tentative map, or prior to complete and timely filing of a final map, whichever occurs first. The city may require the subdivider to attend a pre-application meeting with the Community Development Director to determine the extent of any required modifications. Any tentative map that is not brought into conformance with the city’s policies, rules, and regulations that were in effect as of the effective date of the annexation in accordance with the time frame specified above will be considered expired, and no final map shall be processed by the city.

(Ord. 2019-286, passed 11-20-2019; Am. Ord. 2019-291, passed 12-18-2019)