Merced Municipal Code Ch. 18.16 Tentative Maps

Thirty copies of a tentative map and statement of the proposed subdivision of any land shall be filed with the planning department at least twenty-one days prior to the meeting of the commission at which consideration is desired.

(Ord. 1342 § 2 (part), 1980: prior code § 25.30(a)).

A representative of the planning department authorized to receive such maps shall examine any such map upon presentation and shall not accept such map unless the same is in full compliance with the law and of this chapter as to form, the data, information and other matters required to be shown thereon or furnished therewith. The tentative map shall not be considered as filed until stamped, signed and dated by said representative.

(Ord. 1342 § 2 (part), 1980: prior code § 25.30(b)).

Within five days of the filing of a tentative map, the planning department shall transmit copies of such map and notice of the filing of the map to the governing board of any elementary, high school or unified school district within the boundaries of which the subdivision is proposed to be located. Copies of the tentative map shall also be sent to the city engineer, chief engineer of the Merced Irrigation District, district manager of the Pacific Gas and Electric Company, district manager of the Pacific Telephone and Telegraph Company, and such other department heads and agencies as deemed advisable, along with notification of the date and time for staff and interested party/agency review.

(Ord. 1342 § 2 (part), 1980: prior code § 25.30(c)).

The governing board of any school district or other agency or department receiving a notice of the subdivision review meeting and of the filing of a tentative map or a copy of the tentative map may respond in writing to such notice or tentative map within twenty working days of the date on which such notice or tentative map was mailed by the planning department. In the event that the governing board of any school district or other agency or department fails to respond to a notice of filing or a tentative map within said period, such failure to respond shall be deemed approval of the proposed subdivision by the school district, agency, or department.

(Ord. 1342 § 2 (part), 1980: prior code § 25.30(d)).

The fee for examining a tentative map shall be as determined by resolution or ordinance of the city council.

(Ord. 1342 § 2 (part), 1980: prior code § 25.31).

Subdividers are encouraged to consult with the planning department staff for technical advice and procedure prior to the filing of a tentative map. Preliminary sketches of the area involved may be submitted and discussed. However, such a preliminary sketch is not be construed as a tentative map. Where only a portion of a larger area is to be subdivided at this time and the balance planned for future subdivision, the planning department may require a map showing the proposed street layout within the entire area. Such a map is not a tentative map but is to be used as a guide for the tentative map under consideration and future maps of that area.

(Ord. 1342 § 2 (part), 1980: prior code § 25.32(a)).

Tentative maps shall be twenty-four by thirty-six inches in size and to a scale of one inch equals one hundred feet, unless otherwise approved by the city.

(Ord. 1358 § 2, 1980: Ord. 1342 § 2 (part), 1980: prior code § 25.32 (b)).

Every tentative map shall be clearly and legibly reproduced. The following information shall be shown on, or accompanying, the map:

1. A key or location map on which is shown the general area including adjacent property, subdivisions and roads;

2. The tract name, date, north point, scale and sufficient legal description to define location and boundaries of the proposed subdivision;

3. Name and address of recorded owner or owners;

4. Name and address of the subdivider;

5. Name and business address of the person who prepared the map;

6. Acreage of proposed subdivision to the nearest tenth of an acre;

7. Contours at six-inch intervals to determine the general slope of the land and the high and low point thereof;

8. The locations, names, widths, approximate radii of curves and grades of all existing and proposed roads, streets, highways, alleys and ways in and adjacent to the proposed subdivision or subdivision to be offered for dedication;

9. Proposed protective covenants;

10. Location and description of all easements;

11. Locations and size of all existing and proposed public utilities;

12. Proposed method of sewage and stormwater disposal;

13. Location and character of all existing and proposed public open space in and adjacent to the subdivision and a statement of intention with regard to park land dedication or payment of a fee in lieu thereof;

14. Lot layout, approximate dimensions and area in square feet of each irregular lot and lot numbers;

15. City limit lines occurring within the general vicinity of the subdivision;

16. Classification of lots as to intended land use, zone, and density;

17. Approximate bearings and distances to quarter-section bounds within the general vicinity of the subdivision;

18. Proposed public improvements;

19. Statement as to whether the subdivision is to be recorded in stages;

20. Existing use and ownership of land immediately adjacent to the subdivision;

21. Preliminary title report issued not more than sixty days prior to filing of the tentative map;

22. The outline of any existing buildings and indication of any to remain in place and their locations in relation to existing or proposed street and lot lines;

23. Location of all existing trees and indication of those proposed to remain in place, standing within the boundaries of the subdivision;

24. Location of all areas subject to inundation or storm water overflow, the location, width and direction of flow of all watercourses and indicate flood zone classification;

25. Elevations of sewers at proposed connection.

(Ord. 1533 § 1, 1984: Ord. 1358 § 3, 1980: Ord. 1342 § 2 (part), 1980: prior code § 25.32(c)).

A statement shall be presented by the subdivider in written form accompanying the map and shall contain justification and reasons for any exceptions to provisions of this title, the standard drawings or for any amendments to or variation from the zoning law, which may be requested in conjunction with the subdivision proposed.

(Ord. 1533 § 2, 1984: Ord. 1342 § 2 (part), 1980: prior code § 25.33).

The planning commission shall review the tentative map at a public hearing to determine whether it is in conformity with the provisions of law and of this title and upon that basis, within the time allowed in the Subdivision Map Act.

(Ord. 1358 § 4, 1980: Ord. 1342 § 2 (part), 1980: prior code § 25.34(a)).

The subdivider or his representative should be present at the time set for the consideration of the tentative map.

(Ord. 1342 § 2 (part), 1980: prior code § 25.34(c)).

The time limits for acting and reporting on tentative maps as specified in this section may be extended by mutual consent of the subdivider and the planning commission or city council as the case may be.

(Ord. 1342 § 2 (part), 1980: prior code § 25.34(d)).

When the approval or conditioned approval of the tentative map of any subdivision has become final, the subdivider shall furnish the construction plans and calculations for all public facilities and other information necessary or desired to the city engineer and shall receive his authorization prior to construction of any of the improvements or preparation of the final map.

(Ord. 1342 § 2 (part), 1980: prior code § 25.34(e)).

A. If the subdivider or any interested person is dissatisfied with any action of the planning commission with respect to the tentative map, or the kinds, nature and extent of the improvements required by the planning commission, he may, within ten days after such action is taken by the planning commission, appeal in writing to the city council for a public hearing thereon. The city council shall hear the appeal, upon notice being given in accordance with the provisions of Section 66451.3 of the Government Code and to the appellant and the planning commission, within thirty days, unless the appellant consents to a continuance. At the time fixed for the hearing, the city council shall proceed to hear the testimony of the appellant or any witnesses in his behalf. It may also hear the testimony of other competent persons respecting the character of the neighborhood in which the subdivision is to be located; the kinds, nature and extent of improvements; the quality of kinds of development to which the area is best adapted; and any other phase of the matter with respect to which it may desire to inquire into. Upon conclusion of the hearing the city council shall, within ten days, declare its findings based upon the testimony and documents produced before it. It may sustain, modify, reject or overrule any recommendations or rulings of the planning commission and may make such findings as are not inconsistent with the provisions of this title and the Subdivision Map Act.

B. If the applicant or any interested person is dissatisfied with any action of an administrative official or advisory body, excepting the planning commission, he may, within ten days after such action is taken, appeal in sting to the planning commission for a public hearing thereon. The planning commission shall hear the appeal, upon notice being given in accordance with the provisions of Chapter 20.72 and to the appellant and administrative official or advisory body, within thirty days, unless the appellant consents to a continuance. At the time fixed for the hearing the planning commission shall proceed to hear the testimony of the appellant or any witnesses in his behalf. It may also hear the testimony of other competent persons. Upon conclusion of the hearing the planning commission shall, within ten days, declare its findings based upon the testimony and documents produced before it. It may sustain, modify, reject or overrule any recommendations or rulings of the administrative official or advisory body and may make such findings as are not inconsistent with the provisions of this title and the Subdivision Map Act.

(Ord. 1853 § 5, 1993: Ord. 1342 § 2 (part), 1980: prior code § 25.34(b)).