Chapter 17.12 — SUBDIVISIONS—PRELIMINARY APPROVAL AND TENTATIVE MAPS

Each proposed subdivision shall be submitted to the planning department for preliminary consideration in map form. The tentative map shall be prepared in accordance with the Subdivision Map Act and the

provisions of this title. Such submittal may be prior to the completion of final surveys, but shall be prior to the start of any grading or construction work within the proposed subdivision. Twelve copies and one reproducible copy (sepia) of the tentative map are required at the time of submittal and additional copies required by the commission shall be provided without delay. Within five working days after submission of the tentative map and other required data, the planning department shall determine whether the map and accompanying data is in general compliance with the provisions of state law and this chapter. If it is not in compliance, it shall be returned to the subdivider with a written specification of reasons why it does not comply.

When the tentative map and accompanying data are determined by the planning department to be in general compliance with this chapter, the environmental requirements of Chapter 16.04 and state law, it shall be filed with the commission at their next regularly scheduled meeting. The date of this meeting shall be the date of filing the tentative map.

(Ord. 74-446 Art. II § 1, 1974.)

Each subdivider, at the time of submittal of the tentative map, shall pay the following fees:

A.

Permit—Fee. Persons applying for permits under this chapter shall pay a fee in an amount set by resolution of the board of supervisors, not to exceed the county's cost of administering this chapter.

B.

A deposit for the cost of the EIR if such a report is required;

C.

A tentative map and environmental impact report review fee to the department of public works in accordance with the current schedule as established from time to time by resolution as authorized by Chapter 3.02.

(Ord. 00-02 §§ 4, 5, 2000; Ord. 82-446-H § 1, 1982: Ord. 74-446 Art. II § 2, 1974.)

After such maps are submitted and prior to the completion of the requirements of Chapter 16.04, the planning department shall forward copies to the public works department, health department, the affected water or utility district (if the proposed subdivision lies within any such district), the local fire district, the serving school districts, the utility companies serving the area and other affected agencies. Upon the completion of the requirements of Chapter 16.04, the information shall be sent to the same agencies. Each such agency or district may submit its written findings and recommendations to the planning department prior to the development review committee conference.

(Ord. 74-446 Art. II § 3, 1974.)

The environmental impact of all activities regulated by the provisions of this title or the Subdivision Map Act (Government Code Sections 66410 et seq.) shall be reviewed as provided by Chapter 16.04 prior to the filing of the tentative map.

(Ord. 81-493 § 22, 1981: Ord. 74-446 Art. II § 4, 1974.)

The land development technical advisory committee described in Section 19.01.700 of the Mono County Code shall provide technical advice upon request to decision-makers regarding proposed tentative maps and perform such other tasks as may be required by this chapter.

(Ord. 98-03 § 3, 1998: Ord. 74-446 Art. II § 5, 1974.)

A.

The subdivider and all interested agencies shall be given written notice of the land development technical advisory committee conference at least five days prior to the meeting.

B.

The departments of health and public works shall be given copies of the tentative map and accompanying data required by this chapter including the EIRs a minimum of fifteen working days prior to the land development technical advisory committee conference.

C.

A written report shall be prepared by the land development technical advisory committee and submitted to the commission, subdivider and project engineer prior to the commission meeting at which the tentative map will be considered.

(Ord. 98-03 § 4, 1998: Ord. 74-446 Art. II § 6, 1974.)

Within fifty calendar days after the filing of the tentative map with the commission, unless the time is extended with the consent of the subdivider, the commission shall, in writing, report the approval, conditional approval or disapproval of the proposed subdivision to the board. Such report may be in the form of a memorandum attached to a copy of the tentative map, or other form adopted by the commission. The report shall be accompanied by such data as is deemed appropriate by the commission to facilitate the determinations required by Section 66474 of the Government Code.

(Ord. 81-493 § 23, 1981: Ord. 74-446 Art. II § 7, 1974.)

The board of supervisors shall act upon the advisory agency report within ten days or at its next succeeding regular meeting after receipt of the report. Any reports or recommendations on the maps made by the advisory agency to the governing body shall be submitted in writing to the subdivider prior to final action on the maps by the governing body. Such required submission in writing shall be deemed complied with when such reports or recommendations are placed in the mail directed to the subdivider at his designated address and bearing the proper postage.

(Ord. 74-446 Art. II § 8, 1974.)

The time limit for acting and reporting on the tentative maps as specified in this chapter may be extended only as provided in Section 17.20.020. If no action by the board of supervisors is taken within these time limits or any authorized extensions thereof, the tentative map as filed shall be deemed to be approved and it shall be the duty of the clerk of the board to certify its approval. No map can be deemed approved until appropriate action on the environmental determination has been taken as required by the California Environmental Quality Act and the adopted guidelines thereunder as set forth in the Appendix of this code.

(Ord. 82-466-I § 1, 1982: Ord. 74-446 Art. II § 9, 1974.)

The tentative map shall be clearly and legibly drawn on one sheet whenever possible, and shall contain the following information:

A.

The title may contain such name as may be selected by the subdivider and shall contain the tract number which may be obtained from the planning department;

B.

Names and addresses of the legal owner of the property, subdivider and civil engineer or licensed land surveyor who prepared the map;

C.

Contours showing accurately the existing terrain within the subdivision and adjacent area as required;

D.

For subdivisions of average lot size of less than one acre, the map shall be drawn to an engineer's scale of not less than one inch equals fifty feet;

E.

For subdivisions of average lot size of one acre or more, the map shall be drawn to an engineer's scale of not less than one inch equals one hundred feet;

F.

The contour interval shall conform to the mapping standards for the scale used. Every fifth contour shall be of heavier weight and labeled. Care shall be exercised in labeling contours so that the elevation of any contour is readily discernible. Contours may be omitted when the lines fall closer than ten contours per inch, provided that all contours at the bottom and top of slope changes are shown. In no event shall the heavy contours be omitted.

Spot elevations shall be expressed to the nearest one-tenth of a foot. On comparatively level terrain where contours are more than one hundred feet apart at map scale, the contours may be omitted and spot elevations substituted therefor. Additional spot elevations shall be shown at intervals along the center of dikes, roads and ditches at summits, depressions, saddles or at other existing permanent installations.

At least ninety percent of all contours shall be within one-half contour of true elevation, except that in areas where the ground is completely obscured by dense brush or timber, ninety percent of all contours shall be within one contour interval. Contours in obscured areas shall be indicated by dashed lines. Mapping not having this accuracy shall be rejected;

G.

When the map contains more than one sheet, the sheets shall be indexed to show the relative position of each sheet;

H.

The outline of existing slides, slips, sump areas and areas subject to inundation or avalanche;

I.

The approximate edges of pavements of existing paved roads, driveways within or adjacent to public right- of-way and easements or within private common right-of-way;

J.

Approximate existing property lines and approximate boundaries of existing easements within the subdivision with the names of owners of record;

K.

The proposed lot and street layout with scaled dimensions of the lots, and the minimum, maximum and average lot area;

L.

The approximate width, location and purpose of all existing and proposed easements. Easements shall be shown for utilities such as electric, telephone, cable television, sewer and water lines, and for drainage and access when applicable;

M.

Street names, widths of streets and easements, approximate grade, approximate point of grade change, and radius of curves along centerlines of each street;

N.

Typical road sections shown may refer to the standard plans;

O.

Areas designated for public and/or common purpose;

P.

Location, approximate grade, direction of flow and type of facility of existing drainage channels and storm drains;

Q.

A vicinity map showing roads, adjoining subdivisions, towns, creeks and other data sufficient to locate the proposed subdivision and show its relation to community development;

R.

The line of high and low water and flood plain on all lots abutting any lake, river, stream, reservoir or other body of water;

S.

North arrow and scales for maps, contour interval;

T.

Existing and proposed use of all existing structures;

U.

Names of adjacent property owners or subdivisions;

V.

Approximate toe of fills and top of cuts;

W.

Approximate finish contour lines along roadways;

X.

Parking areas and access solutions for individual lots may be required;

Y.

Condominium parking plans in accordance with zoning requirements and road department standards when applicable.

(Ord. 74-446 Art. II § 10(A), 1974.)

The tentative map shall include the following:

A.

Existing and proposed use of the property;

B.

Description of the proposed subdivision, including the number of lots, their average and minimum size, and nature of development;

C.

Source, adequacy, potability and right thereto of water supply;

D.

Method of sewage disposal proposed;

E.

Plans for draining areas subject to inundation;

F.

Other improvements proposed;

G.

Approximate construction phasing so that each phase of construction is completed within one construction season;

H.

Calculations needed for developments as to density, open space, land coverage and parking, etc.;

I.

The proposed or intended method of fire protection and, if applicable, approval of the fire district within which the subdivision is located;

J.

The proposed means that will be used to assure the proper administration and maintenance of common areas and open space, including a statement of intent regarding proposed deed restrictions;

K.

A preliminary soils report shall be prepared by a civil engineer/engineering geologist, licensed to practice in the state of California, for the proposed subdivision addressing the unified soil classification of the soils, the depth of the water table, the degree of soil moisture from surface to a minimum depth of eight feet, the compaction of the soil at a minimum depth of two feet, and the expansive characteristics of the soil for the proposed project site. If this preliminary report indicates the presence of critically expansive soil or other soils or geological problems, which could lead to structural defects, or any other hazards, a soils report for each parcel, together with the proposed mitigation measures to alleviate identified problems shall be required.

The requirements of a preliminary soils report may be waived by the county engineer if the project civil engineer/engineering geologist certifies that no soils problems exist on the site, and that such certification is based on sufficient soils reports prepared for the subdivision under consideration to demonstrate soil stability and the lack of soils problems on the proposed project site. The project proponent shall have the burden of demonstrating the required information. The decision to waive such requirements, based upon the certification of the project proponent's civil engineer/engineering geologist of the absence of any soils related problems, shall be solely within the discretion of the county engineer. The fee for review of soils reports or consideration of soils report waiver shall be set by resolution of the board of supervisors;

L.

When part of a large single ownership area, a sketch showing proposed future development outside of the proposed subdivision;

M.

Plot plans and elevations of proposed buildings in planned unit developments, or condominiums;

N.

A survey prepared by a qualified person identifying tree coverage within the proposed subdivision in terms of type, weakness, maturity, potential hazard, infestations, vigor, density and spacing;

O.

A vegetation preservation and protection plan showing which trees are to be removed and the location and type of vegetation that is to be planted;

P.

Information concerning the ability of the existing and proposed drainage facilities to handle the natural flows and the additional runoff that will be generated by the subdivision at ultimate development. The methods to be used to convey surface waters to the natural drainage courses or drainage systems.

(Ord. 83-446-J § 4, 1983; Ord. 74-446 Art. II § 10(B), 1974.)

Following approval or conditional approval of the tentative map by the board, the subdivider shall prepare and submit to the public works department two sets of improvement plans. The improvement plans shall

comply with and incorporate all conditions attached to the tentative map approval, such as grading and landscaping plans, and shall be accompanied by twenty percent of the inspection fee, based on a preliminary engineer's estimate.

(Ord. 74-446 Art. II § 26, 1974.)

The subdivider may request the modification of the approved tentative map. Application for modification of an approved tentative map shall be made as in the case of a tentative map. No modification shall be deemed approved until approved by the board. Upon such approval, the modified tentative map shall control, provided the final map is filed within twenty-four months from the date of approval of the original tentative map, plus such additional time periods and extensions obtained pursuant to Section 17.20.020. Filing fees for the modifications of the tentative map shall be the same as for the original map; provided, however, fees collected for each subdivision lot shown on the original tentative map shall not be collected again.

(Ord. 82-466-I § 2, 1982: Ord. 74-446 Art. II § 27, 1974.)