§ 28.3

One (1) electronic copy of a preliminary parcel map of a proposed division of land and a completed application form shall be filed with the community development director by the subdivider or their agent.

A preliminary parcel map and parcel map shall be required for subdivisions as to which a tentative map and final map is not otherwise required by Chapter 28, Mountain View City Code, and the Subdivision Map Act. The requirement for a parcel map shall be waived if the subdivision meets the provisions of Sections 66428.a(1) and (2) of the Subdivision Map Act.

(Ord. No. 3.22, § 1, 4/12/22; Ord. No. 02.2024, § 7, 1/23/24.)

Editor's note— Ord. No. 02.2024, § 7, adopted Jan. 23, 2024, repealed § 28.3.05 and renumbered the former § 28.3 as § 28.3.05 as set out herein. The former § 28.3.05 pertained to lot line adjustment and derived from Ord. No. 3.22, § 1, adopted Apr. 12, 2022. The historical notation has been retained with the amended provisions for reference purposes.

At the time of filing the preliminary parcel map, the subdivider or their agent shall pay a filing fee in an amount fixed by resolution or ordinance of the city council.

(Ord. No. 3.22, § 1, 4/12/22; Ord. No. 02.2024, § 7, 1/23/24.)

A preliminary parcel map shall be prepared by a licensed surveyor or registered civil engineer. It shall be eighteen (18) inches by twenty-six (26) inches, or twenty-four (24) inches by thirty-six (36) inches if approved by the city engineer, and shall be drawn to a scale of one (1) inch to forty (40) feet (1" = 40') or to a scale large enough to show all details clearly; provided, however, that in the case of a preliminary parcel map relating to very large areas, the community development director may, in addition, require one (1) map of lesser scale depicting the entire area. The form of the preliminary parcel map shall adhere to the written requirements of the city engineer.

(Ord. No. 3.22, § 1, 4/12/22.)

a.

The preliminary parcel map shall contain the following information, at a minimum. The city engineer may require additional information if deemed necessary to review the proposed subdivision:

1.

The name or designation.

2.

The north point, scale and description sufficient to locate the property on the ground.

3.

The names and addresses of the record owners, the subdividers and the registered civil engineer or licensed surveyor who prepared the map.

4.

The locations, names and present widths of all nearby highways, streets and ways.

5.

The approximate radius length and interior angles of all curves.

6.

The widths and approximate locations of all existing or proposed easements, whether public or private, and whether for roads, drainage, sewage, public utilities, bikeways or any other purpose.

A number or letter for each lot.

8.

The approximate lot layout and approximate dimensions of each lot.

9.

The present and proposed location and outline to scale of any existing buildings to remain on the property.

10.

The proposed use of the property.

11.

The public areas proposed for parks, playgrounds, open space and like uses.

12.

The proposed method of sewerage and sewage disposal.

13.

The names of adjoining property owners.

14.

The location of existing utility poles and anchors.

15.

Existing contours and any proposed modification to the grading of the land.

16.

The size and species of all existing trees.

17.

The locations and names of streams, creeks or water courses within one hundred (100) feet of the property.

18.

FEMA special flood hazard zone designation for the area where the property is located.

19.

Whether the property is or is not within a zone of required investigation pursuant to the State Seismic Hazard Mapping Act and the official Seismic Hazard Zone Maps for Mountain View.

b.

In the event it is impossible or impracticable to place upon the preliminary parcel map any information hereinabove required, such information shall be furnished in a written statement which shall be submitted with the said map. Additionally, written statements shall be submitted with the preliminary parcel map containing the following information:

1.

A copy of any and all existing and proposed restrictive covenants.

2.

Reasons purporting to justify any departure from the terms of this chapter.

(Ord. No. 3.22, § 1, 4/12/22.)

a.

Subdivision committee. On the date set for consideration of the preliminary parcel map, the members of the subdivision committee shall present their report and recommendations and shall hear the comments and opinions of the subdivider and their surveyor or engineer. Within fifty (50) days after the said copies of the preliminary parcel map have been filed, the subdivision committee shall approve, conditionally approve or disapprove the said preliminary parcel map. The fifty (50) day time period specified shall commence after certification of the environmental report, adoption of a negative declaration or a determination by the city that the project is exempted from the requirement of Division 13 of the State Public Resources Code.

b.

Notification. Within ten (10) days of that action, the secretary of the subdivision committee shall notify the subdivider in writing of the action taken. In the event of conditional approval, the subdivider shall be advised of the conditions which attach to the said approval.

c.

Time limit. If no action is taken by the subdivision committee within the fifty (50) day period specified herein, the preliminary parcel map as filed shall be deemed approved unless the time limit has been extended by mutual consent of the subdivider and the subdivision committee.

d.

Appeals. If the subdivider is dissatisfied with any action of the subdivision committee with respect to the preliminary parcel map, they may, within fifteen (15) days after notification of such action, appeal to the city council for a hearing thereon. The city council shall hear the appeal within forty-five (45) days of the time of filing of the appeal or at its next regular meeting following receipt of a report of the subdivision committee on the appeal, not to exceed sixty (60) days from the date of the receipt of the request, and shall at that

time either approve, conditionally approve or disapprove the said preliminary parcel map, unless the time limit has been extended by mutual consent of the subdivider and the city council.

e.

Expiration. The preliminary parcel map shall expire twenty-four (24) months after its approval unless the expiration date is extended per Article XIV of this Chapter.

(Ord. No. 3.22, § 1, 4/12/22; Ord. No. 02.2024, § 8, 1/23/24.)

DIVISION 2. - URBAN LOT SPLITS