National City Municipal Code Ch. 17.04 Tentative Maps—procedures

A. Each tentative subdivision map or tentative parcel map shall show and contain the following information:

1. The name or title under which the proposed subdivision is to be recorded;

2. Space for the tentative map number (to be assigned by the director of planning);

3. Name, address, telephone number and signature of subdivider, owner or owners, and California registered civil engineer or California licensed surveyor, including registration or license number;

4. Sufficient legal description of the land as to define the boundaries of the proposed subdivision, and assessor's book, page and parcel number;

5. Date, north arrow and scale. Maps shall be drawn to clearly show all information to a scale wherein one inch represents not more than one hundred feet;

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

7. Name and number of any adjacent subdivisions and parcel maps shall be identified. When possible, the lot pattern of the adjacent subdivisions shall be shown where it is contiguous to the tentative map;

8. The locations, names, existing widths, approximate grades and radii of all highways, streets, alleys or ways within one hundred feet of the exterior boundary of the proposed subdivision;

9. The widths, approximate grades and curve radii of all new highways, streets, alleys or ways within the proposed subdivision with street names designated by letter (A, B, C, etc.);

10. The widths and approximate locations of all existing or proposed easements, including rights-of-way, whether public or private, recorded or unrecorded, within the subdivision or on adjacent parcels;

11. All buildings and traveled ways within the proposed subdivision or within one hundred feet of the exterior boundaries thereof. Buildings and trees shall be identified and located approximately on the map and indicated whether to be removed or remain. Existing use of land adjacent to the subdivision shall be identified;

12. The proposed lot layout, approximate dimensions of each lot, minimum area of each lot in square feet, approximate area of each lot and building site and the approximate finish grade of the building site pads;

13. All lots shall be numbered in consecutive order. Each separate tentative map should start with lot No. 1;

14. Statements of the total gross and net acreage as defined in the land use code, Title 18 of the municipal code, minimum lot sizes, and the total number of lots proposed;

15. Lines of inundation of all one-hundred-year floodplains.

Locations of all areas subject to stormwater overflow and the locations, widths and directions of flow of all water courses;

16. Adequate topographic information with contour intervals of not more than two feet if the general slope of the land is less than ten percent and five feet for all other areas within the proposed subdivision and one hundred feet beyond the subdivision boundaries, with the tentative map design superimposed. A note shall indicate the source of the data used. If deemed appropriate, the director of planning may require different contour intervals;

17. The improvements the subdivider proposes to construct and install, including typical cross-sections of street and drainage improvements;

18. Existing and proposed zoning for the subject property and existing zoning on the adjacent properties;

19. Land use designation of the subject and adjacent property as shown on the city's general plan or applicable specific plan;

20. The location of existing fire hydrants, water mains, culverts, drainpipes, sewers, wells, or underground structures, including underground tanks, within two hundred feet or portion of the subdivision noting thereon whether or not they are to be abandoned, removed, or remain in operation. If no fire hydrants are located within two hundred feet of the site, the location of the nearest fire hydrant shall be shown within three hundred feet of the subdivision;

21. The location of all streets, existing or contained on adjacent approved tentative maps, where such streets intersect the boundary of the subdivision or where such streets intersect another street that forms a boundary or subdivision;

22. A layout of adjoining unsubdivided property in sufficient detail to show the effect of proposed streets that may intersect such property;

23. The location of any previously filled areas within the subdivision;

24. Proposed direction of flow and grade of street drainage;

25. Statement of the present use and the proposed use or uses of the property;

26. The tentative map shall clearly indicate the proposed handling of stormwaters. In the event that such information cannot satisfactorily be shown on the tentative map, the map shall be accompanied by whatever supplemental maps or written reports are necessary;

27. Grading shall be shown on the tentative map for construction or installation of all improvements to serve the subdivision and feasible grading for the creation of building sites on each lot together with driveway access thereto;

Both the proposed grades and the existing topographic contours must be shown on the map. If the subdivider does not intend to grade the building sites, a statement to that effect shall be placed on the tentative map. However, feasible grading for building sites shall be shown on the tentative map unless the director of planning determines this to be unnecessary;

28. If the tentative map is for condominiums, a statement shall be added, as follows: "This is a map of a residential/commercial/industrial condominium project as defined in Section 1350 of the state of California Civil Code.";

29. The subdivider shall specify any deviation from city standards and the authority for such deviation;

30. The tentative map shall clearly show the method of sewage disposal. In the event this information cannot satisfactorily be shown on the tentative map, the map shall be accompanied by whatever supplemental maps or written reports are necessary to show the proposal. Any existing subsurface septic systems shall be shown on the map with a note whether such septic system will remain;

31. The director of planning may waive any of the foregoing tentative map requirements whenever the division of land is such as not to necessitate compliance with these requirements or when other circumstances justify such waiver.

32. If the tentative map is for a condominium conversion, the applicant shall provide evidence that applicable requirements of the state Subdivision Map Act (Government Code Section 66427.1) have been satisfied. The director of planning may require additional information as needed to support required findings pursuant to Title 18 as well as this title.

B. The following supplemental drawings, statements, and data shall accompany the tentative map:

1. If the subdivider plans to develop the site in phases, the proposed sequence of construction shall be provided;

2. A statement consenting to the submission of the tentative map by the party holding a proprietary interest in the parcel or parcels comprising the division of land;

3. A preliminary title report;

4. Three copies of a geologic and/or soils report, unless waived in writing by the city engineer;

5. A flood hazard report, prepared by a California registered civil engineer, if required by the city engineer;

6. An application for initial study, required by the California Environmental Quality Act, unless the director of planning determines that previously completed environmental review adequately addresses the subdivision;

7. Any other data or reports as deemed necessary by the director of the planning or the city engineer;

8. The director of planning may waive any of the foregoing when such is not necessitated by the nature of the division of land.

C. All tentative maps shall further conform to any rules and regulations for submittal of tentative maps as specified by the director of planning.

(Ord. 2216 § 4, 2003; Ord. 1964 § 1 (part), 1988)

The tentative map, along with the information required for processing, shall be filed with the department of planning. The subdivider shall file with the department the number of copies determined necessary by the planning director, including reduced copies for a report format. Filing fees shall be those prescribed by resolution of the city council.

(Ord. 1964 § 1 (part), 1988)

The planning department shall distribute copies of the tentative map and, where appropriate, required written statements to each member of the development services group, other relevant city departments and other agencies as necessary, requesting their comments. The director of planning shall incorporate the comments from the various officials and agencies into the staff report for the project.

(Ord. 1964 § 1 (part), 1988)

The planning commission shall hold a public hearing on the tentative map. Notice of the hearing shall be given as required by the California Government Code, and ten days' mailed notice of the hearing shall be given to the subdivider and to all property owners within three hundred feet of said subdivision.

A. Tentative Subdivision Map—Five or More Parcels. After such hearing, the planning commission shall recommend that the city council approve, conditionally approve, or deny the tentative subdivision map. A tie vote on a motion to recommend approval or denial shall be considered a recommendation for denial. The planning commission shall make findings required by the California Government Code for approval or denial of a tentative map. The planning commission shall adopt its recommendation to the city council, by resolution, within fifty days after the director of planning has determined all necessary information for the tentative map to be filed, unless the time is extended by the planning commission with the consent of the subdivider. The planning director shall notify the city clerk of the planning commission action and the need to schedule a city council hearing.

B. Tentative Parcel Maps—Four or Fewer Parcels. The planning commission shall approve, conditionally approve, or deny the tentative parcel map within fifty days after all necessary information is determined to be filed, unless the time is extended with consent of the subdivider. A tie vote shall be considered an action of denial. The planning commission shall make finding required by the Government Code for approval or denial of a tentative map.

(Ord. 1964 § 1 (part), 1988)

A. Tentative Subdivision Maps. The city clerk shall schedule a public hearing to be held no later than thirty days after the next regularly scheduled city council meeting which follows the date of adoption of the planning commission resolution. The council shall approve, conditionally approve, or disapprove the tentative map within such thirty-day period, unless the time period is extended with the consent of the subdivider. The city clerk may schedule the hearing at a later time with the written consent of the subdivider.

B. Tentative Parcel Map Appeals. The subdivider or any interested person adversely affected by any planning commission action with respect to the tentative map may, within ten days after the decision, file an appeal in writing with the city clerk. The appeal shall be accompanied by a processing fee as prescribed by resolution of the city council. The city council shall consider the appeal at a public hearing within thirty days after the date of filing of the appeal, unless the appellant consents to a continuance. The council may sustain, modify, reject, or overrule any recommendations or rulings of the planning commission and may make any findings which are consistent with the provisions of the Subdivision Map Act or this title.

(Ord. 1964 § 1 (part), 1988)

A. For Acting on Tentative Maps. The time limits for acting and reporting on tentative maps may be extended by mutual consent of the subdivider and the director of planning prior to the scheduling of a public hearing. In the event the director determines a tentative map application is subject to the requirements of the California Environmental Quality Act (CEQA), it shall not be accepted as complete until such time as all environmental documentation required under CEQA is provided. A waiver of applicable time limits may also be required to permit concurrent processing of related project approvals.

B. For Providing Required Information. Information required by the director of planning shall be submitted within four months after an application was received, in the event that the director determined that an application for tentative map or tentative parcel map was incomplete. Otherwise, the application shall be determined to be withdrawn. The director of planning may, however, approve a request for additional time to submit required information.

(Ord. 1964 § 1 (part), 1988)

Approved or conditionally approved tentative subdivision maps and tentative parcel maps shall expire in twenty-four months from its approval by either the planning commission or city council, whichever occurs last, unless an extension is approved as provided by the following:

A. One or more additional time extensions not to exceed a total of thirty-six months may be granted;

B. A subdivider may request an extension by application to the planning department. The application shall be filed within ninety days prior to the expiration date of the tentative map. Requests for all extensions shall be accompanied by a processing fee as prescribed by resolution of the city council;

C. Requests for extension may be approved, conditionally approved, or denied. The decision regarding requests for extension of tentative subdivision maps for five parcels or more shall be made by the city council.

The decision regarding requests for tentative subdivision maps for four parcels or less shall be made by the planning commission. The subdivider may appeal the decision of the planning commission to the city council. The appeal shall be filed with the city clerk within fifteen days after the action of the planning commission and shall be accompanied by a processing fee as prescribed by resolution of the city council.

(Ord. 1964 § 1 (part), 1988)

A. Minor Amendments. Minor amendments to the approved or conditionally approved tentative map may be approved by the director of planning upon request of the subdivider or on the department's own initiative, provided:

1. No lots, units, or building sites or structures are added;

2. Changes are consistent with the intent and spirit of the original tentative map approval;

3. There are no resulting violations of this title or the Subdivision Map Act.

An amendment to a map shall be indicated on the approved or conditionally approved tentative map and certified by the director of planning.

B. Amendment to Conditions of Approval. Amendments to the tentative map conditions of approval shall be presented to the planning commission for its approval. They shall also be presented to the city council for approval, where the resolution of approval for the tentative map was adopted by the city council. Processing shall be in accordance with the provisions for processing a tentative map as set forth in this chapter. Any approved amendment shall not alter the expiration date of the tentative map.

(Ord. 1964 § 1 (part), 1988)