Chapter 21.12 — TENTATIVE MAPS AND PRELIMINARY PARCEL MAPS

The director of planning shall specify the number of copies of the tentative map which shall be required. Those copies, together with any additional data required, shall be filed with the director of planning. Tentative maps shall be prepared in accordance with the Subdivision Map Act and the provisions of this title. Except as otherwise required, all requirements for tentative maps set forth in this chapter shall be applicable to preliminary parcel maps. (Ord. 3157 § 1 (part), 1979)

The tentative map shall be accompanied by a current preliminary title report for the property being subdivided. (Ord. 3157 § 1 (part), 1979)

Tentative maps shall be eighteen by twenty-six inches in size and to a scale of one inch equal to not more than one hundred feet, except that the director of planning may allow the use of a smaller scale where the terrain or size of the subdivision necessitates such smaller scale.

(Ord. 3157 § 1 (part), 1979)

A tentative map shall contain the following information:

• (a) Tract name or number, date, north point, scale and sufficient description to define the location and boundaries of the proposed tract;

• (b) Key map showing adjacent property, subdivision, roads or streets in subdivisions;

• (c) Name and address of record owner or owners, name and address of the subdivider, and name and business address of the person who prepared the tentative map;

• (d) Acreage of the proposed tract to the nearest tenth of an acre;

• (e) Average area of each of the lots proposed to be created;

• (f) Number of lots, average lot size, and size of smallest lot in tract;

• (g) Sufficient elevations or contours to determine the general slope of the land, the high and low points thereof, and all drainage features;

• (h) The locations, names, existing widths, slope and approximate grade of all existing streets and alleys in the proposed subdivision, abutting or contiguous to the proposed subdivision;

• (i) The locations, names, widths, slope and approximate grade of all streets and alleys proposed to be constructed, widened, improved or dedicated within, abutting or contiguous to the proposed subdivision;

• (j) Typical cross-sections of all streets and alleys to be constructed, widened, improved or dedicated;

• (k) Plan and profile features of all streets and alleys within the proposed subdivision;

• (l) Locations, widths and purposes of all existing and proposed easements;

• (m) Locations, size and character of all existing pipelines and related structures, and all other public utilities,

• showing the ground elevation and flow line elevations at the connection to existing pipelines, and all building and use restrictions applicable to any easements;

• (n) Lot layout and approximate dimensions of each lot to the nearest foot. Each lot shall be numbered;

• (o) Dimensions and locations of any existing buildings. The tentative map shall indicate which, if any, of the existing buildings are to remain on the property and their proposed location if any are to be moved;

• (p) Approximate boundaries of areas subject to inundation of stormwater overflow and the location, width and direction of flow of all watercourses;

• (q) All water wells;

• (r) Proposed public areas, if any;

• (s) Location of wooded areas, tree masses and other significant landscape features;

• (t) A list of which parcels have good potential for passive solar design residences. Substantial solar access

protection from shading is afforded these parcels under Palo Alto's zoning ordinance and the California Solar Shade Control Act.

• (Ord. 3577 § 8, 1984: Ord. 3157 § 1 (part), 1979)

Subdivider's statement shall appear upon, or accompany, the tentative map and shall contain the following information:

• (a) Existing use or uses and zone district or districts of the property;

• (b) Proposed use or uses of the property;

• (c) Statement of the improvements and public utilities proposed to be made or installed, and of the time at which such improvements are proposed to be completed;

• (d) Provision for sewerage and sewage disposal;

• (e) Public areas proposed;

• (f) Tree planting proposed; including an indication of any existing trees to be removed or left in place;

• (g) Proposed street lighting or any outdoor lighting;

• (h) Existing restrictive covenants, leases, rights-of-way, licenses and encumbrances affecting the use of the land;

• (i) A statement regarding the compliance of the subdivision with those applicable elements of the Palo Alto comprehensive plan, or the manner in which such compliance will be attained, when relevant and not otherwise ascertainable from the tentative map or other contents of the subdivider's statements. Such information shall include, but not be limited to, a statement of how the housing policies of the Palo Alto comprehensive plan will be met;

• (j) Justifications and reasons for any requested exceptions to provisions of this title;

• (k) Any additional information regarding the subdivision as may be deemed necessary by the director of planning.

• (Ord. 3157 § 1 (part), 1979)

A preliminary copy of any restrictive covenants proposed shall be filed with the tentative map. (Ord. 3157 § 1 (part), 1979)

A preliminary soil report based on adequate test borings or excavations and prepared by a civil engineer who is registered by the state of California shall be filed with the tentative map, unless the city engineer determines that based on his knowledge of the soil qualities of the subdivision, no preliminary analysis is necessary.

If the preliminary soil report indicates the presence of critically expansive soils or other soil problems which if not corrected would lead to structural defects, the city engineer may require that a soil investigation be prepared by a civil

engineer who is registered by the state. The soil investigation shall include a report which recommends corrective action likely to prevent structural damage to dwellings, roads, or other public works to be constructed.

A subdivision, or portion thereof, may be approved where such soil problems exist if it is determined that the recommended corrective action is likely to prevent structural damage to each structure to be constructed. Any building permit issued for such structures may be conditioned upon incorporation of the recommended corrective action in the construction of each structure.

Nothing contained in this section shall be deemed to limit the authority of the building official to require geologic, soils, and engineering data and mitigation measures pursuant to Section 18.88.150 of this code. (Ord. 4642 § 44, 2000: Ord. 3157 § 1 (part), 1979)

The director of planning shall review all tentative map applications to determine whether all necessary information has been submitted. Within thirty days of receipt of any tentative map the director of planning shall give written notice to the applicant indicating pursuant to Government Code Section 65943 whether the application is complete. Any parts which are incomplete shall be specified and the manner in which they can be made complete shall be indicated. In the case of any subdivision which requires the preparation of an environmental impact report pursuant to the California Environmental Quality Act, no application shall be deemed complete until the initial decision maker has certified the environmental impact report to be adequate and prepared in compliance with the California Environmental Quality Act. For the purposes of the Subdivision Map Act, this title and Chapter 4.5 of Division 1, Title 7 of the Government Code, the date upon which notice is given to the applicant that the application is complete shall be deemed the date of filing of the application; provided, however, that if, at any stage of the processing map, a decision maker determines that an environmental impact report is required, the date of filing shall be revised to the date upon which that environmental impact report or supplemental environmental impact report is certified by a decision maker. (Ord. 3157 § 1 (part), 1979)

(a) Staff Review. Upon receipt of a tentative map or preliminary parcel map, the director of planning shall transmit copies to the city engineer, chief building official, director of utilities, chief of police, fire chief, director of transportation, and such other departments of the city, and any other agencies, as may be required by law or deemed appropriate. Each involved city department shall promptly inform the director of planning of any areas of the application which are incomplete. Not later than ten days after issuance of a notice of completeness by the director of planning, each such department shall submit to the director of planning a written report containing each department's determination of whether the proposed subdivision complies with all applicable provisions of law and the requirements of that department, and any departmental recommendation concerning the proposed subdivision.

(b) Reports to Planning Commission. In the case of a tentative map, the director of planning shall make a written report to the planning commission, incorporating therein the recommendations of all other departments and agencies concerned. The report shall contain a recommendation of the director of planning recommending approval, denial, or approval with conditions, of the tentative map, the findings and grounds for such recommendation, and such other information as the director of planning may deem relevant. Said recommendation and any subsequent

recommendations or actions by the director of planning, the planning commission and the city council approving, conditionally approving, or denying any tentative map or preliminary parcel map shall be based upon a determination by the acting body whether the proposed subdivision complies and is consistent with the provisions of the Subdivision Map Act, this title, the Palo Alto comprehensive plan, including all elements thereof, and all other provisions of the Palo Alto Municipal Code and state law, including but not limited to Section 66473.5 and 66474 of the Government

Code. Any approval of a tentative map or preliminary parcel map may be made subject to such conditions as are deemed reasonably necessary to insure compliance with those provisions. Such conditions may include, but shall not be limited to, required dedications and improvements, measures required to mitigate the environmental, safety, traffic, and other detrimental impacts of the subdivision, and such other conditions as may be required to insure compliance with all policies, objectives and goals of the Palo Alto comprehensive plan.

to insure compliance with those provisions. Such conditions may include, but shall not be limited to, required dedications and improvements, measures required to mitigate the environmental, safety, traffic, and other detrimental impacts of the subdivision, and such other conditions as may be required to insure compliance with all policies, objectives and goals of the Palo Alto comprehensive plan.

(c) Action by Planning Commission. Within fifty days of the filing date of a tentative map, the planning commission shall hold a public hearing at either a regular or special meeting of the planning commission and thereafter shall recommend to the city council approval, conditional approval, or denial of the map, and any conditions upon which such approval should be granted. The planning commission's recommendation shall include the grounds and findings upon which its recommendation is based. Such fifty-day period may be extended by mutual consent of the planning commission and the applicant. The applicant's consent to such an extension shall be presumed unless the applicant makes timely objection thereto within the fifty-day period or at the time the matter is continued beyond such period.

(d) Action by City Council. Except where a time extension is mutually consented to by the city council and the applicant, or the applicant's consent to an extension is presumed as set out above, within the time limits prescribed by the Subdivision Map Act, the city council shall approve, conditionally approve, or disapprove the tentative map at either a regular or special meeting of the council.

(e) Action on Preliminary Parcel Map. Subject to the appeal procedures of this title, the director of planning shall approve, conditionally approve, or deny any preliminary parcel map filed. The director of planning shall take such action or defer the application for decision by the city council pursuant to Section 18.40.170 of Title 18, within fifty days of the date of filing, unless extended by the mutual consent of the director of planning and the applicant. Prior to approving, conditionally approving, or denying a preliminary parcel map, the director of planning shall hold a public hearing at which any interested person shall be allowed to present testimony regarding the map. If, in the opinion of the director of planning, there are issues of major significance associated with the proposed parcel map, such map may be deferred by the director of planning to the planning commission and the city council for processing in accordance with the procedures set forth in subsections (c) and (d) of this section.

• (f) Notice of Hearing.

(1) Notice of the hearing required by subsections (c), (d), or (e) above shall be given by publication once in a local newspaper of general circulation not less than ten days prior to the date of the hearing.

(2) Additionally, the city shall mail written notice of such hearing at least ten days prior to the date of the hearing to each owner of record of real property within six hundred feet of the exterior boundary of the property for which classification is sought as such owner of record is shown in the last equalized assessment roll and to owners or occupants of the property within six hundred feet as shown on the city utility customer file. Compliance with the procedures set forth in this section shall constitute a good-faith effort to provide notice and the failure of any owner or occupant to receive notice shall not prevent the city from proceeding with the hearing or from taking any action nor affect the validity of any action.

• (3) The notice of public hearing shall contain the following:

• (A) The exact address, if known, of the property involved, or the location of the property involved if the exact address is not known;

• (B) The time, place, and purposes of the hearing;

• (C) A brief description, the content of which shall be in the sole discretion of the city, of the subdivision applied for;

• (D) Reference to the application on file for particulars; and

• (E) A statement that any interested person, or agent thereof, may appear and be heard.

Typographical and/or publishing errors shall not invalidate the notice nor any city action.

(4) In addition to any other information required, the applicant shall submit with its application a list of all owners of record of real property within six hundred feet of the exterior boundary of the property to be subdivided as shown in the last equalized assessment roll (as updated by the semiannual real estate update information). (Ord. 5651 § 10, 2025: Ord. 5432 § 18, 2018: Ord. 3536 § 41, 1984: Ord. 3465 § 62, 1983: Ord. 3345 § 34, 1982: Ord. 3273 § 7, 1981: Ord. 3157 § 1 (part), 1979)

Subdivided lands may be merged and resubdivided without first reverting the acreage so long as all requirements of the Subdivision Map Act and this title are complied with. Such application shall be filed and processed in the same fashion as a subdivision. Recordation of the final or parcel map shall constitute legal merging of the separate parcels into one parcel and the resubdivision of such parcel. Any unused fees, deposits, or security previously made or posted pertaining to the property shall be credited pro rata toward any requirements for the same purposes which are applicable at the time of the resubdivision.

(Ord. 3157 § 1 (part), 1979)

(a) Upon application of the subdivider, an amendment to a tentative map or preliminary parcel map, provided it is not a map for a condominium conversion, may be made if the amendment is approved by both the director of planning and community environment and the city engineer and if the amendment meets the following requirements:

• (1) It changes only physical aspects of the subdivision;

• (2) It is substantially inferior in bulk, degree or importance to the overall dimension and design of the development and does not add any lots, units or buildings to the subdivision;

• (3) It does not increase the adverse environmental effects of the subdivision;

• (4) It is consistent with the Palo Alto comprehensive plan and the intent of the original map approval;

• (5) It does not violate this code.

• (b) Notice.

(1) Within thirty days of receipt of an application for an amendment, the director of planning and community environment shall state the decision regarding the amendment, including the reasons for such decision, in writing and mail a copy to the applicant.

(2) Notice of the decision of the director of planning and community environment shall be given by distributing such notice in the next available city council packet after the rendering of the decision. Such notice shall also be published once in a local newspaper of general circulation not later than five days after the distribution of the notice in the city council packet.

(3) The notice referred to in this subsection shall generally state the address and description of the subject property and project, and the nature of the determination. Said notice shall also recite the fact that details regarding the project and determination will be available in the office of the planning department, and that an appeal may be taken from the determination within fifteen days after the publication of the notice.

• (4) Any aggrieved or affected person may appeal such a decision in accord with Chapter 21.36 (Appeals).

(c) Any such approved amendment shall be indicated on the approved map and certified by the director of planning and community environment and the city engineer.

(d) If the director of planning and community environment or the city engineer thinks the requested amendment is a substantial revision or if the requested amendment does not meet the requirements set forth in subsection (a) of this section:

(1) In the case of a preliminary parcel map without exceptions, a new preliminary parcel map shall be required to be filed.

(2) In the case of a tentative map or a preliminary parcel map with exceptions, the requested amendment shall be presented to the planning commission and city council for approval in accordance with Section 21.12.090.

(3) Any amendment approved by the city council shall be indicated on the approved map and certified by the city clerk.

(e) Any approved amendment shall not alter the expiration date of the tentative map or preliminary parcel map.

(f) No application for an amendment to a map for a condominium conversion shall be accepted.

(Ord. 4826 § 140, 2004: Ord. 3381 § 1, 1982)